3419 Candlebrook Dr · Houston, TX 77388

$299,000

5 bd · 2.5 ba · 2,575 sqft · SingleFamily public records · 17 Days on market

Built 1974 10,794 sqft lot $116/sqft · 23% below area Est $387k · 23% under $73/mo HOA · 2% 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).

• Cash flow +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get ready for summer 2012 with your NEWLY RESURFACED SPARKLING POOL! This classic Spring floor plan features wood flooring, a large inviting kitchen with double ovens, new electric panel, formal dining, and HUGE study! This 4 bed 2.5 bath well maintained home is in a great location with great Klein schools nearby and is steal for under $160,000!!! Call for your priority showing and get the jump on next summers rush on homes with pools before another smart and savvy homebuyer beats you to it. ..

Key facts

• Breakfast nook
• Triple-pane windows
• Formal dining area

Tags

• UPDATED KITCHEN
• ENERGY EFFICIENCY
• TRIPLE-PANE WINDOWS
• SPACIOUS LAUNDRY ROOM
• FORMAL DINING AREA
• BREAKFAST NOOK

Property features AI

Finance

• Other: Community pool available; Pool is private and in-ground; pool/spa combo (association)
• Financial info: Association fee: $878 annually
• HOA & community: Part of Candlelight Hils Civic Association; Community amenities include clubhouse, park, and pool; Association fee collected annually

Exterior

• Parking: Detached garage; 2 garage spaces
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Slab foundation; Composition roof; Built in 1974; Living area approximately 2,575
• Construction: Brick and wood siding construction
• Exterior features: Fenced backyard; Porch; Storage; Shed(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Disposal; Refrigerator
• Bedrooms: Primary bedroom on second level (18 x 11); Bedroom on second level (14 x 14); Bedroom on second level (13 x 13); Bedroom on second level (11 x 13); Office on first level (20 x 11)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air; Electric cooling; Attic fan
• Interior features: Entrance foyer; Granite counters; Pantry; Ceiling fans; Gas log fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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.
• Zoned schools: Klein Collins H S (math 40% / reading 55%, grade D, #583 of 1,632 statewide, top 36%, 3,422 students, 45% FRL).
• Market conditions: Rents soft (-1.1%/yr); 329 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 35% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 17 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.
• Current owner paid $134k; list at $299k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,515 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.00% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (median comp): $386,531
• List price: $299,000
• Delta: -22.65%
• 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
3315 Candleridge Dr	0.17mi	4/2.5 (-1)	2,719 (+6%)	2mo	$334,999	$123	76
18823 Cypress Mountain Dr	0.28mi	4/2.5 (-1)	2,705 (+5%)	3mo	$425,000	$157	71
3511 Marywood Dr	0.49mi	4/2.5 (-1)	2,566 (-0%)	2mo	$275,000	$107	69
3607 El James Dr	0.60mi	4/2.5 (-1)	2,537 (-2%)	3mo	$263,300	$104	62
3018 Lexanne Ct	0.44mi	4/2.5 (-1)	2,366 (-8%)	1mo	$300,000	$127	60
2739 Wisteria Walk	0.61mi	4/2.5 (-1)	2,498 (-3%)	3mo	$360,000	$144	59
19011 Oakway Dr	0.21mi	4/2.5 (-1)	2,951 (+15%)	2mo	$415,000	$141	59
18330 Ella Blvd	0.61mi	4/2.5 (-1)	2,672 (+4%)	2mo	$250,000	$94	58
3630 Chapel Square Dr	0.57mi	4/2.5 (-1)	2,447 (-5%)	2mo	$340,000	$139	58
3602 Cypresswood Dr	0.60mi	4/2.5 (-1)	2,363 (-8%)	1mo	$210,000	$89	52
3603 Beech Hill Dr	0.70mi	4/2.5 (-1)	2,861 (+11%)	0mo	$375,000	$131	44
3627 Rolling Forest Dr	0.60mi	4/2.5 (-1)	2,198 (-15%)	2mo	$339,900	$155	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-50,752
• Equity at exit: $44,582

10-year hold

• IRR: -17.8%
• Equity multiple: 0.17×
• Total profit: $-69,291
• Equity at exit: $25,852

Cash invested: $83,720 (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 77388

• Home prices YoY: -34.8%
• Rents YoY: -1.1%
• Active inventory: 329
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,992 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$499 /mo · $5,992/yr
• Insurance: −$125
• HOA: −$73
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $99

Break-even live

Break-even rent $2,867

Max offer price $299,000

Occupancy floor 92%

Sensitivity live

Price	-10% $268	-5% $184	+0% $99	+5% $14	+10% $-70
Rent	-10% $-137	-5% $-19	+0% $99	+5% $217	+10% $335
Rate	-1.0pp $250	-0.5pp $175	base $99	+0.5pp $21	+1.0pp $-57

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18631 Minden Oaks Dr Spring, TX	4.0	3.5	3487	$2,936	$0.84	14d	1	0.22mi
3714 Cedar Glen Ln Spring, TX	4.0	4.5	3205	$4,500	$1.40	45d	1	0.90mi
3906 Postwood Dr Spring, TX	4.0	2.5	2211	$2,045	$0.92	9d	1	1.10mi
18011 Tall Cypress Dr Spring, TX	4.0	2.5	2824	$3,120	$1.10	9d	1	1.29mi
18620 Louetta Creek Dr Spring, TX	3.0–4.0	2.5–3.0	1930	$2,499	$1.29	14d	3	1.34mi

HOA detail

• Monthly dues: $73 · $876/yr
• Likely covers: electricpool

Listing history 15 events

1. 2026-06-01
   days on market $299,000 Pending 17 DOM
2. 2026-05-31
   days on market $299,000 Pending 16 DOM
3. 2026-05-18
   status Pending 997-char remark
4. 2026-05-15
   listed $299,000 Active 997-char remark
5. 2012-05-14
   soldstatus
6. 2012-05-10
   soldstatus 499-char remark

   Show marketing remark (499 chars)

   Get ready for summer 2012 with your NEWLY RESURFACED SPARKLING POOL! This classic Spring floor plan features wood flooring, a large inviting kitchen with double ovens, new electric panel, formal dining, and HUGE study! This 4 bed 2.5 bath well maintained home is in a great location with great Klein schools nearby and is steal for under $160,000!!! Call for your priority showing and get the jump on next summers rush on homes with pools before another smart and savvy homebuyer beats you to it. ..

7. 2012-03-15
   historical 499-char remark

   Show marketing remark (499 chars)

   Get ready for summer 2012 with your NEWLY RESURFACED SPARKLING POOL! This classic Spring floor plan features wood flooring, a large inviting kitchen with double ovens, new electric panel, formal dining, and HUGE study! This 4 bed 2.5 bath well maintained home is in a great location with great Klein schools nearby and is steal for under $160,000!!! Call for your priority showing and get the jump on next summers rush on homes with pools before another smart and savvy homebuyer beats you to it. ..

8. 2011-11-27
   listed $159,900 499-char remark

   Show marketing remark (499 chars)

   Get ready for summer 2012 with your NEWLY RESURFACED SPARKLING POOL! This classic Spring floor plan features wood flooring, a large inviting kitchen with double ovens, new electric panel, formal dining, and HUGE study! This 4 bed 2.5 bath well maintained home is in a great location with great Klein schools nearby and is steal for under $160,000!!! Call for your priority showing and get the jump on next summers rush on homes with pools before another smart and savvy homebuyer beats you to it. ..

9. 2011-10-01
   historical
10. 2011-03-09
    listed $153,500
11. 2011-02-11
    historical
12. 2010-08-12
    listed $169,900
13. 2002-06-03
    soldstatus
14. 1999-10-01
    soldstatus $134,000
15. 1999-08-27
    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: $5,992 · $499/mo
• Projected year-2 tax: $5,992 · $499/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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,907
• − Mortgage interest: −$16,749
• − Property taxes: −$5,992
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,873
• − Management: −$2,873
• − HOA: −$876
• − Depreciation: −$8,698
• Taxable loss: −$3,649
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $2,063/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): 53,425
• Household income: $102,323
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1419.0

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 0.70)
• Race & ethnicity: White 45% Hispanic / Latino 25% Black 18% Two or more races 12% Asian 8%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 74% English-only · Spanish 18% Other Indo-European 2% 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: ▼ -121.68%
• Current HPI: 228.128
• Rent YoY: ▼ -1.08%
• 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

+123.1% since first listed

16 events — show timeline

• 2026-06-02 Pending — HARMLS
• 2026-05-26 Pending — HARMLS
• 2026-05-21 Relisted — HARMLS
• 2026-05-18 Pending — HARMLS
• 2026-05-15 Listed $299,000 HARMLS
• 2012-05-14 Sold (Public Records) — Public Records
• 2012-05-10 Sold (MLS) — HARMLS
• 2012-03-15 Listing Removed — HARMLS
• 2011-11-27 Listed $159,900 HARMLS
• 2011-10-01 Listing Removed — HARMLS
• 2011-03-09 Listed $153,500 HARMLS
• 2011-02-11 Listing Removed — HARMLS
• 2010-08-12 Listed $169,900 HARMLS
• 2002-06-03 Sold (Public Records) — Public Records
• 1999-10-01 Sold (Public Records) $134,000 Public Records
• 1999-08-27 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $5,992 · +8.0% YoY. Source: county tax records.