3041 Clinton Dr · Houston, TX 77020

$360,000

3 bd · 3.0 ba · 1,988 sqft · SingleFamily public records · 261 Days on market

Built 2007 1,594 sqft lot $181/sqft · at area comps Est $362k · at est. $100/mo HOA · 4% 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).

• Appreciation +10.0/10.0
• ARV discount +7.7/15.0
• Cash flow +6.1/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Located steps from the massive East River Project, this modern split-level home offers unbeatable access to I-10, US-59, and all of Houston’s major stadiums. East River 9 is just down the road—perfect for golf, pickleball, or family fun. The first floor features a private bedroom with en suite bath, ideal for guests or a home office. The primary suite spans the entire third floor, complete with a walk-in closet, spacious bedroom, and a massive private balcony with skyline views. Recent upgrades include a new roof (2024), updated HVAC and dishwasher, fresh interior paint, and porcelain tile in the main living area. Short-term rentals allowed—great for both homeowners and investors.

Key facts

• Skyline views
• Private bedroom
• Walk-in closet

Tags

• PRIVATE BEDROOM
• EN SUITE BATH
• PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE BALCONY
• SKYLINE VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-680 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (33.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (27.4% below list).
• Recommended offer: $240k (33.4% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.2% in Houston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,615/mo this rent would consume 63% of the median local household income ($50k/yr) (locally 969% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask is 11900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $239,937 (33.4% 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 261 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.73% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.09%
• DSCR: 0.64
• GRM: 11.5

CMA / ARV

• ARV (median comp): $361,931
• List price: $360,000
• Delta: -0.53%
• 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
3209 Baer St Unit A	0.23mi	3/3.5	1,990 (+0%)	1mo	$464,900	$234	86
3209 Baer St Unit B	0.23mi	3/3.5	1,996 (+0%)	1mo	$464,900	$233	86
411 Grove St Unit C	0.15mi	3/2.5	1,903 (-4%)	2mo	$375,000	$197	82
3306 Cline St	0.18mi	3/3.5	2,154 (+8%)	1mo	$390,000	$181	75
2706 Fox St	0.46mi	3/3.5	2,012 (+1%)	1mo	$499,900	$248	74
407 Grove St Unit B	0.14mi	3/3.5	2,220 (+12%)	4mo	$429,999	$194	69
3415 Stonewall St	0.61mi	3/2.5	1,969 (-1%)	1mo	$369,000	$187	67
3409 Stonewall St	0.61mi	3/2.5	1,969 (-1%)	1mo	$349,900	$178	67
311 Eado Park Cir	0.14mi	3/3.5	2,233 (+12%)	6mo	$415,000	$186	66
711 Schwartz St	0.23mi	3/3.5	1,692 (-15%)	2mo	$309,000	$183	61
2321 Ann St	0.47mi	3/3.0	2,197 (+10%)	1mo	$339,000	$154	60
413 N Nagle St Unit B	0.45mi	3/3.5	1,744 (-12%)	5mo	$375,000	$215	52

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

Projected returns pro-forma

10.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $156,359
• Equity at exit: $324,317

10-year hold

• IRR: 17.8%
• Equity multiple: 5.98×
• Total profit: $502,115
• Equity at exit: $699,401

Cash invested: $100,800 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,615 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$607 /mo · $7,288/yr
• Insurance: −$150
• HOA: −$100
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-680

Break-even live

Break-even rent $3,475

Max offer price $239,937

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	8d	1	0.17mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	44d	1	0.18mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$3,094	$1.55	5d	1	0.23mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	44d	1	0.30mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	44d	1	0.30mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,593	$1.59	5d	1	0.33mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	1d	69	0.38mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	44d	1	0.53mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	8d	1	0.54mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,013	$1.64	3d	1	0.56mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	12d	1	0.56mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	11d	1	0.56mi
2404 Navigation Blvd Unit 2441 Houston, TX	2.0	2.0	1309	$2,320	$1.77	11d	1	0.63mi
2404 Navigation Blvd Unit 422 Houston, TX	2.0	2.0	1309	$2,296	$1.75	8d	1	0.63mi
2404 Navigation Blvd Unit 424 Houston, TX	2.0	2.0	1309	$2,296	$1.75	5d	1	0.63mi
2404 Navigation Blvd Unit 2187 Houston, TX	2.0	2.0	1309	$2,288	$1.75	3d	1	0.63mi
2315 Navigation Blvd Houston, TX	1.0–2.0	1.0–2.5	943	$3,500	$3.71	1d	61	0.63mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	8d	1	0.64mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	44d	1	0.64mi
2414 East Dr Unit Canal St unit Houston, TX	3.0	3.5	2063	$2,950	$1.43	8d	1	0.68mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.71mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	0.73mi
15 N Chenevert St Houston, TX	2.0	1.0–2.0	1351	$4,000	$2.96	1d	16	0.87mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	44d	1	0.99mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	1.04mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	2d	16	1.06mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	44d	1	1.19mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	21d	1	1.19mi
500 Crawford St Houston, TX	1.0–2.0	1.0–2.0	1039	$2,315	$2.23	44d	32	1.20mi
2 Jenkins St Houston, TX	3.0	2.0	1242	$2,250	$1.81	44d	1	1.20mi
2504 Rusk St Unit 1563174P Houston, TX	2.0	2.0	1819	$4,036	$2.22	3d	1	1.23mi
2816 Rusk St Houston, TX	3.0	3.5	2107	$2,800	$1.33	44d	1	1.25mi
1475 Texas Ave Unit 2187 Houston, TX	2.0	2.0	1233	$2,832	$2.30	3d	1	1.26mi
1475 Texas Ave Unit 2162 Houston, TX	2.0	2.0	1233	$2,840	$2.30	5d	1	1.26mi
1475 Texas Ave Unit 422 Houston, TX	2.0	2.0	1233	$2,840	$2.30	8d	1	1.26mi
1475 Texas St Houston, TX	3.0	1.0–2.0	1304	$6,350	$4.87	44d	28	1.27mi
915 Franklin St Unit 312202 Houston, TX	2.0	2.0	1398	$1,987	$1.42	44d	1	1.29mi
915 Franklin St Unit ID51118 Houston, TX	2.0	2.0	1342	$2,000	$1.49	44d	1	1.29mi
201 Main St Unit 12258 Houston, TX	2.0	2.0	1308	$2,250	$1.72	44d	1	1.30mi
4706 Hershe St Houston, TX	3.0	2.5	2283	$3,300	$1.45	44d	1	1.31mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 29 events

1. 2026-06-18
   days on market $360,000 Active 261 DOM
2. 2026-06-17
   days on market $360,000 Active 260 DOM
3. 2026-06-16
   days on market $360,000 Active 259 DOM
4. 2026-06-15
   days on market $360,000 Active 258 DOM
5. 2026-06-13
   days on market $360,000 Active 256 DOM
6. 2026-06-10
   days on market $360,000 Active 252 DOM
7. 2026-06-08
   days on market $360,000 Active 251 DOM
8. 2026-06-07
   days on market $360,000 Active 250 DOM
9. 2026-06-04
   days on market $360,000 Active 247 DOM
10. 2026-06-01
    days on market $360,000 Active 244 DOM
11. 2026-05-31
    days on market $360,000 Active 243 DOM
12. 2026-04-02
    listed $3,000
13. 2026-03-11
    price $360,000 707-char remark

    Show marketing remark (707 chars)

    Located steps from the massive East River Project, this modern split-level home offers unbeatable access to I-10, US-59, and all of Houston’s major stadiums. East River 9 is just down the road—perfect for golf, pickleball, or family fun. The first floor features a private bedroom with en suite bath, ideal for guests or a home office. The primary suite spans the entire third floor, complete with a walk-in closet, spacious bedroom, and a massive private balcony with skyline views. Recent upgrades include a new roof (2024), updated HVAC and dishwasher, fresh interior paint, and porcelain tile in the main living area. Short-term rentals allowed—great for both homeowners and investors.

14. 2026-01-12
    price $369,000 707-char remark

    Show marketing remark (707 chars)

    Located steps from the massive East River Project, this modern split-level home offers unbeatable access to I-10, US-59, and all of Houston’s major stadiums. East River 9 is just down the road—perfect for golf, pickleball, or family fun. The first floor features a private bedroom with en suite bath, ideal for guests or a home office. The primary suite spans the entire third floor, complete with a walk-in closet, spacious bedroom, and a massive private balcony with skyline views. Recent upgrades include a new roof (2024), updated HVAC and dishwasher, fresh interior paint, and porcelain tile in the main living area. Short-term rentals allowed—great for both homeowners and investors.

15. 2025-10-16
    price $374,000 707-char remark

    Show marketing remark (707 chars)

    Located steps from the massive East River Project, this modern split-level home offers unbeatable access to I-10, US-59, and all of Houston’s major stadiums. East River 9 is just down the road—perfect for golf, pickleball, or family fun. The first floor features a private bedroom with en suite bath, ideal for guests or a home office. The primary suite spans the entire third floor, complete with a walk-in closet, spacious bedroom, and a massive private balcony with skyline views. Recent upgrades include a new roof (2024), updated HVAC and dishwasher, fresh interior paint, and porcelain tile in the main living area. Short-term rentals allowed—great for both homeowners and investors.

16. 2025-09-30
    listed $379,000 Active 707-char remark

    Show marketing remark (707 chars)

    Located steps from the massive East River Project, this modern split-level home offers unbeatable access to I-10, US-59, and all of Houston’s major stadiums. East River 9 is just down the road—perfect for golf, pickleball, or family fun. The first floor features a private bedroom with en suite bath, ideal for guests or a home office. The primary suite spans the entire third floor, complete with a walk-in closet, spacious bedroom, and a massive private balcony with skyline views. Recent upgrades include a new roof (2024), updated HVAC and dishwasher, fresh interior paint, and porcelain tile in the main living area. Short-term rentals allowed—great for both homeowners and investors.

17. 2025-09-30
    historical

    Show marketing remark (707 chars)

    Located steps from the massive East River Project, this modern split-level home offers unbeatable access to I-10, US-59, and all of Houston’s major stadiums. East River 9 is just down the road—perfect for golf, pickleball, or family fun. The first floor features a private bedroom with en suite bath, ideal for guests or a home office. The primary suite spans the entire third floor, complete with a walk-in closet, spacious bedroom, and a massive private balcony with skyline views. Recent upgrades include a new roof (2024), updated HVAC and dishwasher, fresh interior paint, and porcelain tile in the main living area. Short-term rentals allowed—great for both homeowners and investors.

18. 2025-09-15
    price $384,000
19. 2025-07-30
    price $390,000
20. 2025-07-22
    listed $395,000 Active
21. 2015-03-23
    soldstatus
22. 2015-02-27
    soldstatus Sold
23. 2015-01-27
    status Pending, Continue to Show
24. 2015-01-17
    status Option Pending
25. 2014-12-03
    price $315,000
26. 2014-11-20
    listed $325,000 Active
27. 2008-12-05
    soldstatus
28. 2008-09-19
    historical
29. 2008-08-08
    listed $234,814

ⓘ 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: $7,288 · $607/mo
• Projected year-2 tax: $7,288 · $607/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) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $31,375
• − Mortgage interest: −$20,166
• − Property taxes: −$7,288
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − HOA: −$1,200
• − Depreciation: −$10,473
• Taxable loss: −$14,571
• Est. tax savings @ 24.0%: +$3,497
• After-tax cash flow: $-4,659/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: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% Other Indo-European 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

-98.7% since first listed

18 events — show timeline

• 2026-04-02 Listed for Rent $3,000 HARMLS
• 2026-03-11 Price Changed $360,000 HARMLS
• 2026-01-12 Price Changed $369,000 HARMLS
• 2025-10-16 Price Changed $374,000 HARMLS
• 2025-09-30 Listing Removed — HARMLS
• 2025-09-30 Listed $379,000 HARMLS
• 2025-09-15 Price Changed $384,000 HARMLS
• 2025-07-30 Price Changed $390,000 HARMLS
• 2025-07-22 Listed $395,000 HARMLS
• 2015-03-23 Sold (Public Records) — Public Records
• 2015-02-27 Sold (MLS) — HARMLS
• 2015-01-27 Pending — HARMLS
• 2015-01-17 Pending — HARMLS
• 2014-12-03 Price Changed $315,000 HARMLS
• 2014-11-20 Listed $325,000 HARMLS
• 2008-12-05 Sold (MLS) — HARMLS
• 2008-09-19 Listing Removed — HARMLS
• 2008-08-08 Listed $234,814 HARMLS

Property tax history

+0.5%/yr

Latest (2025): $7,288 · -3.5% YoY. Source: county tax records.