2721 Clinton Dr · Houston, TX 77020

$420,000

3 bd · 3.5 ba · 2,020 sqft · SingleFamily public records · 102 Days on market

Built 2020 1,785 sqft lot $208/sqft · 14% below area Est $487k · 14% under $100/mo HOA · 5% of rent

---

Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +13.7/15.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Cash flow +2.4/30.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Experience modern urban living in the heart of EaDo at 2721 Clinton Drive. This contemporary three-story home offers 3 bedrooms, 3.5 baths, and a flexible layout designed for today’s lifestyle. The first floor features a private suite with its own entrance, kitchenette, washer/dryer, and a built-in Murphy bed. An ideal setup for an in-law suite, guest quarters, or income-producing short term rental. On the second floor, enjoy an open-concept living space filled with natural light, complete with a private balcony perfect for morning coffee or evening entertaining.The primary suite offers two generous walk-in closets and a spa-inspired bath with a soaking tub and separate walk-in shower. A private, gated front yard adds valuable outdoor space and enhances privacy. Located within a gated community with quick access to major freeways, dining, and entertainment. This home blends comfort, convenience, and investment potential in one of Houston’s fastest-growing neighborhoods.

Key facts

• In-law suite
• Guest quarters
• Private balcony

Tags

• PRIVATE SUITE
• IN-LAW SUITE
• GUEST QUARTERS
• OPEN-CONCEPT LIVING SPACE
• PRIVATE BALCONY
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (60.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (48.8% below list).
• Recommended offer: $166k (60.4% below list) — sets the bar for cash-flow.
• Cap rate 2.1% vs local median 3.2% in Houston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,152/mo this rent would consume 52% of the median local household income ($50k/yr) (locally 969% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($382k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,343 (60.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.51% ✗
• Cap rate: 2.09%
• Cash-on-cash: -15.01%
• DSCR: 0.33
• GRM: 16.3

CMA / ARV

• ARV (median comp): $486,825
• List price: $420,000
• Delta: -13.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3209 Baer St Unit B	0.39mi	3/3.5	1,996 (-1%)	1mo	$464,900	$233	79
3209 Baer St Unit A	0.39mi	3/3.5	1,990 (-2%)	1mo	$464,900	$234	79
2706 Fox St	0.42mi	3/3.5	2,012 (-0%)	1mo	$499,900	$248	79
311 Eado Park Cir	0.09mi	3/3.5	2,233 (+10%)	6mo	$415,000	$186	74
3306 Cline St	0.38mi	3/3.5	2,154 (+7%)	1mo	$390,000	$181	70
2321 Ann St	0.30mi	3/3.0	2,197 (+9%)	1mo	$339,000	$154	69
411 Grove St Unit C	0.35mi	3/2.5	1,903 (-6%)	2mo	$375,000	$197	69
407 Grove St Unit B	0.35mi	3/3.5	2,220 (+10%)	4mo	$429,999	$194	64
3415 Stonewall St	0.73mi	3/2.5	1,969 (-2%)	1mo	$369,000	$187	57
3409 Stonewall St	0.73mi	3/2.5	1,969 (-2%)	1mo	$349,900	$178	57
413 N Nagle St Unit B	0.40mi	3/3.5	1,744 (-14%)	5mo	$375,000	$215	55
331 N Nagle St	0.44mi	3/3.5	2,302 (+14%)	2mo	$475,000	$206	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 2.14×
• Total profit: $133,865
• Equity at exit: $378,369

10-year hold

• IRR: 14.0%
• Equity multiple: 5.06×
• Total profit: $477,623
• Equity at exit: $815,968

Cash invested: $117,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $2,152 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$693 /mo · $8,317/yr
• Insurance: −$175
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-1,537

Break-even live

Break-even rent $4,098

Max offer price $166,343

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$3,094	$1.55	5d	1	0.24mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	44d	1	0.27mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	8d	1	0.35mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,013	$1.64	3d	1	0.41mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	11d	1	0.41mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	12d	1	0.41mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	44d	1	0.45mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	44d	1	0.46mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	44d	1	0.58mi
2414 East Dr Unit Canal St unit Houston, TX	3.0	3.5	2063	$2,950	$1.43	8d	1	0.59mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	8d	1	0.59mi
15 N Chenevert St Houston, TX	2.0	1.0–2.0	1351	$4,000	$2.96	1d	16	0.70mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.79mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	44d	1	0.80mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	8d	1	0.80mi
1475 Texas St Houston, TX	3.0	1.0–2.0	1304	$6,350	$4.87	44d	28	1.11mi
2504 Rusk St Unit 1563174P Houston, TX	2.0	2.0	1819	$4,036	$2.22	3d	1	1.14mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	44d	1	1.15mi
2816 Rusk St Houston, TX	3.0	3.5	2107	$2,800	$1.33	44d	1	1.18mi
1757 Walker St Houston, TX	2.0	2.0	1575	$4,350	$2.76	24d	1	1.23mi
409 Travis St Unit 425 Houston, TX	2.0	2.0	1495	$3,284	$2.20	3d	1	1.23mi
409 Travis St Unit 424 Houston, TX	2.0	2.0	1495	$3,292	$2.20	8d	1	1.23mi
409 Travis St Unit 432 Houston, TX	2.0	2.0	1495	$3,316	$2.22	11d	1	1.23mi
808 Crawford St Houston, TX	1.0–3.0	1.0–3.5	1740	$12,645	$7.27	1d	30	1.24mi
413 Travis St Houston, TX	2.0	2.0	1495	$4,000	$2.68	44d	1	1.25mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	19d	1	1.27mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	44d	1	1.27mi
909 Texas Ave Houston, TX	2.0	1.0–2.0	1262	$3,129	$2.48	1d	36	1.28mi
414 Milam St Ph 2-4602 Houston, TX	2.0	2.0	2158	$8,990	$4.17	44d	1	1.29mi
414 Milam St Houston, TX	2.0	2.5	1585	$3,845	$2.43	22d	1	1.29mi
414 Milam St Unit B1-2003 Houston, TX	2.0	2.0	1585	$4,513	$2.85	44d	1	1.29mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,354	$2.37	3d	42	1.29mi
717 Fannin St Houston, TX	2.0	2.0	1700	$3,800	$2.24	44d	1	1.32mi
414 Milam St Unit 447 Houston, TX	3.0	2.0	2421	$8,973	$3.71	44d	1	1.32mi
414 Milam St Unit 422 Houston, TX	2.0	2.0	1585	$3,833	$2.42	8d	1	1.32mi
414 Milam St Unit 437 Houston, TX	2.0	2.0	1585	$3,857	$2.43	11d	1	1.32mi
414 Milam St Unit 2162 Houston, TX	2.0	2.0	1585	$3,833	$2.42	5d	1	1.32mi
414 Milam St Unit 3165 Houston, TX	3.0	2.0	2421	$8,959	$3.70	3d	1	1.32mi
414 Milam St Unit 2187 Houston, TX	2.0	2.0	1585	$3,857	$2.43	3d	1	1.32mi
414 Milam St Unit 510 Houston, TX	3.0	2.0	2421	$9,230	$3.81	14d	1	1.32mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: security

Listing history 16 events

1. 2026-06-18
   days on market $420,000 Active 102 DOM
2. 2026-06-17
   days on market $420,000 Active 101 DOM
3. 2026-06-16
   days on market $420,000 Active 100 DOM
4. 2026-06-15
   days on market $420,000 Active 99 DOM
5. 2026-06-13
   days on market $420,000 Active 97 DOM
6. 2026-06-10
   days on market $420,000 Active 93 DOM
7. 2026-06-08
   days on market $420,000 Active 92 DOM
8. 2026-06-07
   days on market $420,000 Active 91 DOM
9. 2026-06-04
   days on market $420,000 Active 88 DOM
10. 2026-06-01
    days on market $420,000 Active 85 DOM
11. 2026-05-31
    days on market $420,000 Active 84 DOM
12. 2026-05-04
    price $420,000 996-char remark

    Show marketing remark (996 chars)

    Experience modern urban living in the heart of EaDo at 2721 Clinton Drive. This contemporary three-story home offers 3 bedrooms, 3.5 baths, and a flexible layout designed for today’s lifestyle. The first floor features a private suite with its own entrance, kitchenette, washer/dryer, and a built-in Murphy bed. An ideal setup for an in-law suite, guest quarters, or income-producing short term rental. On the second floor, enjoy an open-concept living space filled with natural light, complete with a private balcony perfect for morning coffee or evening entertaining.The primary suite offers two generous walk-in closets and a spa-inspired bath with a soaking tub and separate walk-in shower. A private, gated front yard adds valuable outdoor space and enhances privacy. Located within a gated community with quick access to major freeways, dining, and entertainment. This home blends comfort, convenience, and investment potential in one of Houston’s fastest-growing neighborhoods.

13. 2026-03-08
    listed $425,000 Active 996-char remark

    Show marketing remark (996 chars)

    Experience modern urban living in the heart of EaDo at 2721 Clinton Drive. This contemporary three-story home offers 3 bedrooms, 3.5 baths, and a flexible layout designed for today’s lifestyle. The first floor features a private suite with its own entrance, kitchenette, washer/dryer, and a built-in Murphy bed. An ideal setup for an in-law suite, guest quarters, or income-producing short term rental. On the second floor, enjoy an open-concept living space filled with natural light, complete with a private balcony perfect for morning coffee or evening entertaining.The primary suite offers two generous walk-in closets and a spa-inspired bath with a soaking tub and separate walk-in shower. A private, gated front yard adds valuable outdoor space and enhances privacy. Located within a gated community with quick access to major freeways, dining, and entertainment. This home blends comfort, convenience, and investment potential in one of Houston’s fastest-growing neighborhoods.

14. 2021-04-30
    soldstatus Sold 473-char remark

    Show marketing remark (473 chars)

    EaDo Edge is right in the middle of Houston's fastest growing neighborhood just minutes from Downtown. The community offers guest parking, area courtyards, and dog parks. Each freestanding home showcases sleek, contemporary, designer finishes throughout. There are multiple floor plans to choose from. Select plans offer roof decks. All plans offer balconies, open concept living, and spacious bedrooms with adjoining baths and closets. Call to schedule your showing today!

15. 2021-02-05
    status Pending 473-char remark

    Show marketing remark (473 chars)

    EaDo Edge is right in the middle of Houston's fastest growing neighborhood just minutes from Downtown. The community offers guest parking, area courtyards, and dog parks. Each freestanding home showcases sleek, contemporary, designer finishes throughout. There are multiple floor plans to choose from. Select plans offer roof decks. All plans offer balconies, open concept living, and spacious bedrooms with adjoining baths and closets. Call to schedule your showing today!

16. 2021-01-05
    listed $394,990 Active 473-char remark

    Show marketing remark (473 chars)

    EaDo Edge is right in the middle of Houston's fastest growing neighborhood just minutes from Downtown. The community offers guest parking, area courtyards, and dog parks. Each freestanding home showcases sleek, contemporary, designer finishes throughout. There are multiple floor plans to choose from. Select plans offer roof decks. All plans offer balconies, open concept living, and spacious bedrooms with adjoining baths and closets. Call to schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $8,317 · $693/mo
• Projected year-2 tax: $8,317 · $693/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,822
• − Mortgage interest: −$23,527
• − Property taxes: −$8,317
• − Insurance: −$2,898
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − HOA: −$1,200
• − Depreciation: −$12,218
• Taxable loss: −$26,469
• Est. tax savings @ 24.0%: +$6,353
• After-tax cash flow: $-12,093/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% Other Indo-European 1%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+6.3% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $420,000 HARMLS
• 2026-03-08 Listed $425,000 HARMLS
• 2021-04-30 Sold (MLS) — HARMLS
• 2021-02-05 Pending — HARMLS
• 2021-01-05 Listed $394,990 HARMLS

Property tax history

+39.6%/yr

Latest (2025): $8,317 · -7.1% YoY. Source: county tax records.