17810 Clearlight Ln · Houston, TX 77379

$309,700

5 bd · 3.5 ba · 2,979 sqft · SingleFamily public records · 189 Days on market

Built 1981 9,700 sqft lot $104/sqft · 20% below area Est $387k · 20% under $60/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 +15.0/15.0
• Cash flow +7.8/30.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unbelievable price for Custom 5 bedroom, 3.5 bath home in great Shannon Forest Subdivision on a very large lot! lots of updates plus new roof 2016. Beautiful custom front door, Travertine tile flooring throughout downstairs anf Laminated wood all upstairs. Formal dining + living & den or study downstairs. Island kitchen w/ granite counters, walk-in pantry, custom lighting, microwave & oven + garbage disposal! Bright breakfast room overlooks back patio & yard. Living room has wall of windows, built-ins, wet bar and gas start wood burning fireplace. Half bath (downstairs) is recently remodeled. 5 full bedrooms upstairs, 2 of them w/ private bathrooms. Great game room + small bonus room both w/ laminate flooring upstairs. 20 x 15 ft. private patio features 2 fans and & a beautiful beaded pine ceiling. Nice landscaping, partial sprinklers. Subdivision with great pool and tennis courts. Excellent Klein schools, very convenient location. Low tax rate.

Key facts

• 9,700 sq ft lot
• 2 garage spots
• Built 1981

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (11.7% below list).
• Recommended offer: $250k (19.2% 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: schools D, crime F.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.9%/yr); 622 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 189 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,107 (19.2% 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 189 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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: 0.88% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 9.4

CMA / ARV

• ARV (median comp): $387,161
• List price: $309,700
• Delta: -20.01%
• 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
7907 Aleta Dr	0.39mi	5/3.5	3,017 (+1%)	5mo	$335,000	$111	75
7119 Mystic Morning Ln	0.27mi	4/3.5 (-1)	3,167 (+6%)	4mo	$379,999	$120	68
7607 Theisswood Rd	0.27mi	4/3.5 (-1)	3,239 (+9%)	5mo	$400,000	$123	64
7906 Beaufort Dr	0.39mi	6/3.5 (+1)	3,288 (+10%)	3mo	$370,000	$113	57
8003 White Marsh Ct	0.60mi	4/2.5 (-1)	2,833 (-5%)	3mo	$429,900	$152	52
8015 Democracy Ct	0.70mi	4/2.5 (-1)	2,931 (-2%)	5mo	$335,000	$114	52
17711 Rustington Dr	0.72mi	4/2.5 (-1)	2,892 (-3%)	2mo	$350,000	$121	51
17415 Wilton Park Ct	0.51mi	4/4.5 (-1)	3,270 (+10%)	0mo	$515,000	$157	50
17803 Theiss Mail Route Rd	0.59mi	5/2.5	2,703 (-9%)	5mo	$420,000	$155	48
8011 Goldengrove Dr	0.57mi	4/2.5 (-1)	2,720 (-9%)	5mo	$298,900	$110	46
7914 Huddersfield Ct	0.52mi	4/3.5 (-1)	3,409 (+14%)	3mo	$490,000	$144	44
18106 Briden Oak Ct	0.57mi	4/3.0 (-1)	2,561 (-14%)	3mo	$349,800	$137	41

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: -28.2%
• Equity multiple: 0.08×
• Total profit: $-79,421
• Equity at exit: $46,177

10-year hold

• IRR: -48.8%
• Equity multiple: -0.46×
• Total profit: $-126,724
• Equity at exit: $26,777

Cash invested: $86,716 (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 77379

• Home prices YoY: -34.7%
• Rents YoY: -1.9%
• Active inventory: 622
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,733 high
• Mortgage (P&I): −$1,624
• Tax from tax record: −$684 /mo · $8,203/yr
• Insurance: −$129
• HOA: −$60
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-337

Break-even live

Break-even rent $3,160

Max offer price $250,107

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: $77,425
• Closing costs: $9,291
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17743 Seven Pines Dr Spring, TX	4.0	2.5	2265	$2,795	$1.23	7d	1	0.62mi
8015 Democracy Ct Spring, TX	4.0	2.5	2931	$2,650	$0.90	24d	1	0.72mi
7042 Bristol Memorial Dr Spring, TX	4.0	3.0	2443	$2,650	$1.08	12d	1	0.94mi
6934 Jenny Lake Dr Spring, TX	4.0	3.5	3054	$3,370	$1.10	4d	1	1.01mi
7015 Windy Run Ct Spring, TX	4.0	2.5	2186	$5,500	$2.52	43d	1	1.01mi
6415 Willow Pine Dr Spring, TX	4.0	2.5	2499	$2,800	$1.12	43d	1	1.21mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: trashgaslandscapingpool

Listing history 43 events

1. 2026-06-18
   days on market $309,700 Active 189 DOM
2. 2026-06-17
   days on market $309,700 Active 188 DOM
3. 2026-06-16
   days on market $309,700 Active 187 DOM
4. 2026-06-15
   days on market $309,700 Active 186 DOM
5. 2026-06-13
   days on market $309,700 Active 184 DOM
6. 2026-06-09
   days on market $309,700 Active 180 DOM
7. 2026-06-08
   days on market $309,700 Active 179 DOM
8. 2026-06-07
   days on market $309,700 Active 178 DOM
9. 2026-06-04
   days on market $309,700 Active 175 DOM
10. 2026-06-03
    days on market $309,700 Active 174 DOM
11. 2026-06-02
    days on market $309,700 Active 173 DOM
12. 2026-06-01
    days on market $309,700 Active 172 DOM
13. 2026-05-31
    days on market $309,700 Active 171 DOM
14. 2026-04-10
    price $309,700
15. 2026-04-10
    status Active
16. 2026-04-03
    status Pending
17. 2026-03-22
    price $310,000
18. 2026-01-03
    price $340,000
19. 2026-01-03
    price $239,500
20. 2025-12-11
    listed $339,500 Active
21. 2020-08-12
    soldstatus
22. 2020-08-11
    soldstatus Sold 985-char remark

    Show marketing remark (985 chars)

    Unbelievable price for Custom 5 bedroom, 3.5 bath home in great Shannon Forest Subdivision on a very large lot! lots of updates plus new roof 2016. Beautiful custom front door, Travertine tile flooring throughout downstairs anf Laminated wood all upstairs. Formal dining + living & den or study downstairs. Island kitchen w/ granite counters, walk-in pantry, custom lighting, microwave & oven + garbage disposal! Bright breakfast room overlooks back patio & yard. Living room has wall of windows, built-ins, wet bar and gas start wood burning fireplace. Half bath (downstairs) is recently remodeled. 5 full bedrooms upstairs, 2 of them w/ private bathrooms. Great game room + small bonus room both w/ laminate flooring upstairs. 20 x 15 ft. private patio features 2 fans and & a beautiful beaded pine ceiling. Nice landscaping, partial sprinklers. Subdivision with great pool and tennis courts. Excellent Klein schools, very convenient location. Low tax rate.

23. 2020-07-15
    status Pending 985-char remark

    Show marketing remark (985 chars)

    Unbelievable price for Custom 5 bedroom, 3.5 bath home in great Shannon Forest Subdivision on a very large lot! lots of updates plus new roof 2016. Beautiful custom front door, Travertine tile flooring throughout downstairs anf Laminated wood all upstairs. Formal dining + living & den or study downstairs. Island kitchen w/ granite counters, walk-in pantry, custom lighting, microwave & oven + garbage disposal! Bright breakfast room overlooks back patio & yard. Living room has wall of windows, built-ins, wet bar and gas start wood burning fireplace. Half bath (downstairs) is recently remodeled. 5 full bedrooms upstairs, 2 of them w/ private bathrooms. Great game room + small bonus room both w/ laminate flooring upstairs. 20 x 15 ft. private patio features 2 fans and & a beautiful beaded pine ceiling. Nice landscaping, partial sprinklers. Subdivision with great pool and tennis courts. Excellent Klein schools, very convenient location. Low tax rate.

24. 2020-07-09
    status Option Pending 985-char remark

    Show marketing remark (985 chars)

    Unbelievable price for Custom 5 bedroom, 3.5 bath home in great Shannon Forest Subdivision on a very large lot! lots of updates plus new roof 2016. Beautiful custom front door, Travertine tile flooring throughout downstairs anf Laminated wood all upstairs. Formal dining + living & den or study downstairs. Island kitchen w/ granite counters, walk-in pantry, custom lighting, microwave & oven + garbage disposal! Bright breakfast room overlooks back patio & yard. Living room has wall of windows, built-ins, wet bar and gas start wood burning fireplace. Half bath (downstairs) is recently remodeled. 5 full bedrooms upstairs, 2 of them w/ private bathrooms. Great game room + small bonus room both w/ laminate flooring upstairs. 20 x 15 ft. private patio features 2 fans and & a beautiful beaded pine ceiling. Nice landscaping, partial sprinklers. Subdivision with great pool and tennis courts. Excellent Klein schools, very convenient location. Low tax rate.

25. 2020-05-01
    status Active 985-char remark

    Show marketing remark (985 chars)

    Unbelievable price for Custom 5 bedroom, 3.5 bath home in great Shannon Forest Subdivision on a very large lot! lots of updates plus new roof 2016. Beautiful custom front door, Travertine tile flooring throughout downstairs anf Laminated wood all upstairs. Formal dining + living & den or study downstairs. Island kitchen w/ granite counters, walk-in pantry, custom lighting, microwave & oven + garbage disposal! Bright breakfast room overlooks back patio & yard. Living room has wall of windows, built-ins, wet bar and gas start wood burning fireplace. Half bath (downstairs) is recently remodeled. 5 full bedrooms upstairs, 2 of them w/ private bathrooms. Great game room + small bonus room both w/ laminate flooring upstairs. 20 x 15 ft. private patio features 2 fans and & a beautiful beaded pine ceiling. Nice landscaping, partial sprinklers. Subdivision with great pool and tennis courts. Excellent Klein schools, very convenient location. Low tax rate.

26. 2020-04-30
    historical 985-char remark

    Show marketing remark (985 chars)

    Unbelievable price for Custom 5 bedroom, 3.5 bath home in great Shannon Forest Subdivision on a very large lot! lots of updates plus new roof 2016. Beautiful custom front door, Travertine tile flooring throughout downstairs anf Laminated wood all upstairs. Formal dining + living & den or study downstairs. Island kitchen w/ granite counters, walk-in pantry, custom lighting, microwave & oven + garbage disposal! Bright breakfast room overlooks back patio & yard. Living room has wall of windows, built-ins, wet bar and gas start wood burning fireplace. Half bath (downstairs) is recently remodeled. 5 full bedrooms upstairs, 2 of them w/ private bathrooms. Great game room + small bonus room both w/ laminate flooring upstairs. 20 x 15 ft. private patio features 2 fans and & a beautiful beaded pine ceiling. Nice landscaping, partial sprinklers. Subdivision with great pool and tennis courts. Excellent Klein schools, very convenient location. Low tax rate.

27. 2019-11-21
    listed $275,000 Active 985-char remark

    Show marketing remark (985 chars)

    Unbelievable price for Custom 5 bedroom, 3.5 bath home in great Shannon Forest Subdivision on a very large lot! lots of updates plus new roof 2016. Beautiful custom front door, Travertine tile flooring throughout downstairs anf Laminated wood all upstairs. Formal dining + living & den or study downstairs. Island kitchen w/ granite counters, walk-in pantry, custom lighting, microwave & oven + garbage disposal! Bright breakfast room overlooks back patio & yard. Living room has wall of windows, built-ins, wet bar and gas start wood burning fireplace. Half bath (downstairs) is recently remodeled. 5 full bedrooms upstairs, 2 of them w/ private bathrooms. Great game room + small bonus room both w/ laminate flooring upstairs. 20 x 15 ft. private patio features 2 fans and & a beautiful beaded pine ceiling. Nice landscaping, partial sprinklers. Subdivision with great pool and tennis courts. Excellent Klein schools, very convenient location. Low tax rate.

28. 2019-05-28
    soldstatus
29. 2019-05-24
    soldstatus Sold
30. 2019-05-17
    status Option Pending
31. 2019-03-10
    status Active
32. 2019-03-06
    status Option Pending
33. 2019-03-01
    price $255,000
34. 2018-12-13
    price $259,900
35. 2018-10-16
    price $269,900
36. 2018-08-06
    listed $274,900 Active
37. 2018-07-19
    historical
38. 2018-01-30
    listed $285,000 Active
39. 2016-03-02
    soldstatus
40. 2015-12-22
    soldstatus
41. 2012-12-10
    soldstatus
42. 2011-04-04
    soldstatus
43. 1999-02-01
    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: $8,203 · $684/mo
• Projected year-2 tax: $8,203 · $684/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 (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,801
• − Mortgage interest: −$17,348
• − Property taxes: −$8,203
• − Insurance: −$1,548
• − Repairs & maintenance: −$2,624
• − Management: −$2,624
• − HOA: −$720
• − Depreciation: −$9,009
• Taxable loss: −$9,276
• Est. tax savings @ 24.0%: +$2,226
• After-tax cash flow: $-1,822/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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): 85,190
• Household income: $107,486
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 2220.0

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 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 24% Two or more races 15% Black 11% Asian 11%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 71% English-only · Spanish 16% Other Indo-European 5% 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: ▼ -116.58%
• Current HPI: 218.9608
• Rent YoY: ▼ -1.95%
• 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

+8.7% since first listed

30 events — show timeline

• 2026-04-10 Price Changed $309,700 HARMLS
• 2026-04-10 Relisted — HARMLS
• 2026-04-03 Pending — HARMLS
• 2026-03-22 Price Changed $310,000 HARMLS
• 2026-01-03 Price Changed $340,000 HARMLS
• 2026-01-03 Price Changed $239,500 HARMLS
• 2025-12-11 Listed $339,500 HARMLS
• 2020-08-12 Sold (Public Records) — Public Records
• 2020-08-11 Sold (MLS) — HARMLS
• 2020-07-15 Pending — HARMLS
• 2020-07-09 Pending — HARMLS
• 2020-05-01 Relisted — HARMLS
• 2020-04-30 Listing Removed — HARMLS
• 2019-11-21 Listed $275,000 HARMLS
• 2019-05-28 Sold (Public Records) — Public Records
• 2019-05-24 Sold (MLS) — HARMLS
• 2019-05-17 Pending — HARMLS
• 2019-03-10 Relisted — HARMLS
• 2019-03-06 Pending — HARMLS
• 2019-03-01 Price Changed $255,000 HARMLS
• 2018-12-13 Price Changed $259,900 HARMLS
• 2018-10-16 Price Changed $269,900 HARMLS
• 2018-08-06 Listed $274,900 HARMLS
• 2018-07-19 Listing Removed — HARMLS
• 2018-01-30 Listed $285,000 HARMLS
• 2016-03-02 Sold (Public Records) — Public Records
• 2015-12-22 Sold (Public Records) — Public Records
• 2012-12-10 Sold (Public Records) — Public Records
• 2011-04-04 Sold (Public Records) — Public Records
• 1999-02-01 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $8,203 · +0.8% YoY. Source: county tax records.