4506 Woodspring Glen Ln · Houston, TX 77345

$245,000

3 bd · 2.0 ba · 1,405 sqft · SingleFamily public records · 233 Days on market

Built 2011 5,431 sqft lot $174/sqft · at area comps Est $255k · at est. $38/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).

• ARV discount +9.3/15.0
• Cash flow +7.9/30.0
• Appreciation +5.2/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Discover your next home in the heart of Kingwood! This charming home features 3 bedrooms, 2 baths,offering the perfect blend of comfort and style. Step inside to a bright, cozy living area filled with natural light, creating a warm and welcoming atmosphere.The home also features newly installed flooring(2026), adding a fresh touch throughout the space.The spacious primary bedroom includes a walk-in closet for extra convenience, while the generous backyard is perfect for relaxing or entertaining.The open concept layout makes this home great for hosting gatherings or enjoying quiet evenings in.Located just minutes from shopping, dining, grocery stores, this home combines peaceful suburban living with everyday convenience. Whether you’re grabbing coffee nearby, enjoying a stroll through one of Kingwood’s scenic parks, or running errands, everything you need is just around the corner. Don’t miss your chance, come tour it in person and experience the charm for yourself!

Key facts

• Walk-in closet
• Top-rated schools
• Scenic parks

Tags

• BRIGHT COZY LIVING AREA
• WALK-IN CLOSET
• GENEROUS BACKYARD
• OPEN-CONCEPT LAYOUT
• TOP-RATED SCHOOLS
• SCENIC PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (14.1% below list).
• Recommended offer: $199k (18.7% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hidden Hollow El (math 46% / reading 53%, grade D, #865 of 4,322 statewide, top 21%, 506 students, 35% FRL); Creekwood Middle (math 49% / reading 50%, grade C, #356 of 1,662 statewide, top 23%, 1,149 students, 21% FRL); Humble H S (math 15% / reading 31%, grade F, #1,348 of 1,632 statewide, top 83%, 2,867 students, 77% FRL).
• Market conditions: 189 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 17% of the median local income ($151k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $199,245 (18.7% 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 233 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 9.7

CMA / ARV

• ARV (median comp): $254,974
• List price: $245,000
• Delta: -3.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4502 Woodspring Glen Ln	0.01mi	3/2.0	1,534 (+9%)	12mo	$265,000	$173	74
4418 Appalachian Trl	0.50mi	3/2.0	1,471 (+5%)	1mo	$239,900	$163	68
5102 Dobbin Springs Ln	0.55mi	3/2.0	1,441 (+3%)	3mo	$240,000	$167	68
3850 Acorn Ln	0.46mi	3/2.0	1,350 (-4%)	5mo	$439,000	$325	68
4003 Longleaf Ln	0.34mi	3/1.0	1,468 (+4%)	16mo	$299,000	$204	60
4927 Dobbin Springs Ln	0.55mi	3/2.0	1,465 (+4%)	14mo	$259,000	$177	56
4306 Mountain Peak Way	0.51mi	3/2.5	1,598 (+14%)	3mo	$200,000	$125	49
4107 Still Glade Ln	0.73mi	3/2.0	1,214 (-14%)	13mo	$249,900	$206	33

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

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.73×
• Total profit: $-18,234
• Equity at exit: $76,733

10-year hold

• IRR: 0.2%
• Equity multiple: 1.03×
• Total profit: $1,780
• Equity at exit: $96,826

Cash invested: $68,600 (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 77345

• Home prices YoY: 0.2%
• Active inventory: 189
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,106 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$498 /mo · $5,970/yr
• Insurance: −$102
• HOA: −$38
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-259

Break-even live

Break-even rent $2,433

Max offer price $199,245

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-190	+0% $-259	+5% $-328	+10% $-398
Rent	-10% $-425	-5% $-342	+0% $-259	+5% $-176	+10% $-93
Rate	-1.0pp $-136	-0.5pp $-197	base $-259	+0.5pp $-322	+1.0pp $-387

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4318 Pinewood Park Dr Kingwood, TX	2.0	2.0	1634	$2,100	$1.29	45d	1	1.26mi
3327 Sycamore Springs Dr Kingwood, TX	3.0	2.0	1619	$1,683	$1.04	24d	1	1.32mi
3327 Sycamore Springs Dr Kingwood, TX	3.0	2.0	1619	$1,575	$0.97	20d	1	1.32mi
3122 Birch Creek Dr Kingwood, TX	3.0	2.0	1446	$1,624	$1.12	26d	1	1.43mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 31 events

1. 2026-06-21
   days on market $245,000 Active 233 DOM
2. 2026-06-18
   days on market $245,000 Active 230 DOM
3. 2026-06-17
   days on market $245,000 Active 229 DOM
4. 2026-06-16
   days on market $245,000 Active 228 DOM
5. 2026-06-15
   days on market $245,000 Active 227 DOM
6. 2026-06-13
   days on market $245,000 Active 225 DOM
7. 2026-06-13
   days on market $245,000 Active 224 DOM
8. 2026-06-09
   days on market $245,000 Active 221 DOM
9. 2026-06-08
   days on market $245,000 Active 220 DOM
10. 2026-06-07
    days on market $245,000 Active 219 DOM
11. 2026-06-04
    days on market $245,000 Active 216 DOM
12. 2026-06-03
    days on market $245,000 Active 215 DOM
13. 2026-06-02
    days on market $245,000 Active 214 DOM
14. 2026-06-01
    days on market $245,000 Active 213 DOM
15. 2026-05-31
    days on market $245,000 Active 212 DOM
16. 2026-02-24
    price $245,000 997-char remark

    Show marketing remark (997 chars)

    Discover your next home in the heart of Kingwood! This charming home features 3 bedrooms, 2 baths,offering the perfect blend of comfort and style. Step inside to a bright, cozy living area filled with natural light, creating a warm and welcoming atmosphere.The home also features newly installed flooring(2026), adding a fresh touch throughout the space.The spacious primary bedroom includes a walk-in closet for extra convenience, while the generous backyard is perfect for relaxing or entertaining.The open concept layout makes this home great for hosting gatherings or enjoying quiet evenings in.Located just minutes from shopping, dining, grocery stores, this home combines peaceful suburban living with everyday convenience. Whether you’re grabbing coffee nearby, enjoying a stroll through one of Kingwood’s scenic parks, or running errands, everything you need is just around the corner. Don’t miss your chance, come tour it in person and experience the charm for yourself!

17. 2025-11-14
    price $255,000 997-char remark

    Show marketing remark (997 chars)

    Discover your next home in the heart of Kingwood! This charming home features 3 bedrooms, 2 baths,offering the perfect blend of comfort and style. Step inside to a bright, cozy living area filled with natural light, creating a warm and welcoming atmosphere.The home also features newly installed flooring(2026), adding a fresh touch throughout the space.The spacious primary bedroom includes a walk-in closet for extra convenience, while the generous backyard is perfect for relaxing or entertaining.The open concept layout makes this home great for hosting gatherings or enjoying quiet evenings in.Located just minutes from shopping, dining, grocery stores, this home combines peaceful suburban living with everyday convenience. Whether you’re grabbing coffee nearby, enjoying a stroll through one of Kingwood’s scenic parks, or running errands, everything you need is just around the corner. Don’t miss your chance, come tour it in person and experience the charm for yourself!

18. 2025-10-31
    listed $265,000 Active 997-char remark

    Show marketing remark (997 chars)

    Discover your next home in the heart of Kingwood! This charming home features 3 bedrooms, 2 baths,offering the perfect blend of comfort and style. Step inside to a bright, cozy living area filled with natural light, creating a warm and welcoming atmosphere.The home also features newly installed flooring(2026), adding a fresh touch throughout the space.The spacious primary bedroom includes a walk-in closet for extra convenience, while the generous backyard is perfect for relaxing or entertaining.The open concept layout makes this home great for hosting gatherings or enjoying quiet evenings in.Located just minutes from shopping, dining, grocery stores, this home combines peaceful suburban living with everyday convenience. Whether you’re grabbing coffee nearby, enjoying a stroll through one of Kingwood’s scenic parks, or running errands, everything you need is just around the corner. Don’t miss your chance, come tour it in person and experience the charm for yourself!

19. 2019-05-29
    soldstatus
20. 2019-05-24
    soldstatus Sold 771-char remark

    Show marketing remark (771 chars)

    Charming one story home shows pride of ownership with original owners. This lovely home features large den and open concept kitchen for a nice spacious feel. Lots of cabinets and counter space in kitchen. Large breakfast room with door to backyard and lots of natural light. Master features plenty of space and master bath has shower plus separate garden tub. Secondary bedrooms with nice bright windows. Upgraded landscaping, and custom door and shutters make the exterior of this home beautiful from the moment you arrive. In ground sprinklers are sure to keep the beautiful landscaping looking good throughout the summer months! Zoned to Hidden Hollow Elementary, Creekwood Middle and Kingwood High. Walking distance to neighborhood pool and park. Don't miss this one!

21. 2019-05-08
    status Pending 771-char remark

    Show marketing remark (771 chars)

    Charming one story home shows pride of ownership with original owners. This lovely home features large den and open concept kitchen for a nice spacious feel. Lots of cabinets and counter space in kitchen. Large breakfast room with door to backyard and lots of natural light. Master features plenty of space and master bath has shower plus separate garden tub. Secondary bedrooms with nice bright windows. Upgraded landscaping, and custom door and shutters make the exterior of this home beautiful from the moment you arrive. In ground sprinklers are sure to keep the beautiful landscaping looking good throughout the summer months! Zoned to Hidden Hollow Elementary, Creekwood Middle and Kingwood High. Walking distance to neighborhood pool and park. Don't miss this one!

22. 2019-04-16
    status Pending, Continue to Show 771-char remark

    Show marketing remark (771 chars)

    Charming one story home shows pride of ownership with original owners. This lovely home features large den and open concept kitchen for a nice spacious feel. Lots of cabinets and counter space in kitchen. Large breakfast room with door to backyard and lots of natural light. Master features plenty of space and master bath has shower plus separate garden tub. Secondary bedrooms with nice bright windows. Upgraded landscaping, and custom door and shutters make the exterior of this home beautiful from the moment you arrive. In ground sprinklers are sure to keep the beautiful landscaping looking good throughout the summer months! Zoned to Hidden Hollow Elementary, Creekwood Middle and Kingwood High. Walking distance to neighborhood pool and park. Don't miss this one!

23. 2019-04-05
    status Option Pending 771-char remark

    Show marketing remark (771 chars)

    Charming one story home shows pride of ownership with original owners. This lovely home features large den and open concept kitchen for a nice spacious feel. Lots of cabinets and counter space in kitchen. Large breakfast room with door to backyard and lots of natural light. Master features plenty of space and master bath has shower plus separate garden tub. Secondary bedrooms with nice bright windows. Upgraded landscaping, and custom door and shutters make the exterior of this home beautiful from the moment you arrive. In ground sprinklers are sure to keep the beautiful landscaping looking good throughout the summer months! Zoned to Hidden Hollow Elementary, Creekwood Middle and Kingwood High. Walking distance to neighborhood pool and park. Don't miss this one!

24. 2019-03-26
    listed $169,500 Active 771-char remark

    Show marketing remark (771 chars)

    Charming one story home shows pride of ownership with original owners. This lovely home features large den and open concept kitchen for a nice spacious feel. Lots of cabinets and counter space in kitchen. Large breakfast room with door to backyard and lots of natural light. Master features plenty of space and master bath has shower plus separate garden tub. Secondary bedrooms with nice bright windows. Upgraded landscaping, and custom door and shutters make the exterior of this home beautiful from the moment you arrive. In ground sprinklers are sure to keep the beautiful landscaping looking good throughout the summer months! Zoned to Hidden Hollow Elementary, Creekwood Middle and Kingwood High. Walking distance to neighborhood pool and park. Don't miss this one!

25. 2018-05-04
    historical
26. 2018-04-23
    price $179,900
27. 2018-04-23
    price $179,000
28. 2018-04-02
    listed $189,000 Active
29. 2011-05-06
    soldstatus
30. 2011-03-21
    historical
31. 2011-02-02
    listed $126,364

ⓘ 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: $5,970 · $498/mo
• Projected year-2 tax: $5,970 · $498/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $25,267
• − Mortgage interest: −$13,724
• − Property taxes: −$5,970
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − HOA: −$456
• − Depreciation: −$7,127
• Taxable loss: −$7,278
• Est. tax savings @ 24.0%: +$1,747
• After-tax cash flow: $-1,361/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: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 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): 27,917
• Household income: $150,742
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 307.0

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 White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 10% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 6% Italian 4% Slovak 3%
• Foreign-born: 8% · Canada, China, Dominican Republic
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% Other Asian/Pacific 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: ▲ 0.45%
• Current HPI: 210.6244
• Rent YoY: —
• 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

+93.9% since first listed

16 events — show timeline

• 2026-02-24 Price Changed $245,000 HARMLS
• 2025-11-14 Price Changed $255,000 HARMLS
• 2025-10-31 Listed $265,000 HARMLS
• 2019-05-29 Sold (Public Records) — Public Records
• 2019-05-24 Sold (MLS) — HARMLS
• 2019-05-08 Pending — HARMLS
• 2019-04-16 Pending — HARMLS
• 2019-04-05 Pending — HARMLS
• 2019-03-26 Listed $169,500 HARMLS
• 2018-05-04 Listing Removed — HARMLS
• 2018-04-23 Price Changed $179,900 HARMLS
• 2018-04-23 Price Changed $179,000 HARMLS
• 2018-04-02 Listed $189,000 HARMLS
• 2011-05-06 Sold (MLS) — HARMLS
• 2011-03-21 Listing Removed — HARMLS
• 2011-02-02 Listed $126,364 HARMLS

Property tax history

+13.8%/yr

Latest (2025): $5,970 · +8.9% YoY. Source: county tax records.