2777 Clinton Dr · Houston, TX 77020

$416,900

3 bd · 3.5 ba · 1,900 sqft · SingleFamily public records · 62 Days on market

Built 2021 1,877 sqft lot $219/sqft · 8% below area Est $453k · 8% under $183/mo HOA · 7% 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).

• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• Cash flow +3.9/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Experience modern urban living in this beautifully designed 3-story freestanding home located in EaDo Edge, just minutes from Downtown Houston. This home welcomes you with a front gated yard and private entry, blending comfort with convenience. Inside, enjoy contemporary designer finishes, an open living concept, and a private balcony ideal for morning coffee or evening wind-downs. A versatile office nook adds functionality for today’s lifestyle. Situated in one of Houston’s most rapidly developing areas, the community offers guest parking, courtyards, and dog parks, creating the perfect balance of city energy and neighborhood charm.

Key facts

• Guest parking
• Dog parks
• Front gated yard

Tags

• FRONT GATED YARD
• PRIVATE ENTRY
• PRIVATE BALCONY
• OFFICE NOOK
• GUEST PARKING
• DOG PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $417k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (53.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (37.0% below list).
• Recommended offer: $195k (53.3% below list) — sets the bar for cash-flow.

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.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,626/mo this rent would consume 63% of the median local household income ($50k/yr) (locally 969% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($392k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $194,519 (53.3% 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 62 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.63% ✗
• Cap rate: 2.86%
• Cash-on-cash: -12.26%
• DSCR: 0.45
• GRM: 13.2

CMA / ARV

• ARV (median comp): $453,003
• List price: $416,900
• Delta: -7.97%
• 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
411 Grove St Unit C	0.29mi	3/2.5	1,903 (+0%)	2mo	$375,000	$197	81
3209 Baer St Unit A	0.33mi	3/3.5	1,990 (+5%)	1mo	$464,900	$234	76
3209 Baer St Unit B	0.33mi	3/3.5	1,996 (+5%)	1mo	$464,900	$233	75
711 Schwartz St	0.17mi	3/3.5	1,692 (-11%)	2mo	$309,000	$183	72
2706 Fox St	0.44mi	3/3.5	2,012 (+6%)	1mo	$499,900	$248	69
413 N Nagle St Unit B	0.42mi	3/3.5	1,744 (-8%)	5mo	$375,000	$215	63
3306 Cline St	0.33mi	3/3.5	2,154 (+13%)	1mo	$390,000	$181	61
3415 Stonewall St	0.68mi	3/2.5	1,969 (+4%)	1mo	$369,000	$187	58
3409 Stonewall St	0.68mi	3/2.5	1,969 (+4%)	1mo	$349,900	$178	57
3407 Stonewall St	0.67mi	3/2.5	1,969 (+4%)	6mo	$379,900	$193	54
3413 Stonewall St	0.68mi	3/2.5	1,969 (+4%)	6mo	$379,900	$193	53
3109 Stonewall St	0.61mi	3/2.5	1,645 (-13%)	3mo	$349,900	$213	43

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

Projected returns pro-forma

10.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.29×
• Total profit: $150,593
• Equity at exit: $375,577

10-year hold

• IRR: 15.4%
• Equity multiple: 5.41×
• Total profit: $514,413
• Equity at exit: $809,945

Cash invested: $116,732 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$2,186
• Tax from tax record: −$724 /mo · $8,684/yr
• Insurance: −$174
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$183
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-1,259

Break-even live

Break-even rent $4,219

Max offer price $194,519

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: $104,225
• Closing costs: $12,507
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$3,094	$1.55	5d	1	0.22mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	43d	1	0.23mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	1d	69	0.27mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	7d	1	0.29mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,593	$1.59	5d	1	0.38mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	43d	1	0.40mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	43d	1	0.40mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,013	$1.64	3d	1	0.46mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	12d	1	0.46mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	11d	1	0.46mi
2315 Navigation Blvd Houston, TX	1.0–2.0	1.0–2.5	943	$3,500	$3.71	1d	61	0.54mi
2404 Navigation Blvd Unit 2441 Houston, TX	2.0	2.0	1309	$2,320	$1.77	10d	1	0.56mi
2404 Navigation Blvd Unit 2187 Houston, TX	2.0	2.0	1309	$2,288	$1.75	3d	1	0.56mi
2404 Navigation Blvd Unit 422 Houston, TX	2.0	2.0	1309	$2,296	$1.75	7d	1	0.56mi
2404 Navigation Blvd Unit 424 Houston, TX	2.0	2.0	1309	$2,296	$1.75	5d	1	0.56mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	43d	1	0.56mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	7d	1	0.57mi
2414 East Dr Unit Canal St unit Houston, TX	3.0	3.5	2063	$2,950	$1.43	7d	1	0.62mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	7d	1	0.75mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	43d	1	0.75mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	43d	1	0.76mi
15 N Chenevert St Houston, TX	2.0	1.0–2.0	1351	$4,000	$2.96	1d	16	0.76mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	43d	1	0.76mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	2d	16	0.96mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	43d	1	1.07mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	20d	1	1.07mi
500 Crawford St Houston, TX	1.0–2.0	1.0–2.0	1039	$2,315	$2.23	43d	32	1.09mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	43d	1	1.10mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	43d	1	1.13mi
1475 Texas Ave Unit 2187 Houston, TX	2.0	2.0	1233	$2,832	$2.30	3d	1	1.15mi
1475 Texas Ave Unit 422 Houston, TX	2.0	2.0	1233	$2,840	$2.30	7d	1	1.15mi
1475 Texas Ave Unit 2162 Houston, TX	2.0	2.0	1233	$2,840	$2.30	5d	1	1.15mi
1475 Texas St Houston, TX	3.0	1.0–2.0	1304	$6,350	$4.87	43d	28	1.16mi
915 Franklin St Unit 312202 Houston, TX	2.0	2.0	1398	$1,987	$1.42	43d	1	1.17mi
915 Franklin St Unit ID51118 Houston, TX	2.0	2.0	1342	$2,000	$1.49	43d	1	1.17mi
2504 Rusk St Unit 1563174P Houston, TX	2.0	2.0	1819	$4,036	$2.22	3d	1	1.17mi
201 Main St Unit 12258 Houston, TX	2.0	2.0	1308	$2,250	$1.72	43d	1	1.18mi
2816 Rusk St Houston, TX	3.0	3.5	2107	$2,800	$1.33	43d	1	1.20mi
1414 Texas Ave Houston, TX	2.0	1.0–2.0	912	$2,878	$3.15	1d	38	1.22mi
2 Jenkins St Houston, TX	3.0	2.0	1242	$2,250	$1.81	43d	1	1.26mi

HOA detail

• Monthly dues: $183 · $2,196/yr
• Likely covers: security

Listing history 13 events

1. 2026-06-18
   days on market $416,900 Pending 62 DOM
2. 2026-06-17
   days on market $416,900 Pending 61 DOM
3. 2026-06-16
   days on market $416,900 Pending 60 DOM
4. 2026-06-15
   statusdays on market $416,900 Pending 59 DOM
5. 2026-06-13
   days on market $416,900 Active 57 DOM
6. 2026-06-10
   days on market $416,900 Active 53 DOM
7. 2026-06-08
   days on market $416,900 Active 52 DOM
8. 2026-06-07
   days on market $416,900 Active 51 DOM
9. 2026-06-04
   days on market $416,900 Active 48 DOM
10. 2026-06-01
    days on market $416,900 Active 45 DOM
11. 2026-05-31
    days on market $416,900 Active 44 DOM
12. 2026-04-17
    listed $425,000 Active 653-char remark

    Show marketing remark (653 chars)

    Experience modern urban living in this beautifully designed 3-story freestanding home located in EaDo Edge, just minutes from Downtown Houston. This home welcomes you with a front gated yard and private entry, blending comfort with convenience. Inside, enjoy contemporary designer finishes, an open living concept, and a private balcony ideal for morning coffee or evening wind-downs. A versatile office nook adds functionality for today’s lifestyle. Situated in one of Houston’s most rapidly developing areas, the community offers guest parking, courtyards, and dog parks, creating the perfect balance of city energy and neighborhood charm.

13. 2021-10-06
    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: $8,684 · $724/mo
• Projected year-2 tax: $8,684 · $724/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $31,508
• − Mortgage interest: −$23,353
• − Property taxes: −$8,684
• − Insurance: −$2,882
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − HOA: −$2,196
• − Depreciation: −$12,128
• Taxable loss: −$22,776
• Est. tax savings @ 24.0%: +$5,466
• After-tax cash flow: $-9,640/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: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% Other Indo-European 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

2 events — show timeline

• 2026-04-17 Listed $425,000 HARMLS
• 2021-10-06 Sold (Public Records) — Public Records

Property tax history

+39.5%/yr

Latest (2025): $8,684 · -3.5% YoY. Source: county tax records.