1706 El Dorado Blvd · Houston, TX 77062

$204,900

4 bd · 2.0 ba · 2,470 sqft · SingleFamily public records · 57 Days on market

Built 1960 0.26 ac lot $83/sqft · 38% below area Est $329k · 38% under $6/mo HOA

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Why this score? — see what drove the C 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).

• Cash flow +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +5.5/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four bedroom, two and a half bath home located in the Clear Lake area.

Key facts

• 0.26 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Clear Creek ISD (suburban): math 48% / reading 54% proficiency, ranked #114 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.8%/yr); 133 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 57 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 3.1% of price.
• Climate carrying-cost: 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 $198,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.15% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 7.3

CMA / ARV

• ARV (median comp): $328,902
• List price: $204,900
• Delta: -37.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 Richvale Ln	0.47mi	4/2.0	2,478 (+0%)	2mo	$334,900	$135	76
15531 Penn Hills Ln	0.09mi	4/2.0	2,196 (-11%)	2mo	$359,000	$163	75
2002 Firtree Way	0.40mi	3/2.5 (-1)	2,415 (-2%)	1mo	$425,000	$176	70
1607 Richvale Ln	0.42mi	3/2.0 (-1)	2,304 (-7%)	1mo	$325,000	$141	64
15411 Park Estates Ln	0.66mi	3/2.5 (-1)	2,472 (+0%)	0mo	$509,999	$206	62
1403 Seagate Ln	0.40mi	4/2.0	2,155 (-13%)	1mo	$329,500	$153	59
15002 Trowbridge Ct	0.70mi	4/2.5	2,372 (-4%)	0mo	$385,000	$162	58
15114 Greenleaf Ln	0.58mi	4/2.0	2,691 (+9%)	1mo	$469,000	$174	58
15019 Pearhaven Dr	0.55mi	3/2.0 (-1)	2,286 (-7%)	2mo	$314,900	$138	55
15702 Woodbourne Dr	0.56mi	3/2.0 (-1)	2,291 (-7%)	3mo	$385,000	$168	54
15911 Manor Square Dr	0.57mi	4/2.5	2,728 (+10%)	3mo	$442,500	$162	52
2022 Park Grand Rd	0.56mi	3/2.0 (-1)	2,166 (-12%)	1mo	$378,000	$175	47

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 · 2.84% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-23,194
• Equity at exit: $30,551

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-7,791
• Equity at exit: $17,716

Cash invested: $57,372 (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 77062

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 133
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,350 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$530 /mo · $6,365/yr
• Insurance: −$85
• HOA: −$6
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $160

Break-even live

Break-even rent $2,147

Max offer price $204,900

Occupancy floor 88%

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Diana Ct Houston, TX	4.0	2.0	2505	$2,506	$1.00	43d	1	0.62mi
946 Beachcomber Ln Houston, TX	3.0	2.0	1872	$1,995	$1.07	43d	1	0.87mi
14518 Fair Knoll Way Houston, TX	3.0	2.0	1849	$2,600	$1.41	10d	1	1.01mi
14634 Saint Cloud Dr Houston, TX	3.0	2.5	1954	$2,900	$1.48	7d	1	1.04mi
15814 Havenhurst Dr Houston, TX	3.0	2.0	1710	$2,000	$1.17	43d	1	1.45mi
14310 Sun Harbor Dr Houston, TX	3.0	2.5	1678	$2,500	$1.49	43d	1	1.45mi
14222 Heather Falls Way Houston, TX	3.0	2.5	1664	$2,275	$1.37	44d	1	1.46mi
16407 Glenshannon Dr Houston, TX	4.0	2.5	2402	$2,200	$0.92	43d	1	1.49mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 24 events

1. 2026-06-18
   days on market $204,900 Active 57 DOM
2. 2026-06-17
   days on market $204,900 Active 56 DOM
3. 2026-06-16
   days on market $204,900 Active 55 DOM
4. 2026-06-15
   days on market $204,900 Active 54 DOM
5. 2026-06-13
   days on market $204,900 Active 52 DOM
6. 2026-06-13
   days on market $204,900 Active 51 DOM
7. 2026-06-10
   price $204,900 Active 48 DOM
8. 2026-06-09
   days on market $214,900 Active 48 DOM
9. 2026-06-08
   days on market $214,900 Active 47 DOM
10. 2026-06-07
    days on market $214,900 Active 46 DOM
11. 2026-06-04
    days on market $214,900 Active 43 DOM
12. 2026-06-03
    days on market $214,900 Active 42 DOM
13. 2026-06-02
    days on market $214,900 Active 41 DOM
14. 2026-06-01
    days on market $214,900 Active 40 DOM
15. 2026-05-31
    days on market $214,900 Active 39 DOM
16. 2026-04-25
    status Active 70-char remark

    Show marketing remark (70 chars)

    Four bedroom, two and a half bath home located in the Clear Lake area.

17. 2026-04-13
    historical 70-char remark

    Show marketing remark (70 chars)

    Four bedroom, two and a half bath home located in the Clear Lake area.

18. 2026-04-10
    listed $214,900 Active 70-char remark

    Show marketing remark (70 chars)

    Four bedroom, two and a half bath home located in the Clear Lake area.

19. 2019-08-26
    soldstatus
20. 2019-08-23
    soldstatus Sold 316-char remark

    Show marketing remark (316 chars)

    Located in the establish and quiet Clear Lake City subdivision. This home sits on a large lot with a spacious back yard perfect to fit all needs. Featuring 4 large bed rooms and 2.5 bath rooms. Kitchen boasts of lots of cabinet space and recent appliances. Spacious living areas with a nice floor plan. A MUST SEE!!!

21. 2019-07-30
    status Pending 316-char remark

    Show marketing remark (316 chars)

    Located in the establish and quiet Clear Lake City subdivision. This home sits on a large lot with a spacious back yard perfect to fit all needs. Featuring 4 large bed rooms and 2.5 bath rooms. Kitchen boasts of lots of cabinet space and recent appliances. Spacious living areas with a nice floor plan. A MUST SEE!!!

22. 2019-07-24
    status Option Pending 316-char remark

    Show marketing remark (316 chars)

    Located in the establish and quiet Clear Lake City subdivision. This home sits on a large lot with a spacious back yard perfect to fit all needs. Featuring 4 large bed rooms and 2.5 bath rooms. Kitchen boasts of lots of cabinet space and recent appliances. Spacious living areas with a nice floor plan. A MUST SEE!!!

23. 2019-07-08
    listed $199,000 Active 316-char remark

    Show marketing remark (316 chars)

    Located in the establish and quiet Clear Lake City subdivision. This home sits on a large lot with a spacious back yard perfect to fit all needs. Featuring 4 large bed rooms and 2.5 bath rooms. Kitchen boasts of lots of cabinet space and recent appliances. Spacious living areas with a nice floor plan. A MUST SEE!!!

24. 2000-05-02
    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: $6,365 · $530/mo
• Projected year-2 tax: $6,365 · $530/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,194
• − Mortgage interest: −$11,478
• − Property taxes: −$6,365
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − HOA: −$72
• − Depreciation: −$5,961
• Taxable loss: −$1,217
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $2,210/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: Clear Creek ISD
• NCES district ID: 4814280
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $80,240
• Composite: 46.49/100
• National rank: #2431
• State rank: #114 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): 25,523
• Household income: $103,889
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 534.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 18% Asian 14% Black 10% Two or more races 7%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 6% Chinese 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: ▼ -64.35%
• Current HPI: 234.8962
• Rent YoY: ▲ 2.84%
• 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

+8.0% since first listed

9 events — show timeline

• 2026-04-25 Relisted — HARMLS
• 2026-04-13 Listing Removed — HARMLS
• 2026-04-10 Listed $214,900 HARMLS
• 2019-08-26 Sold (Public Records) — Public Records
• 2019-08-23 Sold (MLS) — HARMLS
• 2019-07-30 Pending — HARMLS
• 2019-07-24 Pending — HARMLS
• 2019-07-08 Listed $199,000 HARMLS
• 2000-05-02 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $6,365 · +7.8% YoY. Source: county tax records.