17767 S Cypress Villas Dr · Houston, TX 77379

$184,399

3 bd · 2.5 ba · 3,764 sqft · SingleFamily public records · 62 Days on market

Built 1983 6,268 sqft lot $17/mo HOA · 1% of rent

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• 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 MLS

Perfect property to invest on. See property under your own risk, stairs not reliable. Sold "AS IS" Excellent opportunity to flip or to make it yours in an excellent location.

Key facts

• 6,268 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Municipal Utility District disclosure available; Seller disclosure available
• HOA & community: Member of Olde Cypress Mill community association; Annual association fee of $200; Curbs in community

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Residential property; Slab foundation; Composition roof; Built in 1983
• Construction: Brick and wood siding construction
• Exterior features: Private in-ground pool; Subdivision lot; Concrete and gravel road access; Additional parcel(s) included

Interior

• Kitchen: Kitchen on first level (12 x 10); Breakfast nook on first level (12 x 9)
• Bedrooms: Primary bedroom on second level (26 x 19); Three additional bedrooms on second level (16 x 11; 12 x 12; 12 x 12); Office on first level (18 x 8); Bonus room on first level (22 x 20)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Wood-burning fireplace; Electric dryer hookup
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $184k).
• Recommended offer: $173k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Klein H S (math 58% / reading 67%, grade B-, #234 of 1,632 statewide, top 14%, 3,352 students, 45% FRL).
• Zoned-school proficiency averages 62% at this address vs 44% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Klein ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.9%/yr); 622 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $6k 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 62 days — a 6% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 14y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $184k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $173,335 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.41% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.18%
• DSCR: 1.68
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $444,152
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17706 Asphodel Ln	0.62mi	4/2.5 (+1)	3,802 (+1%)	4mo	$389,000	$102	61
17603 Loring Ln	0.47mi	4/2.5 (+1)	3,241 (-14%)	2mo	$354,000	$109	48
17823 Villa Way Dr	0.12mi	4/2.5 (+1)	3,216 (-15%)	21mo	$299,954	$93	48
17310 Loring Ln	0.59mi	4/3.0 (+1)	3,612 (-4%)	15mo	$306,000	$85	46
5502 Brownlee Ln	0.56mi	4/4.5 (+1)	3,854 (+2%)	24mo	$489,000	$127	37
5211 Dunleith Ln	0.72mi	4/3.5 (+1)	3,526 (-6%)	14mo	$460,000	$130	35
17627 Macrantha Dr	0.64mi	4/3.5 (+1)	3,477 (-8%)	19mo	$460,000	$132	33
5303 Lacreek Ln	0.47mi	4/3.0 (+1)	3,265 (-13%)	23mo	$385,000	$118	30

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $4,208
• Equity at exit: $27,494

10-year hold

• IRR: 8.4%
• Equity multiple: 1.55×
• Total profit: $28,236
• Equity at exit: $15,943

Cash invested: $51,632 (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: 622
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,602 medium
• Mortgage (P&I): −$967
• Tax from tax record: −$342 /mo · $4,098/yr
• Insurance: −$77
• HOA: −$17
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $653

Break-even live

Break-even rent $1,775

Max offer price $184,399

Occupancy floor 70%

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: $46,100
• Closing costs: $5,532
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18011 Tall Cypress Dr Spring, TX	4.0	2.5	2824	$3,120	$1.10	7d	1	0.54mi
17734 Moss Point Dr Spring, TX	4.0	3.5	2734	$2,470	$0.90	15d	1	0.75mi
16415 Lapis River Dr Spring, TX	4.0	2.5	2804	$2,500	$0.89	43d	1	1.20mi
6302 Laver Love Dr Spring, TX	4.0	3.5	3553	$3,549	$1.00	5d	1	1.47mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 40 events

1. 2026-04-27
   status Pending
2. 2026-04-14
   price $184,399
3. 2026-04-07
   status Active
4. 2026-03-30
   status Pending
5. 2026-03-05
   price $184,999
6. 2026-02-16
   listed $199,990 Active
7. 2023-01-13
   soldstatus
8. 2020-07-17
   soldstatus
9. 2020-07-16
   soldstatus Sold 184-char remark

   Show marketing remark (184 chars)

   Perfect property to invest on. See property under your own risk, stairs not reliable. Sold "AS IS" Excellent opportunity to flip or to make it yours in an excellent location.

10. 2020-07-06
    status Pending 184-char remark

    Show marketing remark (184 chars)

    Perfect property to invest on. See property under your own risk, stairs not reliable. Sold "AS IS" Excellent opportunity to flip or to make it yours in an excellent location.

11. 2020-06-27
    status Option Pending 184-char remark

    Show marketing remark (184 chars)

    Perfect property to invest on. See property under your own risk, stairs not reliable. Sold "AS IS" Excellent opportunity to flip or to make it yours in an excellent location.

12. 2020-06-25
    listed $125,000 Active 184-char remark

    Show marketing remark (184 chars)

    Perfect property to invest on. See property under your own risk, stairs not reliable. Sold "AS IS" Excellent opportunity to flip or to make it yours in an excellent location.

13. 2014-07-28
    soldstatus
14. 2014-05-29
    status Pending
15. 2014-05-22
    status Option Pending
16. 2014-05-21
    historical
17. 2014-04-29
    status Active
18. 2014-04-26
    status Pending, Continue to Show
19. 2014-04-15
    status Option Pending
20. 2014-04-09
    status Active
21. 2014-04-09
    status Option Pending
22. 2014-04-08
    status Active
23. 2014-03-31
    status Option Pending
24. 2014-03-28
    status Active
25. 2014-03-17
    status Option Pending
26. 2014-03-10
    listed $109,950 Active
27. 2014-03-10
    historical
28. 2013-08-21
    status Pending
29. 2013-08-12
    status Option Pending
30. 2013-05-16
    price $115,000
31. 2013-04-23
    price $118,000
32. 2013-03-25
    listed $120,000 Active
33. 2012-11-21
    historical
34. 2012-10-19
    historical
35. 2012-10-19
    listed $132,900
36. 2012-06-12
    listed $132,900
37. 2012-05-24
    historical
38. 2012-03-20
    listed $135,900
39. 1991-03-21
    soldstatus $84,500
40. 1989-08-01
    soldstatus $66,000

ⓘ 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: $4,098 · $342/mo
• Projected year-2 tax: $4,098 · $342/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 1/10 Low FEMA zone X (unshaded) · 0% 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 8/10 Severe 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: $31,222
• − Mortgage interest: −$10,329
• − Property taxes: −$4,098
• − Insurance: −$922
• − Repairs & maintenance: −$2,498
• − Management: −$2,498
• − HOA: −$204
• − Depreciation: −$5,364
• Taxable income: $5,309
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $6,563/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

Price history

+179.4% since first listed

40 events — show timeline

• 2026-04-27 Pending — HARMLS
• 2026-04-14 Price Changed $184,399 HARMLS
• 2026-04-07 Relisted — HARMLS
• 2026-03-30 Pending — HARMLS
• 2026-03-05 Price Changed $184,999 HARMLS
• 2026-02-16 Listed $199,990 HARMLS
• 2023-01-13 Sold (Public Records) — Public Records
• 2020-07-17 Sold (Public Records) — Public Records
• 2020-07-16 Sold (MLS) — HARMLS
• 2020-07-06 Pending — HARMLS
• 2020-06-27 Pending — HARMLS
• 2020-06-25 Listed $125,000 HARMLS
• 2014-07-28 Sold (Public Records) — Public Records
• 2014-05-29 Pending — HARMLS
• 2014-05-22 Pending — HARMLS
• 2014-05-21 Listing Removed — HARMLS
• 2014-04-29 Relisted — HARMLS
• 2014-04-26 Pending — HARMLS
• 2014-04-15 Pending — HARMLS
• 2014-04-09 Relisted — HARMLS
• 2014-04-09 Pending — HARMLS
• 2014-04-08 Relisted — HARMLS
• 2014-03-31 Pending — HARMLS
• 2014-03-28 Relisted — HARMLS
• 2014-03-17 Pending — HARMLS
• 2014-03-10 Listed $109,950 HARMLS
• 2014-03-10 Listing Removed — HARMLS
• 2013-08-21 Pending — HARMLS
• 2013-08-12 Pending — HARMLS
• 2013-05-16 Price Changed $115,000 HARMLS
• 2013-04-23 Price Changed $118,000 HARMLS
• 2013-03-25 Listed $120,000 HARMLS
• 2012-11-21 Listing Removed — HARMLS
• 2012-10-19 Listing Removed — HARMLS
• 2012-10-19 Listed $132,900 HARMLS
• 2012-06-12 Listed $132,900 HARMLS
• 2012-05-24 Listing Removed — HARMLS
• 2012-03-20 Listed $135,900 HARMLS
• 1991-03-21 Sold (Public Records) $84,500 Public Records
• 1989-08-01 Sold (Public Records) $66,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,098 · +20.7% YoY. Source: county tax records.