406 Mcconn Ct · Houston, TX 77598

$255,000

3 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 66 Days on market

Built 1978 7,200 sqft lot Est $300k · 15% under $23/mo HOA · 1% 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 +14.2/15.0
• Cash flow +8.2/30.0
• Appreciation +5.8/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

Welcome to 406 McConn Court in Webster—a well-maintained two-story home offering four bedrooms, two bathrooms, and a highly functional floor plan designed for everyday living. Fresh interior paint and recently updated carpet give the home a bright, move-in-ready feel. The main living areas flow comfortably, while the spacious bedrooms provide flexibility for family, guests, or a home office. Upstairs, enjoy a charming balcony—perfect for morning coffee or evening relaxation. The laundry room is conveniently located inside the home, adding to its practical appeal. Step outside to a generously sized backyard with plenty of room for outdoor entertaining, play, or future customizati

Key facts

• Charming balcony
• 7,200 sq ft lot
• 2 garage spots

Tags

• CHARMING BALCONY
• GENEROUSLY SIZED BACKYARD

Property features AI

Finance

• HOA & community: Association: Sterling Knoll; Annual association fee of $275; Community features include curbs

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1978; Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Balcony; Deck; Patio; Private yard; Fenced backyard; Corner lot; Backs to greenbelt/park; Subdivision setting; Concrete road surface

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven/range
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 13); Three additional bedrooms on the second floor (approx. 10 x 10; 10 x 9; 9 x 9)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; One fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (17.7% below list).
• Recommended offer: $210k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Clear Creek ISD (suburban): math 48% / reading 54% proficiency, ranked #114 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Pointe El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 661 students, 49% FRL); Clear Brook H S (math 49% / reading 58%, grade C-, #428 of 1,632 statewide, top 27%, 2,347 students, 0% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: Rents flat; 207 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 41% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.6% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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: 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 $209,775 (17.7% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.82% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $299,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Mcconn Ct	0.00mi	4/2.0 (+1)	1,764 (0%)	0mo	$255,000	$145	95
555 Shealy St	0.27mi	4/2.0 (+1)	1,763 (-0%)	1mo	$319,900	$181	81
15210 Mcconn St	0.13mi	3/2.5	1,614 (-8%)	10mo	$300,000	$186	69
15807 Castorglen Dr	0.62mi	3/2.0	1,693 (-4%)	1mo	$279,000	$165	64
15403 Woodcote Ct	0.65mi	3/2.0	1,868 (+6%)	1mo	$310,000	$166	60
454 Buoy Rd	0.64mi	3/2.0	1,616 (-8%)	1mo	$265,000	$164	55
15715 Caprock Dr	0.52mi	3/2.0	1,531 (-13%)	4mo	$265,000	$173	51
15806 Roxton Ridge Dr	0.64mi	3/2.0	1,592 (-10%)	10mo	$257,000	$161	46
467 Reseda Dr	0.67mi	3/2.0	1,516 (-14%)	5mo	$289,000	$191	41
207 Lochnell Dr	0.69mi	4/2.5 (+1)	1,972 (+12%)	1mo	$335,000	$170	40
403 Elder Vista Dr	0.74mi	3/2.0	1,556 (-12%)	9mo	$269,999	$174	38
15415 Woodhorn Dr	0.74mi	3/2.5	2,009 (+14%)	8mo	$280,000	$139	33

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

Projected returns pro-forma

1.58% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.89×
• Total profit: $-7,955
• Equity at exit: $94,839

10-year hold

• IRR: 1.3%
• Equity multiple: 1.16×
• Total profit: $11,526
• Equity at exit: $132,289

Cash invested: $71,400 (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 77598

• Home prices YoY: 0.5%
• Rents YoY: 0.6%
• Active inventory: 207
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$428 /mo · $5,139/yr
• Insurance: −$106
• HOA: −$23
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-238

Break-even live

Break-even rent $2,398

Max offer price $213,041

Occupancy floor —

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
547 Shealy St Webster, TX	4.0	2.0	1845	$2,286	$1.24	12d	1	0.24mi
15126 Silverman St Webster, TX	3.0	2.0	1433	$2,000	$1.40	43d	1	0.30mi
15240 Galveston Rd Webster, TX	2.0–3.0	1.5–2.5	1214	$1,800	$1.48	24d	2	0.39mi
15246 Galveston Rd Houston, TX	3.0	2.0	1335	$1,800	$1.35	43d	1	0.45mi
707 El Dorado Blvd Unit 740 Houston, TX	3.0	2.0	1287	$1,601	$1.24	2d	1	0.76mi
15902 Highway 3 Webster, TX	1.0–3.0	1.0–2.0	921	$1,920	$2.08	1d	66	0.78mi
18833 Town Ridge Ln Unit 3174 Webster, TX	3.0	2.0	2086	$2,941	$1.41	11d	1	0.84mi
18833 Town Ridge Ln Unit 3148 Webster, TX	3.0	2.0	2086	$2,898	$1.39	2d	1	0.84mi
18833 Town Ridge Ln Unit 18866 Webster, TX	3.0	2.0	2086	$3,084	$1.48	43d	1	0.84mi
946 Beachcomber Ln Houston, TX	3.0	2.0	1872	$1,995	$1.07	43d	1	1.17mi
100 Texas Ave Webster, TX	1.0–3.0	1.0–2.0	992	$2,180	$2.20	1d	36	1.23mi
16202 El Camino Real Unit 16235 Houston, TX	3.0	2.0	1257	$1,664	$1.32	10d	1	1.34mi
19302 Glenwest Dr Friendswood, TX	1.0–3.0	1.0–2.0	1048	$2,787	$2.66	1d	31	1.36mi
16202 El Camino Real Unit 3112 Houston, TX	3.0	2.0	1257	$1,632	$1.30	2d	1	1.42mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 15 events

1. 2026-05-13
   status Pending
2. 2026-05-05
   historical Active Under Contract
3. 2026-03-30
   status Pending
4. 2026-03-20
   status Active
5. 2026-03-19
   status Pending
6. 2026-03-10
   status Pending
7. 2026-02-16
   status Active
8. 2026-02-08
   status Pending
9. 2026-01-29
   listed $255,000 Active
10. 2018-09-06
    soldstatus
11. 2008-08-01
    soldstatus
12. 2002-03-13
    historical
13. 2002-03-08
    soldstatus
14. 2001-11-16
    listed $124,900
15. 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: $5,139 · $428/mo
• Projected year-2 tax: $5,139 · $428/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,173
• − Mortgage interest: −$14,284
• − Property taxes: −$5,139
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$276
• − Depreciation: −$7,418
• Taxable loss: −$7,247
• Est. tax savings @ 24.0%: +$1,739
• After-tax cash flow: $-1,111/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: Clear Creek ISD
• NCES district ID: 4814280
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $80,240
• Composite: 46.49/100
• National rank: #2431
• State rank: #114 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

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,110
• Household income: $60,977
• Rent vs Own: 76.9% rent · 23.1% own
• Severe rent burden: 1983.0

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 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Black 14% Two or more races 13% Asian 8%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 21% Vietnamese 2% Other Indo-European 2%

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: ▲ 1.58%
• Current HPI: 292.0815
• Rent YoY: ▲ 0.56%
• 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

+104.2% since first listed

15 events — show timeline

• 2026-05-13 Pending — HARMLS
• 2026-05-05 Contingent — HARMLS
• 2026-03-30 Pending — HARMLS
• 2026-03-20 Relisted — HARMLS
• 2026-03-19 Pending — HARMLS
• 2026-03-10 Pending — HARMLS
• 2026-02-16 Relisted — HARMLS
• 2026-02-08 Pending — HARMLS
• 2026-01-29 Listed $255,000 HARMLS
• 2018-09-06 Sold (Public Records) — Public Records
• 2008-08-01 Sold (Public Records) — Public Records
• 2002-03-13 Listing Removed — HARMLS
• 2002-03-08 Sold (Public Records) — Public Records
• 2001-11-16 Listed $124,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,139 · +5.9% YoY. Source: county tax records.