24915 Butterwick Dr · Houston, TX 77389

$300,000

4 bd · 2.5 ba · 2,544 sqft · SingleFamily public records · 63 Days on market

Built 1978 7,331 sqft lot $118/sqft · at area comps Est $299k · at est. $37/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 +11.4/30.0
• ARV discount +7.4/15.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Greenbelt Privacy Meets Modern Comfort in Klein ISD! Discover your perfect sanctuary at 24915 Butterwick Dr! This spacious 4-bedroom, 2.5-bath home offers the ultimate privacy with no back neighbors, backing directly to a lush greenbelt. You will step into a space that feels brand new, featuring fresh interior paint and brand-new carpet throughout. You will love the versatile floor plan featuring two distinct living areas: a cozy family room with a brick fireplace and a bright, formal living room. The heart of the home is the updated kitchen with double ovens, flowing seamlessly into your breakfast nook and formal dining room. Retreat to the massive primary suite with a spa-like bath and ample closet space. The oversized 2-car detached garage offers plenty of room for vehicles and hobbies. Located just minutes from the Exxon Campus, The Woodlands, and 99, this freshly updated, move-in-ready haven is exactly what you have been waiting for!

Key facts

• 7,331 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (7.6% below list).
• Recommended offer: $277k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools D, 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.
• Market conditions: Rents rising (+1.9%/yr); 383 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $9k 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 63 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $277,050 (7.6% 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 63 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 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: 0.92% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (median comp): $299,271
• List price: $300,000
• Delta: 0.24%
• 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
24826 Butterwick Dr	0.13mi	4/2.5	2,384 (-6%)	4mo	$340,000	$143	80
25226 Barmby Dr	0.33mi	4/2.5	2,722 (+7%)	3mo	$300,000	$110	70
25006 Silent Meadow Ct	0.33mi	4/2.5	2,274 (-11%)	3mo	$315,000	$139	65
25403 Barmby Dr	0.51mi	4/2.5	2,731 (+7%)	1mo	$309,990	$114	64
24610 Gilbough Dr	0.36mi	3/2.5 (-1)	2,299 (-10%)	2mo	$405,000	$176	61
25243 Saddlebrook Ranch Dr	0.68mi	4/2.5	2,460 (-3%)	4mo	$300,000	$122	60
25207 Oak Star Dr	0.33mi	3/2.5 (-1)	2,846 (+12%)	2mo	$400,000	$141	58
24931 Oconee Ct	0.48mi	4/2.5	2,858 (+12%)	2mo	$375,000	$131	55
24510 Equipo Fury Dr	0.74mi	3/2.0 (-1)	2,471 (-3%)	3mo	$574,999	$233	51
8922 Sedgemoor Dr	0.75mi	4/3.5	2,744 (+8%)	2mo	$579,999	$211	46
9110 Farr Landing Trl	0.73mi	5/3.0 (+1)	2,787 (+10%)	1mo	$635,000	$228	42
25002 Heather Glade Trl	0.65mi	4/3.5	2,881 (+13%)	2mo	$575,000	$200	42

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.31×
• Total profit: $-57,932
• Equity at exit: $44,731

10-year hold

• IRR: -15.5%
• Equity multiple: 0.17×
• Total profit: $-69,938
• Equity at exit: $25,939

Cash invested: $84,000 (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 77389

• Rents YoY: 1.9%
• Active inventory: 383
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,770 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$557 /mo · $6,680/yr
• Insurance: −$125
• HOA: −$37
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-103

Break-even live

Break-even rent $2,901

Max offer price $281,773

Occupancy floor 99%

Sensitivity live

Price	-10% $67	-5% $-18	+0% $-103	+5% $-188	+10% $-273
Rent	-10% $-322	-5% $-213	+0% $-103	+5% $6	+10% $116
Rate	-1.0pp $48	-0.5pp $-27	base $-103	+0.5pp $-181	+1.0pp $-260

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25003 Burgh Castle Dr Spring, TX	3.0	3.0	1794	$3,250	$1.81	44d	1	0.10mi
8607 Sorrel Meadows Dr Tomball, TX	3.0	2.0	1755	$1,966	$1.12	44d	1	0.44mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 48 events

1. 2026-06-18
   price $300,000 Active 63 DOM
2. 2026-06-18
   days on market $315,000 Active 63 DOM
3. 2026-06-17
   days on market $315,000 Active 62 DOM
4. 2026-06-16
   days on market $315,000 Active 61 DOM
5. 2026-06-15
   days on market $315,000 Active 60 DOM
6. 2026-06-13
   days on market $315,000 Active 58 DOM
7. 2026-06-09
   days on market $315,000 Active 54 DOM
8. 2026-06-08
   days on market $315,000 Active 53 DOM
9. 2026-06-07
   days on market $315,000 Active 52 DOM
10. 2026-06-04
    days on market $315,000 Active 49 DOM
11. 2026-06-03
    days on market $315,000 Active 48 DOM
12. 2026-06-02
    days on market $315,000 Active 47 DOM
13. 2026-06-01
    days on market $315,000 Active 46 DOM
14. 2026-05-31
    days on market $315,000 Active 45 DOM
15. 2026-04-16
    listed $325,000 Active 952-char remark

    Show marketing remark (952 chars)

    Greenbelt Privacy Meets Modern Comfort in Klein ISD! Discover your perfect sanctuary at 24915 Butterwick Dr! This spacious 4-bedroom, 2.5-bath home offers the ultimate privacy with no back neighbors, backing directly to a lush greenbelt. You will step into a space that feels brand new, featuring fresh interior paint and brand-new carpet throughout. You will love the versatile floor plan featuring two distinct living areas: a cozy family room with a brick fireplace and a bright, formal living room. The heart of the home is the updated kitchen with double ovens, flowing seamlessly into your breakfast nook and formal dining room. Retreat to the massive primary suite with a spa-like bath and ample closet space. The oversized 2-car detached garage offers plenty of room for vehicles and hobbies. Located just minutes from the Exxon Campus, The Woodlands, and 99, this freshly updated, move-in-ready haven is exactly what you have been waiting for!

16. 2026-04-16
    historical $325,000 952-char remark

    Show marketing remark (952 chars)

    Greenbelt Privacy Meets Modern Comfort in Klein ISD! Discover your perfect sanctuary at 24915 Butterwick Dr! This spacious 4-bedroom, 2.5-bath home offers the ultimate privacy with no back neighbors, backing directly to a lush greenbelt. You will step into a space that feels brand new, featuring fresh interior paint and brand-new carpet throughout. You will love the versatile floor plan featuring two distinct living areas: a cozy family room with a brick fireplace and a bright, formal living room. The heart of the home is the updated kitchen with double ovens, flowing seamlessly into your breakfast nook and formal dining room. Retreat to the massive primary suite with a spa-like bath and ample closet space. The oversized 2-car detached garage offers plenty of room for vehicles and hobbies. Located just minutes from the Exxon Campus, The Woodlands, and 99, this freshly updated, move-in-ready haven is exactly what you have been waiting for!

17. 2025-09-26
    soldstatus
18. 2017-07-12
    soldstatus Sold 392-char remark

    Show marketing remark (392 chars)

    Lovely 4 bedroom large home located in a highly sought out location minutes from The Woodlands and Exxon Campus. Family friendly neighborhood walking distance from the community center, pool, tennis courts and Fire Station. Complete redone inside and out. New roof, new sidings, new floors, new paint inside and out, new water heater, New Kitchen with granite counter tops. Won't last. Hurry!

19. 2017-07-11
    soldstatus
20. 2017-06-08
    status Pending 392-char remark

    Show marketing remark (392 chars)

    Lovely 4 bedroom large home located in a highly sought out location minutes from The Woodlands and Exxon Campus. Family friendly neighborhood walking distance from the community center, pool, tennis courts and Fire Station. Complete redone inside and out. New roof, new sidings, new floors, new paint inside and out, new water heater, New Kitchen with granite counter tops. Won't last. Hurry!

21. 2017-05-26
    status Pending, Continue to Show 392-char remark

    Show marketing remark (392 chars)

    Lovely 4 bedroom large home located in a highly sought out location minutes from The Woodlands and Exxon Campus. Family friendly neighborhood walking distance from the community center, pool, tennis courts and Fire Station. Complete redone inside and out. New roof, new sidings, new floors, new paint inside and out, new water heater, New Kitchen with granite counter tops. Won't last. Hurry!

22. 2017-05-21
    status Pending 392-char remark

    Show marketing remark (392 chars)

    Lovely 4 bedroom large home located in a highly sought out location minutes from The Woodlands and Exxon Campus. Family friendly neighborhood walking distance from the community center, pool, tennis courts and Fire Station. Complete redone inside and out. New roof, new sidings, new floors, new paint inside and out, new water heater, New Kitchen with granite counter tops. Won't last. Hurry!

23. 2017-05-11
    status Option Pending 392-char remark

    Show marketing remark (392 chars)

    Lovely 4 bedroom large home located in a highly sought out location minutes from The Woodlands and Exxon Campus. Family friendly neighborhood walking distance from the community center, pool, tennis courts and Fire Station. Complete redone inside and out. New roof, new sidings, new floors, new paint inside and out, new water heater, New Kitchen with granite counter tops. Won't last. Hurry!

24. 2017-05-11
    listed $175,000 Active 392-char remark

    Show marketing remark (392 chars)

    Lovely 4 bedroom large home located in a highly sought out location minutes from The Woodlands and Exxon Campus. Family friendly neighborhood walking distance from the community center, pool, tennis courts and Fire Station. Complete redone inside and out. New roof, new sidings, new floors, new paint inside and out, new water heater, New Kitchen with granite counter tops. Won't last. Hurry!

25. 2017-04-25
    historical
26. 2017-02-02
    status Active
27. 2017-01-13
    historical
28. 2017-01-13
    price $174,900
29. 2016-12-10
    status Active
30. 2016-12-10
    status Pending
31. 2016-11-28
    status Option Pending
32. 2016-10-04
    price $164,900
33. 2016-09-07
    price $169,900
34. 2016-09-02
    price $173,900
35. 2016-08-23
    price $174,900
36. 2016-07-01
    listed $179,900 Active
37. 2016-05-23
    historical
38. 2015-10-11
    listed $184,900 Active
39. 2015-09-26
    historical
40. 2015-07-21
    status Active
41. 2015-07-06
    historical
42. 2015-04-07
    listed $194,500 Active
43. 2014-09-21
    historical
44. 2014-08-25
    status Active
45. 2014-06-24
    historical
46. 2014-06-20
    listed $184,900 Active
47. 2014-05-23
    soldstatus
48. 2001-05-18
    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: $6,680 · $557/mo
• Projected year-2 tax: $6,680 · $557/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $33,246
• − Mortgage interest: −$16,805
• − Property taxes: −$6,680
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − HOA: −$444
• − Depreciation: −$8,727
• Taxable loss: −$6,229
• Est. tax savings @ 24.0%: +$1,495
• After-tax cash flow: $257/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): 45,701
• Household income: $140,683
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 1191.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 15% Black 7% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -159.54%
• Current HPI: 236.5688
• Rent YoY: ▲ 1.94%
• 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

+75.8% since first listed

34 events — show timeline

• 2026-04-16 Listed $325,000 HARMLS
• 2026-04-16 Coming Soon $325,000 HARMLS
• 2025-09-26 Sold (Public Records) — Public Records
• 2017-07-12 Sold (MLS) — HARMLS
• 2017-07-11 Sold (Public Records) — Public Records
• 2017-06-08 Pending — HARMLS
• 2017-05-26 Pending — HARMLS
• 2017-05-21 Pending — HARMLS
• 2017-05-11 Pending — HARMLS
• 2017-05-11 Listed $175,000 HARMLS
• 2017-04-25 Listing Removed — HARMLS
• 2017-02-02 Relisted — HARMLS
• 2017-01-13 Price Changed $174,900 HARMLS
• 2017-01-13 Listing Removed — HARMLS
• 2016-12-10 Relisted — HARMLS
• 2016-12-10 Pending — HARMLS
• 2016-11-28 Pending — HARMLS
• 2016-10-04 Price Changed $164,900 HARMLS
• 2016-09-07 Price Changed $169,900 HARMLS
• 2016-09-02 Price Changed $173,900 HARMLS
• 2016-08-23 Price Changed $174,900 HARMLS
• 2016-07-01 Listed $179,900 HARMLS
• 2016-05-23 Listing Removed — HARMLS
• 2015-10-11 Listed $184,900 HARMLS
• 2015-09-26 Listing Removed — HARMLS
• 2015-07-21 Relisted — HARMLS
• 2015-07-06 Listing Removed — HARMLS
• 2015-04-07 Listed $194,500 HARMLS
• 2014-09-21 Listing Removed — HARMLS
• 2014-08-25 Relisted — HARMLS
• 2014-06-24 Listing Removed — HARMLS
• 2014-06-20 Listed $184,900 HARMLS
• 2014-05-23 Sold (Public Records) — Public Records
• 2001-05-18 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $6,680 · +2.8% YoY. Source: county tax records.