17211 Woodburn Drive Dr · Sheldon, TX 77049

$150,000

3 bd · 1.0 ba · 1,835 sqft · SingleFamily public records · 55 Days on market

Built 1960 6,534 sqft lot $82/sqft · 21% below area Est $190k · 21% under ↓ 12% since listing

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Why this score? — see what drove the C+ 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 +19.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.2/10.0
• Appreciation +4.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.7/5.0

Listing remarks

Property has a large fence around the yard - lots of room for fun and activities, a front porch and covered side porch that can be used as a work area or for other use. The back yard is also spacious. Attached to the kitchen is a laundry room (size is 6.1 x 7) and a storage room (utility room 6.1 x 12.11). The kitchen has lots of cabinets and a room for a table. The living room and dining room are large rooms to decorate as you please, very roomy. All the bedrooms are located off the hallway. There is no garage, large driveway for parking.

Key facts

• Storage room
• Large fence
• Lots of cabinets

Tags

• LARGE FENCE
• FRONT PORCH
• COVERED SIDE PORCH
• LAUNDRY ROOM
• STORAGE ROOM
• LOTS OF CABINETS

Property features AI

Exterior

• Parking: Electric gate; No covered garage listed
• Security: Security gate
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south; Single-story entry configuration (multiple levels present)
• Construction: Stone exterior; Composition roof; Slab foundation; Built in 1960
• Exterior features: Fully fenced yard with backyard fencing; Private yard; Porch; Subdivision setting; Side yard

Interior

• Kitchen: Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom on the first floor (approximately 12.9 x 13.4); Bedroom on the second floor (approximately 9.8 x 10); Bedroom on the third floor (approximately 10 x 13.9)
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom (first floor)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Kitchen/Family room combo; Kitchen/Dining combo; One fireplace
• Laundry & utility: Gas dryer hookup; Utility room (first floor, approximately 6.1 x 12.11)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.2% in Sheldon — 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 66/100 on livability (#605 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F.
• Sheldon ISD (suburban): math 19% / reading 25% proficiency, ranked #746 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sheldon El (math 28% / reading 25%, grade F, #2,927 of 4,322 statewide, top 68%, 600 students, 86% FRL); Michael R Null Middle (math 15% / reading 23%, grade F, #1,466 of 1,662 statewide, top 89%, 1,164 students, 89% FRL); C E King H S (math 19% / reading 30%, grade F, #1,264 of 1,632 statewide, top 82%, 3,473 students, 82% FRL).
• Market conditions: Rents falling (-3.3%/yr); 159 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 55 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 2.9% of price.
• Climate carrying-cost: major flood risk; 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 7.1

CMA / ARV

• ARV (median comp): $189,845
• List price: $150,000
• Delta: -20.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17202 Woodburn Dr	0.04mi	4/2.0 (+1)	1,945 (+6%)	5mo	$119,500	$61	75
17235 Sunshine St	0.20mi	4/1.5 (+1)	1,580 (-14%)	11mo	$129,000	$82	52
16422 Sunshine St	0.58mi	4/3.5 (+1)	1,944 (+6%)	20mo	$750,000	$386	32

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

Projected returns pro-forma

-1.2% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.85×
• Total profit: $-6,421
• Equity at exit: $34,744

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $405
• Equity at exit: $35,250

Cash invested: $42,000 (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 77049

• Home prices YoY: -0.5%
• Rents YoY: -3.3%
• Active inventory: 159
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$358 /mo · $4,295/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $177

Break-even live

Break-even rent $1,528

Max offer price $150,000

Occupancy floor 85%

Sensitivity live

Price	-10% $262	-5% $219	+0% $177	+5% $134	+10% $92
Rent	-10% $38	-5% $107	+0% $177	+5% $246	+10% $315
Rate	-1.0pp $252	-0.5pp $215	base $177	+0.5pp $138	+1.0pp $98

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $150,000 Active 55 DOM
2. 2026-06-18
   days on market $150,000 Active 52 DOM
3. 2026-06-17
   days on market $150,000 Active 51 DOM
4. 2026-06-16
   days on market $150,000 Active 50 DOM
5. 2026-06-15
   days on market $150,000 Active 49 DOM
6. 2026-06-13
   days on market $150,000 Active 47 DOM
7. 2026-06-09
   days on market $150,000 Active 43 DOM
8. 2026-06-08
   days on market $150,000 Active 42 DOM
9. 2026-06-07
   days on market $150,000 Active 41 DOM
10. 2026-06-04
    days on market $150,000 Active 38 DOM
11. 2026-06-03
    days on market $150,000 Active 37 DOM
12. 2026-06-02
    days on market $150,000 Active 36 DOM
13. 2026-06-01
    days on market $150,000 Active 35 DOM
14. 2026-05-31
    days on market $150,000 Active 34 DOM
15. 2026-05-18
    status Active 545-char remark
16. 2026-05-14
    status Pending 545-char remark
17. 2026-04-22
    listed $150,000 Active 545-char remark
18. 2026-03-04
    listed $113,500 Active
19. 2026-03-04
    historical
20. 2026-01-16
    historical
21. 2025-12-29
    price $124,999
22. 2025-12-08
    price $154,999
23. 2025-12-04
    listed $169,999 Active
24. 1991-12-30
    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: $4,295 · $358/mo
• Projected year-2 tax: $4,295 · $358/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 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,018
• − Mortgage interest: −$8,402
• − Property taxes: −$4,295
• − Insurance: −$750
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$4,364
• Taxable loss: −$156
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $2,157/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: Sheldon ISD
• NCES district ID: 4839990
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $49,443
• Composite: 19.5/100
• National rank: #8772
• State rank: #746 of 826 in TX

Livability — Sheldon

• Score: 66/100
• State rank: #605
• US rank: #11469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheldon, TX
• County: Harris County · 4,702,590 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 40,418
• Household income: $62,971
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 993.0

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 Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 32% Black 19% White 10% Asian 3%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1%
• Foreign-born: 26% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 54% Other Asian/Pacific 1% Chinese 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: ▼ -1.20%
• Current HPI: 248.1111
• Rent YoY: ▼ -3.31%
• 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

-11.8% since first listed

10 events — show timeline

• 2026-05-18 Relisted — HARMLS
• 2026-05-14 Pending — HARMLS
• 2026-04-22 Listed $150,000 HARMLS
• 2026-03-04 Listing Removed — HARMLS
• 2026-03-04 Listed $113,500 HARMLS
• 2026-01-16 Listing Removed — HARMLS
• 2025-12-29 Price Changed $124,999 HARMLS
• 2025-12-08 Price Changed $154,999 HARMLS
• 2025-12-04 Listed $169,999 HARMLS
• 1991-12-30 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,295 · +9.4% YoY. Source: county tax records.