18502 Creekfield Ct · Houston, TX 77379

$220,000

3 bd · 2.0 ba · 1,885 sqft · SingleFamily public records · 2 Days on market

Built 1979 6,952 sqft lot Est $260k · 15% under $60/mo HOA · 3% 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 +14.4/15.0
• Cash flow +14.1/30.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful one-story home tucked on a corner cul-de-sac lot in Oakwood Glen West. This 3-bedroom, 2-bath home offers a comfortable and functional layout with generous living spaces, built-ins in the living room, a formal dining area, breakfast room, and an in-house utility room. The living room features high ceilings and a cozy fireplace, creating an inviting space to gather and unwind. With a 2-car garage, nice lot placement, and a convenient location close to shopping, dining, schools, and everyday amenities, this home is a great opportunity for a first-time buyer, investor, or anyone looking for a home with solid potential in an established neighborhood.

Key facts

• Breakfast room
• Formal dining area
• Cozy fireplace

Tags

• CORNER CUL-DE-SAC LOT
• BUILT-INS IN THE LIVING ROOM
• FORMAL DINING AREA
• BREAKFAST ROOM
• IN-HOUSE UTILITY ROOM
• COZY FIREPLACE

Property features AI

Exterior

• Home design: Single-family home; 1 story

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $34 ($405/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (7.1% below list).
• Recommended offer: $204k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Ehrhardt El (math 27% / reading 34%, grade F, #2,464 of 4,322 statewide, top 58%, 813 students, 65% FRL); Doerre Int (math 59% / reading 58%, grade B, #185 of 1,662 statewide, top 12%, 1,327 students, 30% FRL); Klein H S (math 58% / reading 67%, grade B-, #234 of 1,632 statewide, top 14%, 3,352 students, 45% FRL).
• Market conditions: Rents soft (-1.9%/yr); 634 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $204,320 (7.1% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.93% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $260,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18423 Hazycrest Dr	0.24mi	3/2.5	1,885 (0%)	1mo	$259,900	$138	86
6910 Norvara Trl	0.53mi	3/2.0	1,862 (-1%)	0mo	$249,000	$134	73
7735 Leafbrook Ln	0.34mi	3/2.0	1,758 (-7%)	2mo	$270,000	$154	71
7210 Lyndhurst Village Ln	0.39mi	3/2.0	1,940 (+3%)	7mo	$285,000	$147	71
7022 Genesis Cove Ct	0.66mi	3/2.0	1,886 (+0%)	3mo	$329,000	$174	66
18423 Vanhorn Ct	0.36mi	3/2.0	1,745 (-7%)	5mo	$229,000	$131	66
6903 Norvara Trl	0.57mi	3/2.0	1,780 (-6%)	1mo	$240,000	$135	63
7202 N Fawn River Cir	0.62mi	3/2.0	1,770 (-6%)	1mo	$248,000	$140	60
6907 Five Forks Dr	0.69mi	3/2.0	1,799 (-5%)	2mo	$249,000	$138	59
7015 Oakwood Glen Cir	0.75mi	3/2.0	1,810 (-4%)	4mo	$206,000	$114	55
17610 Mill Springs Dr	0.72mi	3/2.5	1,954 (+4%)	7mo	$250,000	$128	53
7026 Bristol Memorial Dr	0.74mi	3/2.0	1,690 (-10%)	4mo	$289,000	$171	45

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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-39,420
• Equity at exit: $32,803

10-year hold

• IRR: -19.3%
• Equity multiple: 0.12×
• Total profit: $-54,423
• Equity at exit: $19,022

Cash invested: $61,600 (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 77379

• Home prices YoY: -34.7%
• Rents YoY: -1.9%
• Active inventory: 634
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$60
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $34

Break-even live

Break-even rent $2,000

Max offer price $220,000

Occupancy floor 93%

Sensitivity live

Price	-10% $186	-5% $110	+0% $34	+5% $-42	+10% $-118
Rent	-10% $-128	-5% $-47	+0% $34	+5% $114	+10% $195
Rate	-1.0pp $145	-0.5pp $90	base $34	+0.5pp $-23	+1.0pp $-81

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7410 Songwind Ln Spring, TX	3.0	2.0	1885	$1,995	$1.06	24d	1	0.10mi
7315 Spg Cypress Rd Spring, TX	1.0–3.0	1.0–2.0	930	$2,065	$2.22	0d	20	0.47mi
17743 Seven Pines Dr Spring, TX	4.0	2.5	2265	$2,795	$1.23	9d	1	0.68mi
7042 Bristol Memorial Dr Spring, TX	4.0	3.0	2443	$2,650	$1.08	14d	1	0.73mi
7015 Windy Run Ct Spring, TX	4.0	2.5	2186	$5,500	$2.52	45d	1	0.80mi
19025 Stuebner Airline Rd Spring, TX	1.0–2.0	1.0–2.0	1079	$1,940	$1.80	1d	27	0.83mi
17111 Oakwood Chase Dr Spring, TX	3.0	2.5	1704	$1,800	$1.06	26d	1	1.11mi
6415 Willow Pine Dr Spring, TX	4.0	2.5	2499	$2,800	$1.12	45d	1	1.37mi
19000 Champion Forest Dr Spring, TX	2.0	2.0	1265	$1,877	$1.48	26d	1	1.45mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 3 events

1. 2026-06-21
   statusdays on marketlisting id $220,000 Active 2 DOM
2. 2026-06-17
   remarks 664-char remark
3. 2026-06-17
   listed $220,000 Coming Soon 1 DOM

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

Taxation est. · year 1

• Rental income: $24,518
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$720
• − Depreciation: −$6,400
• Taxable loss: −$3,248
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $1,185/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): 85,190
• Household income: $107,486
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 2220.0

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 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 24% Two or more races 15% Black 11% Asian 11%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 71% English-only · Spanish 16% Other Indo-European 5% Other Asian/Pacific 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: ▼ -116.58%
• Current HPI: 218.9608
• Rent YoY: ▼ -1.95%
• 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