8022 17th Green Dr · Atascocita, TX 77346

$345,000

5 bd · 2.0 ba · 3,348 sqft · SingleFamily public records · 20 Days on market

Built 1991 9,243 sqft lot $103/sqft · 11% below area Est $351k · at est. $55/mo HOA · 1% of rent ↓ 13% since listing

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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 +20.1/30.0
• ARV discount +8.3/15.0
• 1% rule +6.7/10.0
• DSCR +6.4/10.0
• Appreciation +4.5/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 8022 17th Green Drive – a spacious gem in the heart of Atascocita's highly sought-after Pinehurst of Atascocita community! This beautifully updated 5-bedroom, 3.5-bath home offers tons of living space and flexibility for any family dynamic. Featuring a brand-new roof and fresh interior paint, this home is move-in ready and designed for comfort. Enjoy the charm and functionality of a rare porte-cochère over the garage, perfect for covered parking or outdoor hosting. The home includes a rear extension, smartly designed to create a 4th and 5th bedroom, giving you extra square footage and versatility. Inside, you'll find large bedrooms, each with ample closet space, and some featuring en-suite bathrooms—ideal for multi-generational living or guest accommodations. Nestled in the Pinehurst golf course community, this home offers not just space—but lifestyle. With mature trees, nearby parks, low tax rate and easy access to local amenities, this is a fantastic opportunity.

Key facts

• Porte-cochère
• Nearby parks
• Low tax rate

Tags

• PORTE-COCHÈRE
• REAR EXTENSION
• MATURE TREES
• NEARBY PARKS
• LOW TAX RATE
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $340k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.1% in Atascocita — 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 70/100 on livability (#346 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Market conditions: Rents flat; 669 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); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 40% of the median local income ($122k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 20 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,825 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 7.1

CMA / ARV

• ARV (median comp): $351,146
• List price: $345,000
• Delta: -1.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8335 Bunker Bend Dr	0.40mi	4/2.5 (-1)	3,423 (+2%)	2mo	$370,000	$108	69
19510 Evening Shades Ct	0.47mi	5/3.0	3,165 (-6%)	1mo	$380,000	$120	64
19507 Sandy Shore Ln	0.47mi	4/2.5 (-1)	3,161 (-6%)	2mo	$319,000	$101	60
8503 Rebawood Dr	0.57mi	4/3.5 (-1)	3,471 (+4%)	0mo	$279,000	$80	56
7627 Water Wood Trl	0.57mi	5/3.5	3,028 (-10%)	1mo	$519,000	$171	51
20334 Spoonwood Dr	0.53mi	4/2.5 (-1)	3,016 (-10%)	4mo	$399,900	$133	48
20115 Hickory Wind Dr	0.49mi	4/2.5 (-1)	2,875 (-14%)	2mo	$385,000	$134	45
20302 Arrow Cove Dr	0.65mi	4/3.5 (-1)	3,630 (+8%)	3mo	$254,000	$70	42
20707 Atascocita Shores Dr	0.74mi	4/3.0 (-1)	3,669 (+10%)	1mo	$718,000	$196	39
19718 Powerscourt Dr	0.66mi	4/4.5 (-1)	3,643 (+9%)	1mo	$445,000	$122	39
19711 Powerscourt Dr	0.69mi	4/2.5 (-1)	2,892 (-14%)	3mo	$400,000	$138	35
8303 Acapulco Cove Dr	0.72mi	4/3.0 (-1)	3,800 (+14%)	4mo	$350,000	$92	32

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

Projected returns pro-forma

-0.95% appreciation · 0.09% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-8,938
• Equity at exit: $84,039

10-year hold

• IRR: 1.6%
• Equity multiple: 1.14×
• Total profit: $13,223
• Equity at exit: $88,895

Cash invested: $96,600 (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 77346

• Home prices YoY: -0.4%
• Rents YoY: 0.1%
• Active inventory: 669
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,034 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$747 /mo · $8,960/yr
• Insurance: −$144
• HOA: −$55
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $432

Break-even live

Break-even rent $3,487

Max offer price $345,000

Occupancy floor 84%

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19603 Fairway Island Dr Humble, TX	5.0	2.5	3329	$6,500	$1.95	24d	1	0.32mi
19706 Water Point Trl Humble, TX	4.0	2.5	2753	$2,550	$0.93	24d	1	0.87mi
19119 Sprintwood Ct Humble, TX	4.0	2.5	2487	$2,425	$0.98	22d	1	0.97mi
20823 Water Point Trl Humble, TX	4.0	3.5	2550	$2,525	$0.99	22d	1	1.34mi
20906 Greenfield Trl Humble, TX	4.0	3.0	2603	$2,200	$0.85	43d	1	1.44mi
20914 Lake Park Trl Humble, TX	5.0	2.5	2462	$2,460	$1.00	5d	1	1.49mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 24 events

1. 2026-06-18
   days on market $345,000 Active 20 DOM
2. 2026-06-17
   days on market $345,000 Active 19 DOM
3. 2026-06-16
   days on market $345,000 Active 18 DOM
4. 2026-06-15
   days on market $345,000 Active 17 DOM
5. 2026-06-13
   days on market $345,000 Active 15 DOM
6. 2026-06-13
   days on market $345,000 Active 14 DOM
7. 2026-06-09
   days on market $345,000 Active 11 DOM
8. 2026-06-08
   days on market $345,000 Active 10 DOM
9. 2026-06-07
   days on market $345,000 Active 9 DOM
10. 2026-06-04
    days on market $345,000 Active 6 DOM
11. 2026-06-03
    days on market $345,000 Active 5 DOM
12. 2026-06-02
    days on market $345,000 Active 4 DOM
13. 2026-06-01
    days on market $345,000 Active 3 DOM
14. 2026-05-31
    days on market $345,000 Active 2 DOM
15. 2026-02-05
    historical

    Show marketing remark (1015 chars)

    Welcome to 8022 17th Green Drive – a spacious gem in the heart of Atascocita's highly sought-after Pinehurst of Atascocita community! This beautifully updated 5-bedroom, 3.5-bath home offers tons of living space and flexibility for any family dynamic. Featuring a brand-new roof and fresh interior paint, this home is move-in ready and designed for comfort. Enjoy the charm and functionality of a rare porte-cochère over the garage, perfect for covered parking or outdoor hosting. The home includes a rear extension, smartly designed to create a 4th and 5th bedroom, giving you extra square footage and versatility. Inside, you'll find large bedrooms, each with ample closet space, and some featuring en-suite bathrooms—ideal for multi-generational living or guest accommodations. Nestled in the Pinehurst golf course community, this home offers not just space—but lifestyle. With mature trees, nearby parks, low tax rate and easy access to local amenities, this is a fantastic opportunity.

16. 2026-02-05
    listed $345,000 Active 1015-char remark

    Show marketing remark (1015 chars)

    Welcome to 8022 17th Green Drive – a spacious gem in the heart of Atascocita's highly sought-after Pinehurst of Atascocita community! This beautifully updated 5-bedroom, 3.5-bath home offers tons of living space and flexibility for any family dynamic. Featuring a brand-new roof and fresh interior paint, this home is move-in ready and designed for comfort. Enjoy the charm and functionality of a rare porte-cochère over the garage, perfect for covered parking or outdoor hosting. The home includes a rear extension, smartly designed to create a 4th and 5th bedroom, giving you extra square footage and versatility. Inside, you'll find large bedrooms, each with ample closet space, and some featuring en-suite bathrooms—ideal for multi-generational living or guest accommodations. Nestled in the Pinehurst golf course community, this home offers not just space—but lifestyle. With mature trees, nearby parks, low tax rate and easy access to local amenities, this is a fantastic opportunity.

17. 2025-10-16
    historical
18. 2025-10-16
    listed $345,000 Active
19. 2025-10-14
    price $345,000
20. 2025-09-15
    price $365,000
21. 2025-08-26
    price $375,000
22. 2025-08-04
    price $385,000
23. 2025-07-17
    listed $395,000 Active
24. 1991-12-27
    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: $8,960 · $747/mo
• Projected year-2 tax: $8,960 · $747/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) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,405
• − Mortgage interest: −$19,325
• − Property taxes: −$8,960
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,872
• − Management: −$3,872
• − HOA: −$660
• − Depreciation: −$10,036
• Taxable loss: −$47
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $5,195/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 — Atascocita

• Score: 70/100
• State rank: #346
• US rank: #7586

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atascocita, TX
• County: Harris County · 4,702,590 people
• City population: 79,538
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 79,538
• Household income: $122,241
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 1072.0

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 0.70)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 21% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 17% Other Indo-European 1% German/W. Germanic 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: ▼ -0.95%
• Current HPI: 218.0478
• Rent YoY: ▲ 0.09%
• 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

-12.7% since first listed

10 events — show timeline

• 2026-02-05 Listed $345,000 HARMLS
• 2026-02-05 Listing Removed — HARMLS
• 2025-10-16 Listing Removed — HARMLS
• 2025-10-16 Listed $345,000 HARMLS
• 2025-10-14 Price Changed $345,000 HARMLS
• 2025-09-15 Price Changed $365,000 HARMLS
• 2025-08-26 Price Changed $375,000 HARMLS
• 2025-08-04 Price Changed $385,000 HARMLS
• 2025-07-17 Listed $395,000 HARMLS
• 1991-12-27 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $8,960 · +22.7% YoY. Source: county tax records.