16730 Townes Rd · Friendswood, TX 77546

$249,950

4 bd · 2.0 ba · 1,849 sqft · SingleFamily public records · 65 Days on market

Built 1972 8,158 sqft lot $135/sqft · 5% below area Est $263k · 5% under $13/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).

• Cash flow +12.3/30.0
• ARV discount +9.8/15.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to make this home your own! Featuring a spacious floor plan with formal living and dining areas, plus a cozy wood-burning fireplace. The property has seen updates in the past but now offers the chance for your personal touch. Some cosmetic repairs are needed, including paint, light fixtures, and general TLC. With solid bones and plenty of potential, this home is ideal for buyers looking to customize and add value. Conveniently located with easy access to major roads, shopping, and dining. Don't miss the opportunity to bring your vision to life!

Key facts

• 8,158 sq ft lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-44 ($-532/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (8.4% below list).
• Recommended offer: $229k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.4% in Friendswood — 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 70/100 on livability (#338 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Wedgewood El (math 31% / reading 42%, grade F, #1,883 of 4,322 statewide, top 44%, 660 students, 56% FRL); Brookside Int (math 44% / reading 52%, grade C-, #400 of 1,662 statewide, top 24%, 921 students, 47% FRL); Clear Creek H S (math 51% / reading 54%, grade C-, #444 of 1,632 statewide, top 27%, 2,400 students, 0% FRL).
• Market conditions: Rents rising (+2.7%/yr); 512 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 65 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $250k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,859 (8.4% 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. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.92% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (median comp): $263,469
• List price: $249,950
• Delta: -5.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4418 Saffron Ln	0.34mi	3/2.0 (-1)	1,761 (-5%)	1mo	$270,000	$153	70
4315 Ravine Dr	0.30mi	3/2.0 (-1)	1,729 (-6%)	2mo	$269,900	$156	68
17114 Barcelona Dr	0.39mi	4/2.0	1,716 (-7%)	2mo	$279,900	$163	68
16510 Blackhawk Blvd	0.38mi	3/2.0 (-1)	1,948 (+5%)	0mo	$289,000	$148	68
4415 Crofter Glen Dr	0.31mi	4/2.0	1,630 (-12%)	1mo	$169,000	$104	65
16810 Barcelona Dr Dr	0.23mi	3/2.0 (-1)	1,630 (-12%)	2mo	$230,000	$141	63
16303 Townes Rd	0.50mi	3/2.0 (-1)	1,932 (+4%)	2mo	$219,000	$113	63
16926 Blackhawk Blvd	0.33mi	3/2.0 (-1)	1,640 (-11%)	4mo	$254,900	$155	57
5339 Appleblossom Ln	0.64mi	3/2.5 (-1)	1,881 (+2%)	4mo	$289,500	$154	57
5402 Royal Pkwy	0.63mi	3/2.0 (-1)	1,787 (-3%)	4mo	$315,000	$176	57
17211 Heritage Bay Dr	0.66mi	3/2.0 (-1)	1,712 (-7%)	1mo	$240,000	$140	51
5011 Abercreek Ave	0.56mi	4/2.0	1,620 (-12%)	3mo	$220,000	$136	51

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 · 2.74% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-43,813
• Equity at exit: $37,268

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-43,775
• Equity at exit: $21,611

Cash invested: $69,986 (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 77546

• Rents YoY: 2.7%
• Active inventory: 512
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$424 /mo · $5,093/yr
• Insurance: −$104
• HOA: −$13
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-44

Break-even live

Break-even rent $2,345

Max offer price $242,115

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $26	+0% $-44	+5% $-115	+10% $-186
Rent	-10% $-225	-5% $-135	+0% $-44	+5% $46	+10% $136
Rate	-1.0pp $82	-0.5pp $19	base $-44	+0.5pp $-109	+1.0pp $-175

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: $62,488
• Closing costs: $7,498
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16906 Barcelona Dr Unit 1019600P Friendswood, TX	4.0	2.0	1689	$7,985	$4.73	7d	1	0.23mi
16906 Barcelona Dr Friendswood, TX	4.0	2.0	1693	$8,750	$5.17	23d	1	0.23mi
3726 Townes Forest Rd Friendswood, TX	4.0	2.0	1482	$2,100	$1.42	45d	1	0.26mi
17155 Barcelona Dr Unit 1019602P Friendswood, TX	5.0	2.0	1700	$14,489	$8.52	45d	1	0.47mi
17155 Barcelona Dr Friendswood, TX	5.0	2.0	1704	$8,750	$5.13	23d	1	0.47mi
2731 Cross Tide Ln Friendswood, TX	4.0	2.5	2610	$2,486	$0.95	9d	1	0.61mi
3511 Misty View Ln Friendswood, TX	3.0	2.0	1960	$2,395	$1.22	45d	1	0.79mi
50 W Bay Area Blvd Webster, TX	3.0	2.0	1269	$1,500	$1.18	45d	1	0.94mi
3102 W Bay Area Blvd Unit 3135 Friendswood, TX	3.0	2.0	1463	$2,224	$1.52	0d	1	0.96mi
2702 W Bay Area Blvd Unit 2735 Webster, TX	3.0	2.0	1269	$1,559	$1.23	0d	1	0.98mi
2314 Whitman Way Dr Friendswood, TX	4.0	2.0	1670	$1,500	$0.90	9d	1	1.16mi
1408 S Friendswood Dr #804 Friendswood, TX	3.0	3.0	1966	$2,700	$1.37	18d	1	1.20mi
1408 S Friendswood Dr #804 Friendswood, TX	3.0	3.0	1966	$2,700	$1.37	17d	1	1.20mi
4919 Bayboro Park Dr Friendswood, TX	3.0	2.0	1641	$2,135	$1.30	0d	1	1.31mi
2323 Tall Ships Ln Unit Labs Friendswood, TX	3.0	2.0	1641	$2,280	$1.39	19d	1	1.32mi
5000 Watkins Way Unit 5033 Friendswood, TX	3.0	2.0	1251	$1,579	$1.26	12d	1	1.48mi
5000 Watkins Way Unit 3165 Friendswood, TX	3.0	2.0	1251	$1,539	$1.23	0d	1	1.48mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 18 events

1. 2026-06-21
   days on market $249,950 Active 65 DOM
2. 2026-06-18
   price $249,950 Active 62 DOM
3. 2026-06-18
   days on market $259,950 Active 62 DOM
4. 2026-06-17
   days on market $259,950 Active 61 DOM
5. 2026-06-16
   days on market $259,950 Active 60 DOM
6. 2026-06-15
   days on market $259,950 Active 59 DOM
7. 2026-06-13
   days on market $259,950 Active 57 DOM
8. 2026-06-13
   days on market $259,950 Active 56 DOM
9. 2026-06-09
   days on market $259,950 Active 53 DOM
10. 2026-06-08
    days on market $259,950 Active 52 DOM
11. 2026-06-07
    days on market $259,950 Active 51 DOM
12. 2026-06-04
    days on market $259,950 Active 48 DOM
13. 2026-06-03
    days on market $259,950 Active 47 DOM
14. 2026-06-02
    days on market $259,950 Active 46 DOM
15. 2026-06-01
    days on market $259,950 Active 45 DOM
16. 2026-05-31
    days on market $259,950 Active 44 DOM
17. 2026-04-17
    listed $269,950 Active 568-char remark

    Show marketing remark (568 chars)

    Great opportunity to make this home your own! Featuring a spacious floor plan with formal living and dining areas, plus a cozy wood-burning fireplace. The property has seen updates in the past but now offers the chance for your personal touch. Some cosmetic repairs are needed, including paint, light fixtures, and general TLC. With solid bones and plenty of potential, this home is ideal for buyers looking to customize and add value. Conveniently located with easy access to major roads, shopping, and dining. Don't miss the opportunity to bring your vision to life!

18. 1993-08-30
    soldstatus $63,000

ⓘ 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: $5,093 · $424/mo
• Projected year-2 tax: $5,093 · $424/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 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,463
• − Mortgage interest: −$14,001
• − Property taxes: −$5,093
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$156
• − Depreciation: −$7,271
• Taxable loss: −$4,702
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $596/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 — Friendswood

• Score: 70/100
• State rank: #338
• US rank: #7362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Friendswood, TX
• County: Galveston County · 357,330 people
• City population: 54,789
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 54,789
• Household income: $123,756
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1350.0

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 White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 11% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 3% Vietnamese 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: ▼ -160.03%
• Current HPI: 243.7934
• Rent YoY: ▲ 2.74%
• 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

+328.5% since first listed

2 events — show timeline

• 2026-04-17 Listed $269,950 HARMLS
• 1993-08-30 Sold (Public Records) $63,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $5,093 · +5.3% YoY. Source: county tax records.