17426 Lush Laurel Ln · Hockley, TX 77447

$250,000

3 bd · 2.0 ba · 1,333 sqft · SingleFamily · 4 Days on market

Built 2026 Excellent condition 4,920 sqft lot Garage $83/mo HOA · 4% of rent ↓ 13% since listing

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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
• Cash flow +6.1/30.0
• Condition / age +5.0/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.8/10.0
• DSCR +0.5/10.0
• 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, Cut by Cinemark, the new Torro District, and more. Additional Highlights Include: covered patio, mud room, white cabinetry.

Key facts

• White cabinets
• New construction
• Community amenities

Tags

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

🏗️ New construction. The $250,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,372.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-555 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (19.1% below list).
• Recommended offer: $202k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: I T Holleman El (math 33% / reading 31%, grade F, #2,268 of 4,322 statewide, top 55%, 688 students, 70% FRL); Waller J H (math 21% / reading 28%, grade F, #1,279 of 1,662 statewide, top 78%, 899 students, 69% FRL); Waller H S (math 25% / reading 40%, grade F, #1,029 of 1,632 statewide, top 64%, 2,639 students, 62% FRL).
• Market conditions: Rents soft (-1.6%/yr); 2097 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $202,184 (19.1% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.68% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.94%
• DSCR: 0.65
• GRM: 12.3

CMA / ARV

• ARV (median comp): $299,372
• List price: $250,000
• Delta: -16.49%
• 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%)	4mo	$269,990	$198	88
26803 Celestial Cypress Rd	0.14mi	3/2.0	1,444 (+8%)	6mo	$259,970	$180	75
26823 Celestial Cypress Rd	0.19mi	3/2.0	1,444 (+8%)	4mo	$264,690	$183	74
26811 Celestial Cypress Rd	0.61mi	3/2.0	1,366 (+2%)	4mo	$249,490	$183	64
26814 Celestial Cypress	0.63mi	3/2.0	1,366 (+2%)	5mo	$249,890	$183	62

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: -33.7%
• Equity multiple: -0.07×
• Total profit: $-89,680
• Equity at exit: $44,637

10-year hold

• IRR: -65.5%
• Equity multiple: -0.74×
• Total profit: $-146,146
• Equity at exit: $25,884

Cash invested: $83,824 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 7 under contract
• Months of supply: 10.7 mo (9%/mo absorbed)
• Median asking: $305,990 ($199/sqft)
• Median days on market: 137 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +13.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77447

• Home prices YoY: -31.1%
• Rents YoY: -1.6%
• Active inventory: 2097
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,022 medium
• Mortgage (P&I): −$1,570
• Tax est. 1.5%: −$374 /mo · $4,491/yr
• Insurance: −$125
• HOA: −$83
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-555

Break-even live

Break-even rent $2,724

Max offer price $219,115

Occupancy floor —

Sensitivity live

Price	-10% $-348	-5% $-451	+0% $-555	+5% $-658	+10% $-762
Rent	-10% $-714	-5% $-635	+0% $-555	+5% $-475	+10% $-395
Rate	-1.0pp $-404	-0.5pp $-478	base $-555	+0.5pp $-632	+1.0pp $-711

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: $74,843
• Closing costs: $8,981
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16267 Silver Wing Ln Hockley, TX	3.0	2.5	1669	$1,650	$0.99	41d	1	1.21mi

Property features AI

Finance

• HOA & community: Community managed by Crest ManagementAnnual association fee ($990) covering common areas and recreation facilitiesCommunity amenities: lake or pond, picnic area, playground, park, pool, trails, curbs

Exterior

• Parking: Attached oversized garage (2 spaces)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction (2026)Faces westSlab foundation
• Construction: Brick and cement siding exteriorComposition roofBuilt in 2026
• Exterior features: Covered patioPatio and deckFence (back yard)Sprinkler / irrigationAssociation pool

Interior

• Kitchen: DishwasherGas rangeElectric ovenMicrowaveDisposalOven
• Bedrooms: Primary bedroom (First floor) — 13 x 12Bedroom (First floor) — 10 x 9Bedroom (First floor) — 10 x 9
• Flooring: CarpetPlank flooringVinyl
• Bathrooms: 2 full bathroomsPrimary bathroom (First floor)
• Heating & cooling: Central heating (gas)Central air (electric)
• Interior features: Double vanityGranite countersPantryTub with showerKitchen/dining comboProgrammable thermostatTankless water heater
• Laundry & utility: Washer hookupElectric dryer hookup

HOA detail $83/mo · $996/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $250,000 Active 4 DOM
2. 2026-08-06
   days on market $250,000 Active 2 DOM
3. 2026-08-04
   days on marketlisting id $250,000 Active 1 DOM
4. 2026-08-03
   days on market $250,000 Active 103 DOM
5. 2026-07-31
   days on market $250,000 Active 100 DOM
6. 2026-07-30
   days on market $250,000 Active 98 DOM
7. 2026-07-28
   days on market $250,000 Active 97 DOM
8. 2026-07-26
   days on market $250,000 Active 95 DOM
9. 2026-07-24
   remarks 699-char remark
10. 2026-07-24
    listing id $250,000 Active 93 DOM
11. 2026-07-23
    days on market $250,000 Active 93 DOM
12. 2026-07-22
    days on market $250,000 Active 92 DOM
13. 2026-07-21
    days on market $250,000 Active 91 DOM
14. 2026-07-20
    days on market $250,000 Active 90 DOM
15. 2026-07-18
    days on market $250,000 Active 88 DOM
16. 2026-07-18
    days on market $250,000 Active 87 DOM
17. 2026-07-16
    days on market $250,000 Active 86 DOM
18. 2026-07-15
    days on market $250,000 Active 85 DOM
19. 2026-07-14
    days on market $250,000 Active 84 DOM
20. 2026-07-13
    days on market $250,000 Active 83 DOM
21. 2026-07-13
    days on market $250,000 Active 82 DOM
22. 2026-07-11
    days on market $250,000 Active 81 DOM
23. 2026-07-10
    days on market $250,000 Active 80 DOM
24. 2026-07-09
    days on market $250,000 Active 79 DOM
25. 2026-07-07
    days on market $250,000 Active 77 DOM
26. 2026-07-06
    days on market $250,000 Active 76 DOM
27. 2026-07-06
    days on market $250,000 Active 75 DOM
28. 2026-07-05
    days on market $250,000 Active 74 DOM
29. 2026-07-03
    days on market $250,000 Active 73 DOM

    Show marketing remark (1157 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, Cut by Cinemark, the new Torro District, and more. Additional Highlights Include: covered patio, mud room, white cabinetry. MLS#28976783

30. 2026-07-02
    price $250,000 Active 72 DOM
31. 2026-07-02
    days on market $259,990 Active 72 DOM
32. 2026-07-01
    days on market $259,990 Active 71 DOM
33. 2026-06-30
    days on market $259,990 Active 70 DOM
34. 2026-06-29
    days on market $259,990 Active 69 DOM
35. 2026-06-28
    days on market $259,990 Active 68 DOM
36. 2026-06-27
    days on market $259,990 Active 67 DOM
37. 2026-06-26
    days on market $259,990 Active 66 DOM
38. 2026-06-24
    days on market $259,990 Active 64 DOM
39. 2026-06-21
    days on market $259,990 Active 61 DOM
40. 2026-06-18
    days on market $259,990 Active 58 DOM
41. 2026-06-17
    days on market $259,990 Active 57 DOM
42. 2026-06-16
    days on market $259,990 Active 56 DOM
43. 2026-06-15
    days on market $259,990 Active 55 DOM
44. 2026-06-13
    days on market $259,990 Active 53 DOM
45. 2026-06-09
    days on market $259,990 Active 49 DOM
46. 2026-06-08
    days on market $259,990 Active 48 DOM
47. 2026-06-07
    days on market $259,990 Active 47 DOM
48. 2026-06-04
    days on market $259,990 Active 44 DOM
49. 2026-06-03
    days on market $259,990 Active 43 DOM
50. 2026-06-02
    days on market $259,990 Active 42 DOM

ⓘ 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: $24,262
• − Mortgage interest: −$16,769
• − Property taxes: −$4,491
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − HOA: −$996
• − Depreciation: −$8,709
• Taxable loss: −$12,082
• Est. tax savings @ 24.0%: +$2,900
• After-tax cash flow: $-3,756/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 ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary I T Holleman El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Waller J H F TX #1,279/1,662 Nat'l #10,474/14,009 High Waller H S F TX #1,029/1,632 Nat'l #10,333/17,239

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 — Hockley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Harris County · 5,571,493 people
• City population: 25,231
• 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: 1% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Community managed by Crest ManagementAnnual association fee ($990) covering common areas and recreation facilitiesCommunity amenities: lake or pond, picnic area, playground, park, pool, trails, curbs

Exterior

• Parking: Attached oversized garage (2 spaces)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction (2026)Faces westSlab foundation
• Construction: Brick and cement siding exteriorComposition roofBuilt in 2026
• Exterior features: Covered patioPatio and deckFence (back yard)Sprinkler / irrigationAssociation pool

Interior

• Kitchen: DishwasherGas rangeElectric ovenMicrowaveDisposalOven
• Bedrooms: Primary bedroom (First floor) — 13 x 12Bedroom (First floor) — 10 x 9Bedroom (First floor) — 10 x 9
• Flooring: CarpetPlank flooringVinyl
• Bathrooms: 2 full bathroomsPrimary bathroom (First floor)
• Heating & cooling: Central heating (gas)Central air (electric)
• Interior features: Double vanityGranite countersPantryTub with showerKitchen/dining comboProgrammable thermostatTankless water heater
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

-12.6% since first listed

5 events — show timeline

• 2026-08-04 Listed $250,000 HARMLS
• 2026-07-03 Price Changed $250,000 Zillow
• 2026-05-16 Price Changed $259,990 Zillow
• 2026-04-25 Price Changed $269,190 Zillow
• 2026-04-22 Listed $286,190 Zillow