4502 Clemwood Ln · Houston, TX 77345

$255,000

3 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 49 Days on market

Built 2010 6,024 sqft lot $166/sqft · at area comps Est $264k · at est. $40/mo HOA · 2% 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 +9.0/30.0
• ARV discount +9.0/15.0
• Appreciation +5.2/10.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully one-story corner home offering 3 bedrooms, 2 full baths, and a private office—perfect for today’s lifestyle. From the moment you walk in, you’ll love the bright, open layout with elegant tray ceilings and NO carpet throughout, creating a clean, modern feel with easy maintenance. The spacious living area flows effortlessly into the kitchen and dining, ideal for everyday living and entertaining. Enjoy peace of mind with a NEW roof and location in a no flood zone. The primary suite provides a relaxing retreat, while other bedrooms offer comfort and flexibility. The dedicated office is perfect for working from home or as a flex space. Situated on a premium corner lot in a desirable community, zoned to excellent schools, and conveniently located near shopping, dining, and major roads. A must-see!

Key facts

• 6,024 sq ft lot
• 2 garage spots
• Community pool

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 $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (11.3% below list).
• Recommended offer: $220k (13.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hidden Hollow El (math 46% / reading 53%, grade D, #865 of 4,322 statewide, top 21%, 506 students, 35% FRL); Creekwood Middle (math 49% / reading 50%, grade C, #356 of 1,662 statewide, top 23%, 1,149 students, 21% FRL); Humble H S (math 15% / reading 31%, grade F, #1,348 of 1,632 statewide, top 83%, 2,867 students, 77% FRL).
• Market conditions: 189 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,899 (13.8% 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 49 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 9.4

CMA / ARV

• ARV (median comp): $263,709
• List price: $255,000
• Delta: -3.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4502 Woodspring Glen Ln	0.09mi	3/2.0	1,534 (+0%)	12mo	$265,000	$173	86
4502 Pin Oak Creek Ln	0.05mi	3/2.0	1,693 (+10%)	6mo	$264,900	$156	76
4418 Appalachian Trl	0.43mi	3/2.0	1,471 (-4%)	1mo	$239,900	$163	73
4306 Mountain Peak Way	0.44mi	3/2.5	1,598 (+4%)	3mo	$200,000	$125	68
5102 Dobbin Springs Ln	0.47mi	3/2.0	1,441 (-6%)	3mo	$240,000	$167	66
4003 Longleaf Ln	0.32mi	3/1.0	1,468 (-4%)	16mo	$299,000	$204	61
4927 Dobbin Springs Ln	0.48mi	3/2.0	1,465 (-4%)	14mo	$259,000	$177	59
2825 Woodspring Forest Dr	0.33mi	3/2.0	1,745 (+14%)	7mo	$262,000	$150	56
3850 Acorn Ln	0.48mi	3/2.0	1,350 (-12%)	5mo	$439,000	$325	54
4710 Foster Hill Ct	0.19mi	3/2.0	1,757 (+15%)	20mo	$279,900	$159	50

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

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.80×
• Total profit: $-14,472
• Equity at exit: $79,865

10-year hold

• IRR: 1.4%
• Equity multiple: 1.16×
• Total profit: $11,555
• Equity at exit: $100,778

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 77345

• Home prices YoY: 0.2%
• Active inventory: 189
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$502 /mo · $6,024/yr
• Insurance: −$106
• HOA: −$40
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-199

Break-even live

Break-even rent $2,513

Max offer price $219,899

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-127	+0% $-199	+5% $-271	+10% $-343
Rent	-10% $-377	-5% $-288	+0% $-199	+5% $-109	+10% $-20
Rate	-1.0pp $-70	-0.5pp $-134	base $-199	+0.5pp $-265	+1.0pp $-332

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9323 Darby Knoll Way Porter, TX	4.0	2.5	2182	$2,595	$1.19	45d	1	0.81mi
4535 Echo Falls Dr Kingwood, TX	4.0	2.5	2184	$2,145	$0.98	3d	1	1.07mi
3327 Sycamore Springs Dr Kingwood, TX	3.0	2.0	1619	$1,683	$1.04	23d	1	1.26mi
3327 Sycamore Springs Dr Kingwood, TX	3.0	2.0	1619	$1,575	$0.97	20d	1	1.26mi
4318 Pinewood Park Dr Kingwood, TX	2.0	2.0	1634	$2,100	$1.29	45d	1	1.29mi
3303 Sycamore Springs Dr Kingwood, TX	4.0	2.5	2010	$1,976	$0.98	0d	1	1.33mi
3122 Birch Creek Dr Kingwood, TX	3.0	2.0	1446	$1,624	$1.12	26d	1	1.37mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 10 events

1. 2026-04-22
   status Active 832-char remark

   Show marketing remark (832 chars)

   Beautifully one-story corner home offering 3 bedrooms, 2 full baths, and a private office—perfect for today’s lifestyle. From the moment you walk in, you’ll love the bright, open layout with elegant tray ceilings and NO carpet throughout, creating a clean, modern feel with easy maintenance. The spacious living area flows effortlessly into the kitchen and dining, ideal for everyday living and entertaining. Enjoy peace of mind with a NEW roof and location in a no flood zone. The primary suite provides a relaxing retreat, while other bedrooms offer comfort and flexibility. The dedicated office is perfect for working from home or as a flex space. Situated on a premium corner lot in a desirable community, zoned to excellent schools, and conveniently located near shopping, dining, and major roads. A must-see!

2. 2026-04-20
   status Pending 832-char remark

   Show marketing remark (832 chars)

   Beautifully one-story corner home offering 3 bedrooms, 2 full baths, and a private office—perfect for today’s lifestyle. From the moment you walk in, you’ll love the bright, open layout with elegant tray ceilings and NO carpet throughout, creating a clean, modern feel with easy maintenance. The spacious living area flows effortlessly into the kitchen and dining, ideal for everyday living and entertaining. Enjoy peace of mind with a NEW roof and location in a no flood zone. The primary suite provides a relaxing retreat, while other bedrooms offer comfort and flexibility. The dedicated office is perfect for working from home or as a flex space. Situated on a premium corner lot in a desirable community, zoned to excellent schools, and conveniently located near shopping, dining, and major roads. A must-see!

3. 2026-04-10
   listed $255,000 Active 832-char remark

   Show marketing remark (832 chars)

   Beautifully one-story corner home offering 3 bedrooms, 2 full baths, and a private office—perfect for today’s lifestyle. From the moment you walk in, you’ll love the bright, open layout with elegant tray ceilings and NO carpet throughout, creating a clean, modern feel with easy maintenance. The spacious living area flows effortlessly into the kitchen and dining, ideal for everyday living and entertaining. Enjoy peace of mind with a NEW roof and location in a no flood zone. The primary suite provides a relaxing retreat, while other bedrooms offer comfort and flexibility. The dedicated office is perfect for working from home or as a flex space. Situated on a premium corner lot in a desirable community, zoned to excellent schools, and conveniently located near shopping, dining, and major roads. A must-see!

4. 2020-12-01
   soldstatus
5. 2013-03-11
   soldstatus
6. 2013-03-07
   soldstatus Sold 342-char remark

   Show marketing remark (342 chars)

   So much better than new, with added landscaping (fruit trees and shrubs), and upgraded ceiling fans and light fixtures. Upgrades at purchase included front porch elevation ($2,000), study ($950), garden tub with separate shower ($1,683), interior upgrades satin nickle ($1,160), tray ceiling ($230) & 2'' faux blinds. Shows like a model!

7. 2013-02-22
   status Pending, Continue to Show 342-char remark

   Show marketing remark (342 chars)

   So much better than new, with added landscaping (fruit trees and shrubs), and upgraded ceiling fans and light fixtures. Upgrades at purchase included front porch elevation ($2,000), study ($950), garden tub with separate shower ($1,683), interior upgrades satin nickle ($1,160), tray ceiling ($230) & 2'' faux blinds. Shows like a model!

8. 2013-02-08
   price $131,500 Option Pending 342-char remark

   Show marketing remark (342 chars)

   So much better than new, with added landscaping (fruit trees and shrubs), and upgraded ceiling fans and light fixtures. Upgrades at purchase included front porch elevation ($2,000), study ($950), garden tub with separate shower ($1,683), interior upgrades satin nickle ($1,160), tray ceiling ($230) & 2'' faux blinds. Shows like a model!

9. 2013-02-08
   status Option Pending 342-char remark

   Show marketing remark (342 chars)

   So much better than new, with added landscaping (fruit trees and shrubs), and upgraded ceiling fans and light fixtures. Upgrades at purchase included front porch elevation ($2,000), study ($950), garden tub with separate shower ($1,683), interior upgrades satin nickle ($1,160), tray ceiling ($230) & 2'' faux blinds. Shows like a model!

10. 2013-01-28
    listed $133,000 Active 342-char remark

    Show marketing remark (342 chars)

    So much better than new, with added landscaping (fruit trees and shrubs), and upgraded ceiling fans and light fixtures. Upgrades at purchase included front porch elevation ($2,000), study ($950), garden tub with separate shower ($1,683), interior upgrades satin nickle ($1,160), tray ceiling ($230) & 2'' faux blinds. Shows like a model!

ⓘ 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: $6,024 · $502/mo
• Projected year-2 tax: $6,024 · $502/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,142
• − Mortgage interest: −$14,284
• − Property taxes: −$6,024
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$480
• − Depreciation: −$7,418
• Taxable loss: −$6,682
• Est. tax savings @ 24.0%: +$1,604
• After-tax cash flow: $-781/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: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 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): 27,917
• Household income: $150,742
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 307.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 10% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 6% Italian 4% Slovak 3%
• Foreign-born: 8% · Canada, China, Dominican Republic
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% 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: ▲ 0.45%
• Current HPI: 210.6244
• Rent YoY: —
• 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

+91.7% since first listed

10 events — show timeline

• 2026-04-22 Relisted — HARMLS
• 2026-04-20 Pending — HARMLS
• 2026-04-10 Listed $255,000 HARMLS
• 2020-12-01 Sold (Public Records) — Public Records
• 2013-03-11 Sold (Public Records) — Public Records
• 2013-03-07 Sold (MLS) — HARMLS
• 2013-02-22 Pending — HARMLS
• 2013-02-08 Pending — HARMLS
• 2013-02-08 Price Changed $131,500 HARMLS
• 2013-01-28 Listed $133,000 HARMLS

Property tax history

+13.7%/yr

Latest (2025): $6,024 · +1.9% YoY. Source: county tax records.