16610 Bentshire Way · Houston, TX 77058

$299,000

3 bd · 2.5 ba · 2,015 sqft · SingleFamily public records · 65 Days on market

Built 1978 5,039 sqft lot $148/sqft · at area comps Est $303k · at est. $69/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 +10.9/30.0
• ARV discount +8.1/15.0
• Schools +4.6/10.0
• Appreciation +4.4/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

As you enter this beautiful, very well maintained patio home there is a wet bar that leads into the inviting living room with vaulted ceilings, tall windows and a fireplace. This home features 3 bedroom, 1.5 baths, a spacious, primary bedroom, with large walk-in closet, en suite bathroom that leads to a patio. The dining room has plenty of room for a formal dining table that sits 6 to 8 people comfortably. The kitchen has a breakfast bar that separates the light and bright breakfast room that leads to a relaxing outdoor patio. The home is located on a quiet street in the highly desirable University Green. Easy access to NASA, Kemah Boardwalk, University of Houston-Clear Lake, restaurents and shopping.

Key facts

• En suite bathroom
• Tall windows
• Wet bar

Tags

• WET BAR
• VAULTED CEILINGS
• TALL WINDOWS
• FIREPLACE
• WALK-IN CLOSET
• EN SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (6.8% below list).
• Recommended offer: $264k (11.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• Clear Creek ISD (suburban): math 48% / reading 54% proficiency, ranked #114 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Falcon Pass El (math 52% / reading 56%, grade C, #664 of 4,322 statewide, top 16%, 573 students, 41% FRL); Space Center Int (math 31% / reading 44%, grade F, #736 of 1,662 statewide, top 45%, 827 students, 57% FRL); Clear Creek H S (math 51% / reading 54%, grade C-, #444 of 1,632 statewide, top 27%, 2,400 students, 0% FRL).
• Market conditions: Rents rising (+1.9%/yr); 134 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,786/mo this rent would consume 49% of the median local household income ($69k/yr) (locally 1147% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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 65 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $93k; list at $299k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $263,909 (11.7% 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 65 days. Have you received any prior offers? Is the seller open to a 12% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.93% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 8.9

CMA / ARV

• ARV (median comp): $303,381
• List price: $299,000
• Delta: -1.44%
• 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
16606 Neumann Dr	0.08mi	3/2.5	2,182 (+8%)	7mo	$310,000	$142	76
16614 Bentshire Way	0.01mi	4/3.0 (+1)	2,100 (+4%)	11mo	$280,000	$133	76
16614 Neumann Dr	0.08mi	3/2.5	2,182 (+8%)	16mo	$315,000	$144	69
1922 Pepper Hill Way	0.29mi	3/2.0	2,221 (+10%)	4mo	$345,000	$155	64
16711 Bentfield Way	0.09mi	3/2.0	1,714 (-15%)	16mo	$295,000	$172	56
1915 Seakale Ln	0.55mi	3/2.5	2,010 (-0%)	23mo	$385,000	$192	55
1810 Barleton Way	0.36mi	2/3.0 (-1)	2,286 (+13%)	8mo	$359,000	$157	47
1810 Linfield Way	0.38mi	3/2.0	1,769 (-12%)	21mo	$299,000	$169	43
2002 Silverpines Rd	0.55mi	3/2.0	1,776 (-12%)	18mo	$280,000	$158	38
1714 Silverpines Rd	0.59mi	4/2.0 (+1)	1,756 (-13%)	23mo	$250,000	$142	25

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

Projected returns pro-forma

-1.22% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.51×
• Total profit: $-40,845
• Equity at exit: $69,057

10-year hold

• IRR: -5.8%
• Equity multiple: 0.50×
• Total profit: $-41,519
• Equity at exit: $69,890

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 77058

• Home prices YoY: -0.5%
• Rents YoY: 1.9%
• Active inventory: 134
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,786 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$571 /mo · $6,857/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$69
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-199

Break-even live

Break-even rent $3,037

Max offer price $263,909

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-114	+0% $-199	+5% $-283	+10% $-368
Rent	-10% $-419	-5% $-309	+0% $-199	+5% $-89	+10% $21
Rate	-1.0pp $-48	-0.5pp $-123	base $-199	+0.5pp $-276	+1.0pp $-355

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
16518 Center Blvd Unit 16518 Houston, TX	3.0	2.5	1560	$3,500	$2.24	26d	1	0.13mi
3306 Bay Area Blvd Houston, TX	3.0	2.0	1411	$2,245	$1.59	45d	1	1.01mi
1110 El Camino Village Dr Houston, TX	1.0–3.0	1.0–2.5	1143	$1,809	$1.58	0d	69	1.37mi
1315 E NASA Pkwy Houston, TX	1.0–3.0	1.0–2.5	1214	$1,921	$1.58	0d	36	1.37mi
1235 E Nasa Pkwy Houston, TX	1.0–3.0	1.0–3.0	1252	$3,059	$2.44	0d	33	1.41mi

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 20 events

1. 2026-06-21
   days on market $299,000 Active 65 DOM
2. 2026-06-18
   days on market $299,000 Active 62 DOM
3. 2026-06-17
   days on market $299,000 Active 61 DOM
4. 2026-06-16
   days on market $299,000 Active 60 DOM
5. 2026-06-15
   days on market $299,000 Active 59 DOM
6. 2026-06-13
   days on market $299,000 Active 57 DOM
7. 2026-06-13
   days on market $299,000 Active 56 DOM
8. 2026-06-09
   days on market $299,000 Active 53 DOM
9. 2026-06-08
   days on market $299,000 Active 52 DOM
10. 2026-06-07
    days on market $299,000 Active 51 DOM
11. 2026-06-04
    days on market $299,000 Active 48 DOM
12. 2026-06-03
    days on market $299,000 Active 47 DOM
13. 2026-06-02
    days on market $299,000 Active 46 DOM
14. 2026-06-01
    days on market $299,000 Active 45 DOM
15. 2026-05-31
    days on market $299,000 Active 44 DOM
16. 2026-05-15
    price $299,000 710-char remark

    Show marketing remark (710 chars)

    As you enter this beautiful, very well maintained patio home there is a wet bar that leads into the inviting living room with vaulted ceilings, tall windows and a fireplace. This home features 3 bedroom, 1.5 baths, a spacious, primary bedroom, with large walk-in closet, en suite bathroom that leads to a patio. The dining room has plenty of room for a formal dining table that sits 6 to 8 people comfortably. The kitchen has a breakfast bar that separates the light and bright breakfast room that leads to a relaxing outdoor patio. The home is located on a quiet street in the highly desirable University Green. Easy access to NASA, Kemah Boardwalk, University of Houston-Clear Lake, restaurents and shopping.

17. 2026-04-17
    listed $310,000 Active 710-char remark

    Show marketing remark (710 chars)

    As you enter this beautiful, very well maintained patio home there is a wet bar that leads into the inviting living room with vaulted ceilings, tall windows and a fireplace. This home features 3 bedroom, 1.5 baths, a spacious, primary bedroom, with large walk-in closet, en suite bathroom that leads to a patio. The dining room has plenty of room for a formal dining table that sits 6 to 8 people comfortably. The kitchen has a breakfast bar that separates the light and bright breakfast room that leads to a relaxing outdoor patio. The home is located on a quiet street in the highly desirable University Green. Easy access to NASA, Kemah Boardwalk, University of Houston-Clear Lake, restaurents and shopping.

18. 2000-05-04
    soldstatus
19. 2000-01-21
    soldstatus
20. 1988-11-01
    soldstatus $93,000

ⓘ 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: $6,857 · $571/mo
• Projected year-2 tax: $6,857 · $571/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,431
• − Mortgage interest: −$16,749
• − Property taxes: −$6,857
• − Insurance: −$2,292
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − HOA: −$828
• − Depreciation: −$8,698
• Taxable loss: −$7,343
• Est. tax savings @ 24.0%: +$1,762
• After-tax cash flow: $-621/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: Clear Creek ISD
• NCES district ID: 4814280
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $80,240
• Composite: 46.49/100
• National rank: #2431
• State rank: #114 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): 17,850
• Household income: $68,722
• Rent vs Own: 68.8% rent · 31.2% own
• Severe rent burden: 1147.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 21% Two or more races 15% Asian 10% Black 5%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Italian 6% Lithuanian 3% Portuguese 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 15% Other Indo-European 5% Vietnamese 2%

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: ▼ -1.22%
• Current HPI: 225.0251
• Rent YoY: ▲ 1.92%
• 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

+221.5% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $299,000 HARMLS
• 2026-04-17 Listed $310,000 HARMLS
• 2000-05-04 Sold (Public Records) — Public Records
• 2000-01-21 Sold (Public Records) — Public Records
• 1988-11-01 Sold (Public Records) $93,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $6,857 · +2.4% YoY. Source: county tax records.