17018 Woodacre Dr · Sheldon, TX 77049

$109,000

3 bd · 1.0 ba · 1,353 sqft · SingleFamily public records · 231 Days on market

Built 1963 5,989 sqft lot $81/sqft · 38% below area Est $175k · 38% under ↓ 14% since listing

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Why this score? — see what drove the B+ 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 +27.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• Appreciation +4.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.7/5.0

Listing remarks MLS

Investor Special. Full rehab with solid bones. 1300+ sqft 3 bedrooms. Conveniently located close to major freeways and downtown

Key facts

• Solid bones
• Full rehab
• Conveniently located

Tags

• FULL REHAB
• SOLID BONES
• CONVENIENTLY LOCATED
• CLOSE TO MAJOR FREEWAYS
• CLOSE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.2% in Sheldon — 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 66/100 on livability (#605 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Sheldon ISD (suburban): math 19% / reading 25% proficiency, ranked #746 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-3.3%/yr); 157 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $754 of loan paydown is wiped out by about $1k 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.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $36k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.61% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.73%
• DSCR: 1.57
• GRM: 5.2

CMA / ARV

• ARV (median comp): $175,438
• List price: $109,000
• Delta: -37.87%
• 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
17215 Woodburn Dr	0.15mi	3/1.5	1,440 (+6%)	3mo	$199,900	$139	78
17110 Woodburn Dr	0.12mi	3/2.0	1,408 (+4%)	8mo	$200,000	$142	77
17114 Hall Shepperd Rd	0.12mi	4/1.5 (+1)	1,308 (-3%)	10mo	$39,900	$31	74
17227 Sunshine St	0.30mi	3/2.0	1,362 (+1%)	10mo	$199,000	$146	72
17119 Sunshine St	0.25mi	3/2.0	1,297 (-4%)	15mo	$194,999	$150	65
17111 Folsom Dr	0.14mi	3/1.5	1,200 (-11%)	11mo	$195,000	$163	63
17114 Sunshine St	0.28mi	3/1.5	1,238 (-8%)	10mo	$189,823	$153	62
16907 Argyle Rd	0.13mi	3/1.0	1,206 (-11%)	16mo	$123,000	$102	62
16923 Sunshine St	0.25mi	3/1.5	1,238 (-8%)	14mo	$204,987	$166	61
17103 Sunshine St	0.24mi	4/1.5 (+1)	1,272 (-6%)	14mo	$165,500	$130	60
17103 Woodburn Dr	0.09mi	4/2.5 (+1)	1,511 (+12%)	8mo	$225,000	$149	59
16919 Faring Rd	0.07mi	3/1.5	1,198 (-12%)	21mo	$149,999	$125	58

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

Projected returns pro-forma

-1.2% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.21×
• Total profit: $6,497
• Equity at exit: $25,247

10-year hold

• IRR: 8.4%
• Equity multiple: 1.69×
• Total profit: $21,090
• Equity at exit: $25,615

Cash invested: $30,520 (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 77049

• Home prices YoY: -0.5%
• Rents YoY: -3.3%
• Active inventory: 157
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$445 /mo · $5,336/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $324

Break-even live

Break-even rent $1,344

Max offer price $109,000

Occupancy floor 77%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $109,000 Active 231 DOM
2. 2026-06-17
   days on market $109,000 Active 230 DOM
3. 2026-06-16
   days on market $109,000 Active 229 DOM
4. 2026-06-15
   days on market $109,000 Active 228 DOM
5. 2026-06-13
   days on market $109,000 Active 226 DOM
6. 2026-06-10
   price $109,000 Active 222 DOM
7. 2026-06-09
   days on market $125,000 Active 222 DOM
8. 2026-06-08
   days on market $125,000 Active 221 DOM
9. 2026-06-07
   days on market $125,000 Active 220 DOM
10. 2026-06-04
    days on market $125,000 Active 217 DOM
11. 2026-06-03
    days on market $125,000 Active 216 DOM
12. 2026-06-02
    days on market $125,000 Active 215 DOM
13. 2026-06-01
    days on market $125,000 Active 214 DOM
14. 2026-05-31
    days on market $125,000 Active 213 DOM
15. 2026-05-20
    price $125,000 127-char remark

    Show marketing remark (127 chars)

    Investor Special. Full rehab with solid bones. 1300+ sqft 3 bedrooms. Conveniently located close to major freeways and downtown

16. 2026-05-06
    status Active 127-char remark

    Show marketing remark (127 chars)

    Investor Special. Full rehab with solid bones. 1300+ sqft 3 bedrooms. Conveniently located close to major freeways and downtown

17. 2026-04-25
    status Pending 127-char remark

    Show marketing remark (127 chars)

    Investor Special. Full rehab with solid bones. 1300+ sqft 3 bedrooms. Conveniently located close to major freeways and downtown

18. 2026-03-26
    status Active 127-char remark

    Show marketing remark (127 chars)

    Investor Special. Full rehab with solid bones. 1300+ sqft 3 bedrooms. Conveniently located close to major freeways and downtown

19. 2026-03-26
    price $129,000 127-char remark

    Show marketing remark (127 chars)

    Investor Special. Full rehab with solid bones. 1300+ sqft 3 bedrooms. Conveniently located close to major freeways and downtown

20. 2026-03-26
    historical 127-char remark

    Show marketing remark (127 chars)

    Investor Special. Full rehab with solid bones. 1300+ sqft 3 bedrooms. Conveniently located close to major freeways and downtown

21. 2025-10-19
    listed $145,000 Active 127-char remark

    Show marketing remark (127 chars)

    Investor Special. Full rehab with solid bones. 1300+ sqft 3 bedrooms. Conveniently located close to major freeways and downtown

22. 2022-07-07
    soldstatus
23. 1988-01-02
    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: $5,336 · $445/mo
• Projected year-2 tax: $5,336 · $445/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 (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,047
• − Mortgage interest: −$6,106
• − Property taxes: −$5,336
• − Insurance: −$545
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$3,171
• Taxable income: $2,522
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $3,281/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: Sheldon ISD
• NCES district ID: 4839990
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $49,443
• Composite: 19.5/100
• National rank: #8772
• State rank: #746 of 826 in TX

Livability — Sheldon

• Score: 66/100
• State rank: #605
• US rank: #11469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheldon, TX
• County: Harris County · 4,702,590 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 40,418
• Household income: $62,971
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 993.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 32% Black 19% White 10% Asian 3%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1%
• Foreign-born: 26% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 54% Other Asian/Pacific 1% Chinese 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: ▼ -1.20%
• Current HPI: 248.1111
• Rent YoY: ▼ -3.31%
• 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

-13.8% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $125,000 HARMLS
• 2026-05-06 Relisted — HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-03-26 Relisted — HARMLS
• 2026-03-26 Price Changed $129,000 HARMLS
• 2026-03-26 Listing Removed — HARMLS
• 2025-10-19 Listed $145,000 HARMLS
• 2022-07-07 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.1%/yr

Latest (2025): $5,336 · +5.7% YoY. Source: county tax records.