4618 Cashel Glen Dr · Houston, TX 77069

$327,500

4 bd · 3.5 ba · 2,715 sqft · SingleFamily public records · 53 Days on market

Built 2020 3,998 sqft lot $121/sqft · 24% above area Est $264k · 24% over $54/mo HOA · 1% of rent

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Why this score? — see what drove the C 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).

• Cash flow +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +7.5/10.0
• Appreciation +4.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Pictures are of the completed home next door (first 4 pics are this home. ) Beautiful new construction featuring very functional open floor plan on first floor. Formal dining opens up to living and kitchen with abundance of natural light. Master bath w/ en-suite on first floor. Additional master upstairs. Big bedrooms upstairs and the huge gameroom is just a bonus! Home to be completed end of April. Buyer to verify all dimensions. Take a look today while you can! Only 3 homes remain! Buyer to verify all dimensions.

Key facts

• Laundry room
• Gourmet kitchen
• Custom finishes

Tags

• GOURMET KITCHEN
• LAUNDRY ROOM
• PRIMARY BEDROOM
• CUSTOM FINISHES
• FULLY FENCED YARD
• PATIO SPACE

Property features AI

Finance

• HOA & community: Member of Big Cypress Hill Estates HOA; HOA provides a park; Annual association fee of $650

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Slab foundation; Composition roof; Built in 2020; Concrete road surface
• Construction: Brick siding; Cement siding; Vinyl siding; Wood siding
• Exterior features: Deck; Patio; Porch; Fully fenced backyard; Private yard; Subdivision lot

Interior

• Kitchen: Convection oven; Dishwasher; Electric cooktop; Electric range; Microwave; Garbage disposal
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the second floor
• Flooring: Carpet; Tile; Travertine; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Attic fan
• Interior features: Wet bar; Quartz counters; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $328k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $328k).
• Recommended offer: $318k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.2% in Houston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: crime F.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wunderlich Int (math 24% / reading 34%, grade F, #1,103 of 1,662 statewide, top 67%, 1,316 students, 77% FRL); Klein H S (math 58% / reading 67%, grade B-, #234 of 1,632 statewide, top 14%, 3,352 students, 45% FRL) — zoned schools average 61% FRL vs 37% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 189 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $4,102/mo this rent would consume 61% of the median local household income ($80k/yr) (locally 1259% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.1% appreciation + 3.5% rent growth), your $92k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $317,675 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 6.7

CMA / ARV

• ARV (median comp): $263,973
• List price: $327,500
• Delta: 24.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4418 Windmill Run Dr	0.36mi	4/3.0	2,760 (+2%)	0mo	$332,000	$120	79
5111 Olympia Fields Ln	0.52mi	4/3.0	2,801 (+3%)	2mo	$373,500	$133	67
202 Old Bridge Lk	0.38mi	3/2.5 (-1)	2,619 (-4%)	3mo	$299,990	$115	65
105 Old Bridge Lk	0.44mi	3/2.5 (-1)	2,622 (-3%)	1mo	$269,900	$103	64
4714 Cashel Castle Dr	0.12mi	3/2.5 (-1)	2,362 (-13%)	1mo	$249,900	$106	63
14538 Bending Maple Dr	0.34mi	4/2.5	3,020 (+11%)	1mo	$375,000	$124	60
13710 Balmore Cir	0.68mi	4/2.5	2,742 (+1%)	3mo	$350,000	$128	60
4022 Streambed Trl	0.63mi	4/2.5	2,792 (+3%)	2mo	$325,000	$116	60
4422 Windmill Run Dr	0.35mi	3/2.5 (-1)	2,432 (-10%)	1mo	$299,900	$123	56
4206 Tulip Oak Dr	0.44mi	4/2.5	2,362 (-13%)	2mo	$310,000	$131	52
186 Old Bridge Lk	0.43mi	4/3.0	3,108 (+14%)	2mo	$399,000	$128	52
3915 Glenheather Dr	0.73mi	4/2.5	2,450 (-10%)	2mo	$319,900	$131	44

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

Projected returns pro-forma

-1.09% appreciation · 3.55% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.22×
• Total profit: $20,494
• Equity at exit: $77,576

10-year hold

• IRR: 12.1%
• Equity multiple: 2.20×
• Total profit: $110,220
• Equity at exit: $80,207

Cash invested: $91,700 (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 77069

• Home prices YoY: -0.5%
• Rents YoY: 3.5%
• Active inventory: 189
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $4,102 medium
• Mortgage (P&I): −$1,717
• Tax from tax record: −$642 /mo · $7,702/yr
• Insurance: −$136
• HOA: −$54
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $691

Break-even live

Break-even rent $3,228

Max offer price $327,500

Occupancy floor 78%

Sensitivity live

Price	-10% $877	-5% $784	+0% $691	+5% $599	+10% $506
Rent	-10% $367	-5% $529	+0% $691	+5% $853	+10% $1,015
Rate	-1.0pp $856	-0.5pp $774	base $691	+0.5pp $606	+1.0pp $520

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: $81,875
• Closing costs: $9,825
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4622 Falling Sun Dr Houston, TX	4.0	3.0	2485	$2,500	$1.01	44d	1	0.27mi
4807 Wellington Way Houston, TX	3.0	2.5	2876	$2,500	$0.87	44d	1	0.52mi
5135 Westerham Pl Unit 1262307P Houston, TX	5.0	3.5	3358	$17,582	$5.24	23d	1	0.76mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 26 events

1. 2026-06-21
   days on market $327,500 Active 53 DOM
2. 2026-06-18
   days on market $327,500 Active 50 DOM
3. 2026-06-17
   days on market $327,500 Active 49 DOM
4. 2026-06-16
   days on market $327,500 Active 48 DOM
5. 2026-06-15
   days on market $327,500 Active 47 DOM
6. 2026-06-13
   pricedays on market $327,500 Active 45 DOM
7. 2026-06-09
   days on market $330,000 Active 41 DOM
8. 2026-06-08
   days on market $330,000 Active 40 DOM
9. 2026-06-07
   days on market $330,000 Active 39 DOM
10. 2026-06-04
    days on market $330,000 Active 36 DOM
11. 2026-06-03
    days on market $330,000 Active 35 DOM
12. 2026-06-02
    days on market $330,000 Active 34 DOM
13. 2026-06-01
    days on market $330,000 Active 33 DOM
14. 2026-05-31
    days on market $330,000 Active 32 DOM
15. 2026-05-14
    price $330,000 905-char remark
16. 2026-04-29
    listed $339,000 Active 905-char remark
17. 2026-04-22
    historical
18. 2026-04-22
    listed $340,000 Active
19. 2020-06-18
    soldstatus
20. 2020-06-12
    soldstatus Sold

    Show marketing remark (520 chars)

    Pictures are of the completed home next door (first 4 pics are this home. ) Beautiful new construction featuring very functional open floor plan on first floor. Formal dining opens up to living and kitchen with abundance of natural light. Master bath w/ en-suite on first floor. Additional master upstairs. Big bedrooms upstairs and the huge gameroom is just a bonus! Home to be completed end of April. Buyer to verify all dimensions. Take a look today while you can! Only 3 homes remain! Buyer to verify all dimensions.

21. 2020-06-01
    status Pending

    Show marketing remark (520 chars)

    Pictures are of the completed home next door (first 4 pics are this home. ) Beautiful new construction featuring very functional open floor plan on first floor. Formal dining opens up to living and kitchen with abundance of natural light. Master bath w/ en-suite on first floor. Additional master upstairs. Big bedrooms upstairs and the huge gameroom is just a bonus! Home to be completed end of April. Buyer to verify all dimensions. Take a look today while you can! Only 3 homes remain! Buyer to verify all dimensions.

22. 2020-04-16
    status Pending, Continue to Show

    Show marketing remark (520 chars)

    Pictures are of the completed home next door (first 4 pics are this home. ) Beautiful new construction featuring very functional open floor plan on first floor. Formal dining opens up to living and kitchen with abundance of natural light. Master bath w/ en-suite on first floor. Additional master upstairs. Big bedrooms upstairs and the huge gameroom is just a bonus! Home to be completed end of April. Buyer to verify all dimensions. Take a look today while you can! Only 3 homes remain! Buyer to verify all dimensions.

23. 2020-03-25
    listed $249,000 Active

    Show marketing remark (520 chars)

    Pictures are of the completed home next door (first 4 pics are this home. ) Beautiful new construction featuring very functional open floor plan on first floor. Formal dining opens up to living and kitchen with abundance of natural light. Master bath w/ en-suite on first floor. Additional master upstairs. Big bedrooms upstairs and the huge gameroom is just a bonus! Home to be completed end of April. Buyer to verify all dimensions. Take a look today while you can! Only 3 homes remain! Buyer to verify all dimensions.

24. 2020-03-24
    historical
25. 2020-02-23
    listed $249,000 Active
26. 2001-01-01
    soldstatus

ⓘ 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: $7,702 · $642/mo
• Projected year-2 tax: $7,702 · $642/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,230
• − Mortgage interest: −$18,345
• − Property taxes: −$7,702
• − Insurance: −$1,638
• − Repairs & maintenance: −$3,938
• − Management: −$3,938
• − HOA: −$648
• − Depreciation: −$9,527
• Taxable income: $3,493
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $7,456/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 20,608
• Household income: $80,257
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1259.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 43% Black 30% Hispanic / Latino 19% Two or more races 12% Asian 5%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2% Salvadoran 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 12% · Canada, Vietnam, Jamaica
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% German/W. Germanic 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: ▼ -1.09%
• Current HPI: 201.0894
• Rent YoY: ▲ 3.55%
• 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

+31.5% since first listed

13 events — show timeline

• 2026-06-12 Price Changed $327,500 HARMLS
• 2026-05-14 Price Changed $330,000 HARMLS
• 2026-04-29 Listed $339,000 HARMLS
• 2026-04-22 Listing Removed — HARMLS
• 2026-04-22 Listed $340,000 HARMLS
• 2020-06-18 Sold (Public Records) — Public Records
• 2020-06-12 Sold (MLS) — HARMLS
• 2020-06-01 Pending — HARMLS
• 2020-04-16 Pending — HARMLS
• 2020-03-25 Listed $249,000 HARMLS
• 2020-03-24 Listing Removed — HARMLS
• 2020-02-23 Listed $249,000 HARMLS
• 2001-01-01 Sold (Public Records) — Public Records

Property tax history

+47.9%/yr

Latest (2025): $7,702 · +10.7% YoY. Source: county tax records.