17148 Gleneagle Dr S · The Woodlands, TX 77385

$224,900

3 bd · 2.0 ba · 1,749 sqft · SingleFamily public records · 41 Days on market

Built 2005 9,278 sqft lot $129/sqft · 18% below area Est $274k · 18% under $25/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Schools +5.1/10.0
• 1% rule +4.6/10.0
• Livability +4.5/5.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location… Location… Location… situated across the street from the community park. This 3/2 can be your dream starter home or an investor flip! Nice Split Floor-plan, with a large family room with an open concept. The Back patio has an upgraded covered patio with ceiling fans. Alos, this house Highlights, ENERGY EFFICIENT WINDOWS & ROOF replaced 2022. The house needs TLC… all flooring must be replaced throughout, entire interior must be repainted. Other than that, the rooms are a nice size and spacious closets. LOW TAX RATE. There is a lot of potential…. Convenient to 99 & I-45... Easy commute to The Woodlands! Call today… let’s get moving.

Key facts

• 9,278 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-73 ($-874/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (3.8% below list).
• Recommended offer: $212k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D-.
• Conroe ISD (other): math 57% / reading 57% proficiency, ranked #69 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.9%/yr); 316 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 13,259 units permitted in Montgomery County in 2024 (1,402 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.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask is 822% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $212,031 (5.7% 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 41 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 8.7

CMA / ARV

• ARV (median comp): $273,627
• List price: $224,900
• Delta: -17.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9257 Inland Leather Ln	0.21mi	3/2.0	1,687 (-4%)	0mo	$337,000	$200	84
9863 Swan Ct	0.20mi	3/1.5	1,810 (+4%)	3mo	$265,000	$146	80
1410 Glenoaks Dr	0.22mi	3/2.5	1,646 (-6%)	4mo	$274,900	$167	74
17119 Spindle Oaks Dr	0.29mi	4/2.5 (+1)	1,819 (+4%)	4mo	$360,000	$198	70
10005 Red Beadtree Pl	0.37mi	3/2.0	1,810 (+4%)	9mo	$355,000	$196	70
17210 Glenoaks Dr	0.14mi	4/3.0 (+1)	1,644 (-6%)	10mo	$189,000	$115	66
17015 Ash Leaf Way	0.41mi	4/2.0 (+1)	1,915 (+10%)	3mo	$360,000	$188	58
16431 Rosary Pea Pl	0.27mi	3/2.0	1,496 (-14%)	8mo	$307,000	$205	57
17161 Upland Bent Ct	0.29mi	3/2.0	1,510 (-14%)	8mo	$350,000	$232	57
17409 Turtleweed Ln	0.70mi	3/2.0	1,810 (+4%)	8mo	$350,000	$193	55
17063 Concord Dr	0.71mi	2/2.0 (-1)	1,777 (+2%)	7mo	$248,875	$140	53
17027 Shy Leaf Ct	0.44mi	4/2.0 (+1)	1,935 (+11%)	6mo	$360,000	$186	52

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 · 3.88% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-38,978
• Equity at exit: $33,533

10-year hold

• IRR: -7.5%
• Equity multiple: 0.51×
• Total profit: $-31,143
• Equity at exit: $19,445

Cash invested: $62,972 (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 77385

• Home prices YoY: -27.5%
• Rents YoY: 3.9%
• Active inventory: 316
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$484 /mo · $5,807/yr
• Insurance: −$94
• HOA: −$25
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-73

Break-even live

Break-even rent $2,256

Max offer price $212,031

Occupancy floor 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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17116 Harpers Trce Conroe, TX	1.0–3.0	1.0–2.0	1083	$1,948	$1.80	1d	28	0.53mi
17011 Harpers Way Conroe, TX	1.0–2.0	1.0–2.0	922	$1,683	$1.83	1d	14	0.73mi
17011 Harper's Way Unit 17068 Conroe, TX	2.0	2.0	1073	$1,475	$1.37	43d	1	0.73mi
9819 Kiwi Ln Conroe, TX	4.0	2.0	1434	$1,826	$1.27	7d	1	0.87mi
373 N Centro Cir Conroe, TX	3.0	2.5	1619	$2,286	$1.41	21d	1	0.92mi
357 N Centro Cir Conroe, TX	3.0	2.5	1619	$2,436	$1.50	7d	1	0.94mi
18624 Whimsic Aly Conroe, TX	4.0	4.0	2013	$2,416	$1.20	43d	1	0.95mi
18403 Idyllic Aly Conroe, TX	4.0	4.0	1619	$1,931	$1.19	43d	1	0.98mi
446 S Centro Cir Conroe, TX	3.0	2.5	1619	$2,451	$1.51	21d	1	0.98mi
18415 Idyllic Aly Conroe, TX	4.0	4.0	2013	$2,256	$1.12	7d	1	0.99mi
18419 Idyllic Aly Conroe, TX	4.0	4.0	2013	$2,341	$1.16	7d	1	0.99mi
305 N Centro Cir Conroe, TX	3.0	2.5	1487	$2,481	$1.67	5d	1	1.00mi
418 S Centro Cir Conroe, TX	3.0	2.5	1461	$1,876	$1.28	21d	1	1.02mi
18334 W Centro Cir Conroe, TX	3.0	2.5	1619	$2,136	$1.32	21d	1	1.03mi
8787 Shenandoah Park Dr Shenandoah, TX	1.0–2.0	1.0–2.0	984	$1,585	$1.61	1d	21	1.11mi
16782 N Thrasher Dr Conroe, TX	4.0	2.5	2137	$2,065	$0.97	13d	1	1.35mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 39 events

1. 2026-06-09
   days on market $224,900 Active 41 DOM
2. 2026-06-08
   days on market $224,900 Active 40 DOM
3. 2026-06-07
   pricedays on market $224,900 Active 39 DOM
4. 2026-06-04
   days on market $225,800 Active 36 DOM
5. 2026-06-03
   days on market $225,800 Active 35 DOM
6. 2026-06-02
   remarks 656-char remark
7. 2026-06-02
   pricestatusdays on market $225,800 Active 34 DOM
8. 2026-05-14
   price $234,900 703-char remark

   Show marketing remark (703 chars)

   Location… Location… Location… situated across the street from the community park. This 3/2 can be your dream starter home or an investor flip! Nice Split Floor-plan, with a large family room with an open concept. The Back patio has an upgraded covered patio with ceiling fans. Alos, this house Highlights, ENERGY EFFICIENT WINDOWS & ROOF replaced 2022. The house needs TLC… all flooring must be replaced throughout, entire interior must be repainted. Other than that, the rooms are a nice size and spacious closets. LOW TAX RATE. There is a lot of potential…. Convenient to 99 & I-45... Easy commute to The Woodlands! Call today… let’s get moving.

9. 2026-04-25
   price $239,900 703-char remark

   Show marketing remark (703 chars)

   Location… Location… Location… situated across the street from the community park. This 3/2 can be your dream starter home or an investor flip! Nice Split Floor-plan, with a large family room with an open concept. The Back patio has an upgraded covered patio with ceiling fans. Alos, this house Highlights, ENERGY EFFICIENT WINDOWS & ROOF replaced 2022. The house needs TLC… all flooring must be replaced throughout, entire interior must be repainted. Other than that, the rooms are a nice size and spacious closets. LOW TAX RATE. There is a lot of potential…. Convenient to 99 & I-45... Easy commute to The Woodlands! Call today… let’s get moving.

10. 2026-04-17
    listed $244,000 Active 703-char remark

    Show marketing remark (703 chars)

    Location… Location… Location… situated across the street from the community park. This 3/2 can be your dream starter home or an investor flip! Nice Split Floor-plan, with a large family room with an open concept. The Back patio has an upgraded covered patio with ceiling fans. Alos, this house Highlights, ENERGY EFFICIENT WINDOWS & ROOF replaced 2022. The house needs TLC… all flooring must be replaced throughout, entire interior must be repainted. Other than that, the rooms are a nice size and spacious closets. LOW TAX RATE. There is a lot of potential…. Convenient to 99 & I-45... Easy commute to The Woodlands! Call today… let’s get moving.

11. 2026-04-17
    historical

    Show marketing remark (703 chars)

    Location… Location… Location… situated across the street from the community park. This 3/2 can be your dream starter home or an investor flip! Nice Split Floor-plan, with a large family room with an open concept. The Back patio has an upgraded covered patio with ceiling fans. Alos, this house Highlights, ENERGY EFFICIENT WINDOWS & ROOF replaced 2022. The house needs TLC… all flooring must be replaced throughout, entire interior must be repainted. Other than that, the rooms are a nice size and spacious closets. LOW TAX RATE. There is a lot of potential…. Convenient to 99 & I-45... Easy commute to The Woodlands! Call today… let’s get moving.

12. 2026-04-17
    listed $24,400

    Show marketing remark (703 chars)

    Location… Location… Location… situated across the street from the community park. This 3/2 can be your dream starter home or an investor flip! Nice Split Floor-plan, with a large family room with an open concept. The Back patio has an upgraded covered patio with ceiling fans. Alos, this house Highlights, ENERGY EFFICIENT WINDOWS & ROOF replaced 2022. The house needs TLC… all flooring must be replaced throughout, entire interior must be repainted. Other than that, the rooms are a nice size and spacious closets. LOW TAX RATE. There is a lot of potential…. Convenient to 99 & I-45... Easy commute to The Woodlands! Call today… let’s get moving.

13. 2026-04-02
    historical
14. 2026-03-29
    listed $214,900 Active
15. 2024-03-27
    historical
16. 2024-03-14
    price $269,999
17. 2024-03-04
    listed $279,999 Active
18. 2022-02-10
    status Pending
19. 2022-02-01
    status Option Pending
20. 2022-01-29
    historical
21. 2022-01-22
    listed $270,000 Active
22. 2021-08-30
    historical
23. 2021-08-20
    price $262,000
24. 2021-07-25
    listed $275,000 Active
25. 2015-10-07
    soldstatus
26. 2015-10-02
    soldstatus Sold
27. 2015-08-18
    status Pending
28. 2015-08-06
    status Option Pending
29. 2015-07-30
    listed $148,500 Active
30. 2012-01-19
    soldstatus
31. 2008-12-31
    soldstatus
32. 2008-12-24
    soldstatus
33. 2008-11-10
    historical
34. 2008-07-23
    listed $107,000
35. 2008-06-24
    historical
36. 2007-11-29
    listed $108,000
37. 2007-01-18
    historical
38. 2006-09-27
    listed $137,000
39. 2005-01-28
    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: $5,807 · $484/mo
• Projected year-2 tax: $5,807 · $484/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $25,962
• − Mortgage interest: −$12,598
• − Property taxes: −$5,807
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − HOA: −$300
• − Depreciation: −$6,543
• Taxable loss: −$4,564
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $221/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: Conroe ISD
• NCES district ID: 4815000
• Math proficiency: 57% ▼ -6.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $71,541
• Composite: 50.65/100
• National rank: #1833
• State rank: #69 of 826 in TX

Livability — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 106,505
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 28,156
• Household income: $117,118
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 471.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 27% Two or more races 16% Black 11% Asian 5%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.09%
• Current HPI: 239.9434
• Rent YoY: ▲ 3.88%
• 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

+71.5% since first listed

32 events — show timeline

• 2026-05-14 Price Changed $234,900 HARMLS
• 2026-04-25 Price Changed $239,900 HARMLS
• 2026-04-17 Listed $24,400 HARMLS
• 2026-04-17 Listing Removed — HARMLS
• 2026-04-17 Listed $244,000 HARMLS
• 2026-04-02 Listing Removed — HARMLS
• 2026-03-29 Listed $214,900 HARMLS
• 2024-03-27 Listing Removed — HARMLS
• 2024-03-14 Price Changed $269,999 HARMLS
• 2024-03-04 Listed $279,999 HARMLS
• 2022-02-10 Pending — HARMLS
• 2022-02-01 Pending — HARMLS
• 2022-01-29 Listing Removed — HARMLS
• 2022-01-22 Listed $270,000 HARMLS
• 2021-08-30 Listing Removed — HARMLS
• 2021-08-20 Price Changed $262,000 HARMLS
• 2021-07-25 Listed $275,000 HARMLS
• 2015-10-07 Sold (Public Records) — Public Records
• 2015-10-02 Sold (MLS) — HARMLS
• 2015-08-18 Pending — HARMLS
• 2015-08-06 Pending — HARMLS
• 2015-07-30 Listed $148,500 HARMLS
• 2012-01-19 Sold (Public Records) — Public Records
• 2008-12-31 Sold (Public Records) — Public Records
• 2008-12-24 Sold (MLS) — HARMLS
• 2008-11-10 Listing Removed — HARMLS
• 2008-07-23 Listed $107,000 HARMLS
• 2008-06-24 Listing Removed — HARMLS
• 2007-11-29 Listed $108,000 HARMLS
• 2007-01-18 Listing Removed — HARMLS
• 2006-09-27 Listed $137,000 HARMLS
• 2005-01-28 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $5,807 · +18.7% YoY. Source: county tax records.