17002 Makanda Dr · Houston, TX 77433

$299,000

3 bd · 2.5 ba · 2,048 sqft · SingleFamily public records · 16 Days on market

Built 2017 5,096 sqft lot $146/sqft · 22% below area Est $384k · 22% under $294/mo HOA · 11% of rent

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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 +15.0/15.0
• Cash flow +5.7/30.0
• 1% rule +4.4/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Gorgeous townhome on a corner lot with a welcoming front porch and a large yard. Upon entering the home you are greeted with a two-story entry that has 20-foot ceilings, which leads you into the family room. The family room features a wall of windows. The kitchen's granite island has built-in seating space providing plenty of room to cook and entertain. The primary suite is on the first floor and the en-suite bath has dual vanities, a large glass-enclosed shower and walk-in closet. The secondary bedrooms upstairs are generous in size. There is a loft area at the top of the stairs, that could be a study nook. Also upstairs is as a game room. The backyard has a covered patio area and an overs

Key facts

• Two-story entry
• Large yard
• 20-foot ceilings

Tags

• CORNER LOT
• WELCOMING FRONT PORCH
• LARGE YARD
• TWO-STORY ENTRY
• 20-FOOT CEILINGS
• WALL OF WINDOWS

Property features AI

Finance

• Other: Disclosures: Municipal Utility District Disclosure, Seller Disclosure
• Financial info: Lease considered
• HOA & community: Community managed by Inframark; Annual association fee; Association fee covers common areas, grounds maintenance, and structure maintenance; Community pool; Curbs and gutters

Exterior

• Parking: Detached garage; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; Faces west; Full ownership
• Construction: Cement siding; Composition roof; Slab foundation; Built in 2017
• Exterior features: Sprinkler/irrigation system; Private yard; Side yard; Concrete road access

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air; Electric cooling; Attic fan
• Interior features: Breakfast bar; Double vanity; Entrance foyer; High ceilings; Kitchen island; Kitchen/family room combo; Primary bedroom with private bath; Pantry; Tub with shower; Window treatments; Ceiling fan(s); Kitchen/dining combo; Living/dining room; Programmable thermostat; Insulated doors; Low emissivity windows; Window coverings; Ventilation for improved indoor air quality

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-672 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (33.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (6.4% below list).
• Recommended offer: $199k (33.4% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 3.2% in Houston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcgown El (1,103 students, 11% FRL); Smith Middle (math 79% / reading 78%, grade A+, #19 of 1,662 statewide, top 1%, 2,057 students, 14% FRL); Cypress-Fairbanks J J A E P (12 students, 0% FRL) — zoned schools average 8% FRL vs 43% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 78% at this address vs 48% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Cypress-Fairbanks ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.3%/yr); 2065 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 16 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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: property tax is 3.3% of price; 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,005 (33.4% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.68%
• DSCR: 0.61
• GRM: 8.9

CMA / ARV

• ARV (median comp): $383,778
• List price: $299,000
• Delta: -22.09%
• 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
16835 Amelia Island Dr	0.25mi	3/2.0	2,164 (+6%)	1mo	$465,000	$215	76
18423 Blue Hollow Heights Dr	0.24mi	3/2.0	1,861 (-9%)	2mo	$379,000	$204	70
18506 Gunda Heights Dr	0.06mi	3/2.0	1,751 (-14%)	2mo	$360,000	$206	69
16730 Poplar Branch Way	0.33mi	3/2.5	2,278 (+11%)	0mo	$415,000	$182	66
17202 Williams Pine Dr	0.51mi	3/2.0	2,174 (+6%)	2mo	$384,900	$177	62
16706 Blackland Prairie Dr	0.37mi	4/2.0 (+1)	2,178 (+6%)	5mo	$435,400	$200	61
18114 Golden Legion Ln	0.29mi	3/2.0	1,750 (-15%)	2mo	$375,000	$214	58
11623 Columbia Pines Ln	0.65mi	3/2.0	2,181 (+6%)	0mo	$362,000	$166	56
16707 Seminole Ridge Dr	0.36mi	3/3.0	2,331 (+14%)	3mo	$499,900	$214	56
11602 Columbia Pines Ln	0.68mi	3/2.0	2,244 (+10%)	1mo	$359,900	$160	49
11546 Staffordale Ct	0.73mi	4/2.0 (+1)	2,181 (+6%)	1mo	$385,000	$177	48
10935 Sarah Bluff Ln	0.69mi	3/3.0	2,240 (+9%)	6mo	$439,000	$196	46

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -38.6%
• Equity multiple: -0.18×
• Total profit: $-98,899
• Equity at exit: $44,582

10-year hold

• IRR: -94.8%
• Equity multiple: -1.04×
• Total profit: $-170,701
• Equity at exit: $25,852

Cash invested: $83,720 (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 77433

• Home prices YoY: -28.5%
• Rents YoY: -1.3%
• Active inventory: 2065
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$829 /mo · $9,950/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$294
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-672

Break-even live

Break-even rent $3,648

Max offer price $199,005

Occupancy floor —

Sensitivity live

Price	-10% $-503	-5% $-587	+0% $-672	+5% $-757	+10% $-841
Rent	-10% $-893	-5% $-782	+0% $-672	+5% $-561	+10% $-451
Rate	-1.0pp $-521	-0.5pp $-596	base $-672	+0.5pp $-749	+1.0pp $-828

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18515 Bridgeland Creek Pkwy Cypress, TX	3.0	1.0–2.5	1251	$3,015	$2.41	1d	50	0.58mi
18727 Penn Farm Dr Cypress, TX	4.0	3.5	2952	$3,649	$1.24	26d	1	1.01mi
18514 Gratification Ln Cypress, TX	3.0	2.5	2270	$2,995	$1.32	45d	1	1.01mi
20510 Cypress Plaza Pkwy Cypress, TX	1.0–3.0	1.0–2.0	1227	$2,440	$1.99	1d	34	1.24mi
16110 Swift Fox Ct Cypress, TX	4.0	3.0	2601	$2,600	$1.00	45d	1	1.26mi

HOA detail

• Monthly dues: $294 · $3,528/yr

Listing history 31 events

1. 2026-05-17
   status Pending 992-char remark
2. 2026-05-11
   status Pending 992-char remark
3. 2026-05-04
   price $299,000 992-char remark
4. 2026-04-30
   listed $309,000 Active 992-char remark
5. 2026-04-30
   historical
6. 2026-04-19
   price $319,000
7. 2026-04-13
   price $324,000
8. 2026-04-04
   listed $335,000 Active
9. 2025-08-04
   historical $2,400
10. 2025-06-13
    listed $2,400
11. 2023-10-12
    historical $2,550
12. 2023-10-12
    historical
13. 2023-09-26
    price $2,550
14. 2023-09-26
    listed $350,000 Active
15. 2023-09-26
    historical
16. 2023-09-19
    price $350,000
17. 2023-09-12
    listed $2,600
18. 2023-09-11
    listed $355,000 Active
19. 2023-09-11
    historical
20. 2023-09-02
    listed $360,000 Active
21. 2021-06-15
    soldstatus Sold
22. 2021-05-26
    status Pending
23. 2021-05-16
    status Option Pending
24. 2021-05-13
    listed $280,000 Active
25. 2017-08-08
    soldstatus Sold
26. 2017-07-10
    status Pending
27. 2017-06-06
    price $249,900
28. 2017-04-28
    price $259,900
29. 2017-03-28
    price $275,900
30. 2017-03-13
    price $294,900
31. 2017-03-08
    listed $290,900 Active

ⓘ 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: $9,950 · $829/mo
• Projected year-2 tax: $9,950 · $829/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) · 95% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $33,575
• − Mortgage interest: −$16,749
• − Property taxes: −$9,950
• − Insurance: −$2,292
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − HOA: −$3,528
• − Depreciation: −$8,698
• Taxable loss: −$13,015
• Est. tax savings @ 24.0%: +$3,124
• After-tax cash flow: $-4,939/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 116,550
• Household income: $143,934
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 1700.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 39% Hispanic / Latino 27% Black 17% Two or more races 14% Asian 13%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 2% Romanian 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 66% English-only · Spanish 19% Other Indo-European 4% Vietnamese 4%

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: ▼ -87.83%
• Current HPI: 220.2136
• Rent YoY: ▼ -1.27%
• 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

+2.8% since first listed

33 events — show timeline

• 2026-06-08 Sold (Public Records) — Public Records
• 2026-06-05 Sold (MLS) — HARMLS
• 2026-05-17 Pending — HARMLS
• 2026-05-11 Pending — HARMLS
• 2026-05-04 Price Changed $299,000 HARMLS
• 2026-04-30 Listing Removed — HARMLS
• 2026-04-30 Listed $309,000 HARMLS
• 2026-04-19 Price Changed $319,000 HARMLS
• 2026-04-13 Price Changed $324,000 HARMLS
• 2026-04-04 Listed $335,000 HARMLS
• 2025-08-04 Rental Removed $2,400 SHOWMOJO
• 2025-06-13 Listed for Rent $2,400 SHOWMOJO
• 2023-10-12 Rental Removed $2,550 HARMLS
• 2023-10-12 Listing Removed — HARMLS
• 2023-09-26 Price Changed $2,550 HARMLS
• 2023-09-26 Listing Removed — HARMLS
• 2023-09-26 Listed $350,000 HARMLS
• 2023-09-19 Price Changed $350,000 HARMLS
• 2023-09-12 Listed for Rent $2,600 HARMLS
• 2023-09-11 Listing Removed — HARMLS
• 2023-09-11 Listed $355,000 HARMLS
• 2023-09-02 Listed $360,000 HARMLS
• 2021-06-15 Sold (MLS) — HARMLS
• 2021-05-26 Pending — HARMLS
• 2021-05-16 Pending — HARMLS
• 2021-05-13 Listed $280,000 HARMLS
• 2017-08-08 Sold (MLS) — HARMLS
• 2017-07-10 Pending — HARMLS
• 2017-06-06 Price Changed $249,900 HARMLS
• 2017-04-28 Price Changed $259,900 HARMLS
• 2017-03-28 Price Changed $275,900 HARMLS
• 2017-03-13 Price Changed $294,900 HARMLS
• 2017-03-08 Listed $290,900 HARMLS

Property tax history

+25.6%/yr

Latest (2025): $9,950 · -4.8% YoY. Source: county tax records.