17426 Lush Laurel Ln · Houston, TX 77447

$259,990

3 bd · 2.0 ba · 1,333 sqft · SingleFamily · 58 Days on market

Built 2026 Excellent condition 4,920 sqft lot $195/sqft · 12% below area Est $297k · 12% under $83/mo HOA · 4% of rent ↓ 9% since listing

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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 +13.1/15.0
• Cash flow +8.5/30.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• DSCR +2.3/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Austin at 17426 Lush Laurel Lane in Hockley Meadows! Function and flow define this thoughtfully designed one-story floor plan offering 3 bedrooms, 2 bathrooms, and a 2-car garage. Step onto the inviting porch and into a welcoming foyer featuring a convenient drop zone, ideal for everyday essentials. The great room flows seamlessly into the dining area, kitchen, and covered patio, creating a bright, open layout perfect for daily living and easy entertaining. Tucked to one side of the home, two secondary bedrooms and the primary suite offer comfort and privacy, with the primary suite conveniently located near the laundry room for added ease. Hockley Meadows brings everything together with great amenities and a prime location zoned to top-rated Waller ISD. Enjoy a recreation center, pool, pavilion, trails, and open space right outside your door. With quick access to US 290 and the Grand Parkway, you're close to Katy, the Energy Corridor, and local favorites like Houston Premium Outlets, H-E-B, and more. Additional Highlights Include: covered patio, mud room, white cabinetry. MLS#50818076

Key facts

• White cabinets
• New construction
• Community amenities

Tags

• WHITE CABINETS
• MUD ROOM
• COVERED PATIO
• EAST FACING PATIO
• NEW CONSTRUCTION
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (19.6% below list).
• Recommended offer: $209k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: schools D, crime F.
• Waller ISD (rural): math 30% / reading 35% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.6%/yr); 1782 active listings in the ZIP; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 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 $8k 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 58 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $209,064 (19.6% 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 58 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.80% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 10.4

CMA / ARV

• ARV (median comp): $296,870
• List price: $259,990
• Delta: -12.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26731 Celestial Cypress Rd	0.10mi	3/2.0	1,366 (+2%)	2mo	$269,990	$198	90
26803 Celestial Cypress Rd	0.14mi	3/2.0	1,444 (+8%)	4mo	$259,970	$180	76
26823 Celestial Cypress Rd	0.19mi	3/2.0	1,444 (+8%)	3mo	$264,690	$183	75
26811 Celestial Cypress Rd	0.61mi	3/2.0	1,366 (+2%)	3mo	$249,490	$183	65
26814 Celestial Cypress	0.63mi	3/2.0	1,366 (+2%)	3mo	$249,890	$183	64

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: -26.2%
• Equity multiple: 0.14×
• Total profit: $-62,703
• Equity at exit: $38,765

10-year hold

• IRR: -38.2%
• Equity multiple: -0.33×
• Total profit: $-96,653
• Equity at exit: $22,479

Cash invested: $72,797 (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 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 1782
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$83
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-228

Break-even live

Break-even rent $2,379

Max offer price $226,980

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $259,990 Active 58 DOM
2. 2026-06-17
   days on market $259,990 Active 57 DOM
3. 2026-06-16
   days on market $259,990 Active 56 DOM
4. 2026-06-15
   days on market $259,990 Active 55 DOM
5. 2026-06-13
   days on market $259,990 Active 53 DOM
6. 2026-06-09
   days on market $259,990 Active 49 DOM
7. 2026-06-08
   days on market $259,990 Active 48 DOM
8. 2026-06-07
   days on market $259,990 Active 47 DOM
9. 2026-06-04
   days on market $259,990 Active 44 DOM
10. 2026-06-03
    days on market $259,990 Active 43 DOM
11. 2026-06-02
    days on market $259,990 Active 42 DOM
12. 2026-06-01
    days on market $259,990 Active 41 DOM
13. 2026-05-31
    days on market $259,990 Active 40 DOM
14. 2026-05-16
    price $259,990 1116-char remark

    Show marketing remark (1116 chars)

    Welcome to the Austin at 17426 Lush Laurel Lane in Hockley Meadows! Function and flow define this thoughtfully designed one-story floor plan offering 3 bedrooms, 2 bathrooms, and a 2-car garage. Step onto the inviting porch and into a welcoming foyer featuring a convenient drop zone, ideal for everyday essentials. The great room flows seamlessly into the dining area, kitchen, and covered patio, creating a bright, open layout perfect for daily living and easy entertaining. Tucked to one side of the home, two secondary bedrooms and the primary suite offer comfort and privacy, with the primary suite conveniently located near the laundry room for added ease. Hockley Meadows brings everything together with great amenities and a prime location zoned to top-rated Waller ISD. Enjoy a recreation center, pool, pavilion, trails, and open space right outside your door. With quick access to US 290 and the Grand Parkway, you're close to Katy, the Energy Corridor, and local favorites like Houston Premium Outlets, H-E-B, and more. Additional Highlights Include: covered patio, mud room, white cabinetry. MLS#50818076

15. 2026-05-15
    price $259,990 817-char remark

    Show marketing remark (817 chars)

    What's Special: White Cabinets | Mud Room | Covered Patio | East Facing Patio. New Construction - July Completion! Built by Taylor Morrison, America's Most Trusted Home Builder. Welcome to the Austin at 17426 Lush Laurel Lane in Hockley Meadows. This one-story home offers 3 bedrooms, 2 bathrooms, and a 2-car garage with an open, flowing layout connecting the great room, kitchen, dining area, and covered patio—perfect for everyday living and entertaining. The private primary suite is conveniently located near the laundry room, while two secondary bedrooms are tucked away for added comfort. Enjoy community amenities including a pool, recreation center, trails, and open space, all zoned to top-rated Waller ISD with easy access to US 290, the Grand Parkway, Katy, and Houston Premium Outlets. MLS#50818076

16. 2026-04-25
    price $269,190 1116-char remark

    Show marketing remark (817 chars)

    What's Special: White Cabinets | Mud Room | Covered Patio | East Facing Patio. New Construction - July Completion! Built by Taylor Morrison, America's Most Trusted Home Builder. Welcome to the Austin at 17426 Lush Laurel Lane in Hockley Meadows. This one-story home offers 3 bedrooms, 2 bathrooms, and a 2-car garage with an open, flowing layout connecting the great room, kitchen, dining area, and covered patio—perfect for everyday living and entertaining. The private primary suite is conveniently located near the laundry room, while two secondary bedrooms are tucked away for added comfort. Enjoy community amenities including a pool, recreation center, trails, and open space, all zoned to top-rated Waller ISD with easy access to US 290, the Grand Parkway, Katy, and Houston Premium Outlets. MLS#50818076

17. 2026-04-25
    price $269,190 817-char remark

    Show marketing remark (817 chars)

    What's Special: White Cabinets | Mud Room | Covered Patio | East Facing Patio. New Construction - July Completion! Built by Taylor Morrison, America's Most Trusted Home Builder. Welcome to the Austin at 17426 Lush Laurel Lane in Hockley Meadows. This one-story home offers 3 bedrooms, 2 bathrooms, and a 2-car garage with an open, flowing layout connecting the great room, kitchen, dining area, and covered patio—perfect for everyday living and entertaining. The private primary suite is conveniently located near the laundry room, while two secondary bedrooms are tucked away for added comfort. Enjoy community amenities including a pool, recreation center, trails, and open space, all zoned to top-rated Waller ISD with easy access to US 290, the Grand Parkway, Katy, and Houston Premium Outlets. MLS#50818076

18. 2026-04-22
    listed $286,190 Active 1116-char remark

    Show marketing remark (1116 chars)

    Welcome to the Austin at 17426 Lush Laurel Lane in Hockley Meadows! Function and flow define this thoughtfully designed one-story floor plan offering 3 bedrooms, 2 bathrooms, and a 2-car garage. Step onto the inviting porch and into a welcoming foyer featuring a convenient drop zone, ideal for everyday essentials. The great room flows seamlessly into the dining area, kitchen, and covered patio, creating a bright, open layout perfect for daily living and easy entertaining. Tucked to one side of the home, two secondary bedrooms and the primary suite offer comfort and privacy, with the primary suite conveniently located near the laundry room for added ease. Hockley Meadows brings everything together with great amenities and a prime location zoned to top-rated Waller ISD. Enjoy a recreation center, pool, pavilion, trails, and open space right outside your door. With quick access to US 290 and the Grand Parkway, you're close to Katy, the Energy Corridor, and local favorites like Houston Premium Outlets, H-E-B, and more. Additional Highlights Include: covered patio, mud room, white cabinetry. MLS#50818076

19. 2026-04-21
    listed $286,190 Active 817-char remark

    Show marketing remark (817 chars)

    What's Special: White Cabinets | Mud Room | Covered Patio | East Facing Patio. New Construction - July Completion! Built by Taylor Morrison, America's Most Trusted Home Builder. Welcome to the Austin at 17426 Lush Laurel Lane in Hockley Meadows. This one-story home offers 3 bedrooms, 2 bathrooms, and a 2-car garage with an open, flowing layout connecting the great room, kitchen, dining area, and covered patio—perfect for everyday living and entertaining. The private primary suite is conveniently located near the laundry room, while two secondary bedrooms are tucked away for added comfort. Enjoy community amenities including a pool, recreation center, trails, and open space, all zoned to top-rated Waller ISD with easy access to US 290, the Grand Parkway, Katy, and Houston Premium Outlets. MLS#50818076

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

Taxation est. · year 1

• Rental income: $25,088
• − Mortgage interest: −$14,563
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$996
• − Depreciation: −$7,563
• Taxable loss: −$7,249
• Est. tax savings @ 24.0%: +$1,740
• After-tax cash flow: $-998/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This new construction home is in excellent condition with no visible repairs or maintenance needed. It offers a great layout and is located in a community with amenities like a pool and recreation center.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Resale Kitchen appliances — Upgrading to high-end appliances can increase the home's appeal to potential buyers
• Resale Bathroom fixtures — Upgrading to modern fixtures can enhance the home's appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Resale Kitchen appliances — Upgrading to high-end appliances can increase the home's appeal to potential buyers ↑
• Resale Bathroom fixtures — Upgrading to modern fixtures can enhance the home's appeal to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Waller ISD
• NCES district ID: 4844430
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $58,911
• Composite: 29.12/100
• National rank: #6593
• State rank: #532 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): 25,231
• Household income: $116,925
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 265.0

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 0.63)
• Race & ethnicity: White 44% Hispanic / Latino 41% Two or more races 16% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 15% · Canada, Jamaica, Dominican Republic
• Languages at home: 69% English-only · Spanish 28% Other Indo-European 1% Vietnamese 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: ▼ -112.73%
• Current HPI: 249.6969
• Rent YoY: ▼ -1.58%
• 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

-9.2% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $259,990 Zillow
• 2026-05-15 Price Changed $259,990 HARMLS
• 2026-04-25 Price Changed $269,190 Zillow
• 2026-04-25 Price Changed $269,190 HARMLS
• 2026-04-22 Listed $286,190 Zillow
• 2026-04-21 Listed $286,190 HARMLS