17414 Turquoise Stream Dr · Houston, TX 77095

$1

4 bd · 2.5 ba · 3,140 sqft · SingleFamily public records · 29 Days on market

Built 2001 5,671 sqft lot $99/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +4.5/10.0
• Schools +4.4/10.0
• Cash flow +4.0/30.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks

The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

Key facts

• 5,671 sq ft lot
• 2 garage spots
• Built 2001

Property features AI

Finance

• HOA & community: Community association: Stonegate; Annual association fee of $1,190

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2001; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first level (13 x 13); Three additional bedrooms on the second level (each 12 x 12)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: One fireplace; Total of 4 rooms

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $442,740 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).

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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Aragon Middle (math 55% / reading 58%, grade B, #226 of 1,662 statewide, top 14%, 1,534 students, 47% FRL); Langham Creek H S (math 56% / reading 65%, grade C+, #268 of 1,632 statewide, top 17%, 2,781 students, 56% FRL).
• Market conditions: Rents rising (+2.1%/yr); 330 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $3k 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 29 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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

• Watch-outs: property tax is 664110.0% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.55% ✗
• Cap rate: 2.92%
• Cash-on-cash: -12.04%
• DSCR: 0.46
• GRM: 15.2

CMA / ARV

• ARV (on-the-fly): $442,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17619 Sulphur Stream Ct	0.29mi	4/2.5	3,030 (-4%)	6mo	$334,999	$111	76
17815 Paintbrush Pass Ct	0.39mi	4/3.0	3,071 (-2%)	3mo	$820,000	$267	74
17018 Arrows Peak Ln	0.42mi	4/2.5	3,246 (+3%)	5mo	$464,998	$143	71
10406 Comanche Springs Ct	0.46mi	4/2.5	2,814 (-10%)	1mo	$325,000	$115	60
17523 Brushy River Ct	0.52mi	5/3.5 (+1)	3,014 (-4%)	0mo	$425,000	$141	60
17315 Deep Prairie Dr	0.56mi	4/2.5	2,941 (-6%)	5mo	$399,900	$136	60
10510 Indian Paintbrush Ln	0.51mi	5/2.5 (+1)	2,979 (-5%)	4mo	$399,990	$134	59
17715 Wind Mist Ln	0.58mi	4/2.5	2,956 (-6%)	7mo	$360,000	$122	57
17722 Wind Mist Ln	0.61mi	5/3.5 (+1)	3,234 (+3%)	2mo	$539,000	$167	56
16715 Hibiscus Point Dr	0.71mi	4/2.5	2,962 (-6%)	5mo	$430,000	$145	54
17919 Olde Oaks Estate Ct	0.45mi	4/4.0	3,453 (+10%)	6mo	$725,000	$210	51
9615 Beckwood Post Dr	0.71mi	4/2.5	2,770 (-12%)	1mo	$343,000	$124	46

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

Projected returns pro-forma

-0.94% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.08×
• Total profit: $-113,566
• Equity at exit: $108,032

10-year hold

• IRR: -16.2%
• Equity multiple: -0.39×
• Total profit: $-172,108
• Equity at exit: $114,433

Cash invested: $123,967 (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 77095

• Home prices YoY: -0.4%
• Rents YoY: 2.1%
• Active inventory: 330

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$2,322
• Tax est. 1.5%: −$553 /mo · $6,641/yr
• Insurance: −$184
• HOA: −$99
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-1,244

Break-even live

Break-even rent $3,998

Max offer price $262,705

Occupancy floor —

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: $110,685
• Closing costs: $13,282
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10210 E Summit Canyon Dr Houston, TX	4.0	2.5	2560	$2,245	$0.88	7d	1	0.19mi
17918 Olde Oaks Estate Ct Cypress, TX	5.0	4.0	3421	$1,200	$0.35	43d	1	0.48mi
17207 Rancho Verde Way Houston, TX	4.0	2.5	2456	$2,450	$1.00	43d	1	0.58mi
17114 Kirkland Oaks Ln Houston, TX	4.0	2.5	2536	$2,600	$1.03	43d	1	0.70mi
18306 Median Hills Ct Cypress, TX	3.0	2.0	2736	$3,199	$1.17	21d	1	0.87mi
11115 Brandon Gate Houston, TX	4.0	3.0	2723	$2,600	$0.95	7d	1	1.37mi

HOA detail

• Monthly dues: $99 · $1,188/yr

Listing history 4 events

1. 2026-06-17
   status $1 Pending 29 DOM
2. 2026-06-16
   days on market $1 Active 29 DOM
3. 2026-06-15
   remarks 252-char remark
4. 2026-06-15
   listed $1 Active 28 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $29,081
• − Mortgage interest: −$24,800
• − Property taxes: −$6,641
• − Insurance: −$2,214
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − HOA: −$1,188
• − Depreciation: −$12,880
• Taxable loss: −$23,295
• Est. tax savings @ 24.0%: +$5,591
• After-tax cash flow: $-9,339/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 69,767
• Household income: $91,594
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1870.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 39% Hispanic / Latino 28% Two or more races 18% Black 16% Asian 12%
• Hispanic origin (detail): Mexican 16% Cuban 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 66% English-only · Spanish 19% Vietnamese 5% Arabic 3%

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: ▼ -0.94%
• Current HPI: 236.0249
• Rent YoY: ▲ 2.10%
• 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

+111.6% since first listed

27 events — show timeline

• 2026-06-16 Pending — HARMLS
• 2026-05-18 Listed $1 HARMLS
• 2025-02-24 Listing Removed — HARMLS
• 2024-09-12 Listing Removed — HARMLS
• 2024-09-12 Listed $368,000 HARMLS
• 2024-07-27 Price Changed $369,000 HARMLS
• 2024-04-12 Listing Removed — HARMLS
• 2024-04-12 Listed $375,000 HARMLS
• 2024-03-29 Price Changed $384,000 HARMLS
• 2024-03-11 Price Changed $385,000 HARMLS
• 2024-03-01 Listed $390,000 HARMLS
• 2022-05-24 Sold (Public Records) — Public Records
• 2022-05-23 Sold (MLS) — HARMLS
• 2022-04-27 Pending — HARMLS
• 2022-04-21 Pending — HARMLS
• 2022-04-08 Price Changed $365,000 HARMLS
• 2022-03-18 Listed $370,000 HARMLS
• 2016-10-27 Listing Removed — HARMLS
• 2016-08-28 Listed $238,000 HARMLS
• 2016-07-08 Sold (MLS) — HARMLS
• 2016-03-28 Pending — HARMLS
• 2016-02-17 Listed $190,800 HARMLS
• 2015-01-05 Listing Removed — HARMLS
• 2014-04-24 Listed $190,000 HARMLS
• 2006-05-22 Listing Removed — HARMLS
• 2005-12-12 Listed $173,900 HARMLS
• 2001-01-01 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $8,429 · +2.3% YoY. Source: county tax records.