2718 Summertime Dr · Houston, TX 77045

$165,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 126 Days on market

Built 1957 10,389 sqft lot $129/sqft · 11% below area Est $187k · 12% under

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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 +18.2/30.0
• ARV discount +12.8/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous 4 bedroom brick home with modern finishes and fresh paint. Large open concept living and kitchen. Granite countertop, LVP flooring. Laundry in house with large storage area. 2024 roof! Oversized lot and NO BACK NEIGHBORS!! Private and quiet location of desirable Almeda Plaza all at a great price! Check out the 3D tour!

Key facts

• 0.24 acre lot
• Built 1957
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $81 ($977/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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 soft (-2.4%/yr); 135 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 34% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $5k 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 126 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 10900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.01% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (median comp): $186,979
• List price: $165,000
• Delta: -11.75%
• 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
2718 Summertime Dr	0.00mi	4/1.0 (+1)	1,294 (+1%)	0mo	$165,000	$128	93
2810 Tidewater Dr	0.30mi	4/2.0 (+1)	1,276 (-0%)	2mo	$139,999	$110	75
2907 Dragonwick Dr	0.31mi	3/2.0	1,205 (-6%)	1mo	$184,900	$153	71
2830 Monticello Dr	0.13mi	3/1.0	1,154 (-10%)	9mo	$140,000	$121	70
2635 Dragonwick Dr	0.24mi	3/2.0	1,415 (+10%)	11mo	$210,000	$148	58
2715 Steelhead Dr	0.49mi	3/2.0	1,378 (+8%)	10mo	$241,200	$175	52
3238 Knotty Oaks Trl	0.73mi	3/1.5	1,208 (-6%)	4mo	$170,000	$141	51
3210 Wuthering Heights Dr	0.64mi	3/2.0	1,193 (-7%)	5mo	$225,000	$189	50
3218 Wuthering Heights Dr	0.66mi	3/2.0	1,162 (-9%)	3mo	$194,900	$168	48
3135 Trail Lake Dr	0.67mi	3/2.0	1,164 (-9%)	6mo	$189,000	$162	45
2902 Back Bay Brook Trl	0.72mi	3/2.0	1,424 (+11%)	4mo	$234,999	$165	40
3226 Brookston St	0.70mi	3/2.0	1,116 (-13%)	4mo	$209,999	$188	38

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: -16.6%
• Equity multiple: 0.43×
• Total profit: $-26,357
• Equity at exit: $24,602

10-year hold

• IRR: -15.7%
• Equity multiple: 0.25×
• Total profit: $-34,832
• Equity at exit: $14,266

Cash invested: $46,200 (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 77045

• Home prices YoY: -7.4%
• Rents YoY: -2.4%
• Active inventory: 135
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$865
• Tax from tax record: −$237 /mo · $2,840/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $81

Break-even live

Break-even rent $1,566

Max offer price $165,000

Occupancy floor 90%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3103 Kelling St Houston, TX	4.0	2.0	1311	$1,619	$1.23	8d	1	0.74mi
3119 Kelling St Houston, TX	4.0	2.0	1311	$1,599	$1.22	44d	1	0.76mi
3135 Kelling St Houston, TX	4.0	2.0	1311	$1,599	$1.22	22d	1	0.78mi
3150 Kelling St Houston, TX	4.0	2.0	1311	$1,619	$1.23	8d	1	0.78mi
11900 Oakmoor Pkwy Houston, TX	1.0–3.0	1.0–2.0	892	$1,469	$1.65	3d	12	0.84mi
3234 Kelling St Houston, TX	4.0	2.0	1311	$1,599	$1.22	24d	1	0.85mi
3215 Boynton Dr Houston, TX	4.0	2.0	1311	$1,599	$1.22	24d	1	0.87mi
3239 Kelling St Houston, TX	4.0	2.0	1311	$1,589	$1.21	16d	1	0.87mi
6 W Orem Dr Houston, TX	2.0	2.0	1138	$1,380	$1.21	44d	1	0.88mi
2201 W Orem Dr Unit 2148 Houston, TX	2.0	2.0	1138	$1,546	$1.36	3d	1	0.90mi
2201 W Orem Dr Apt 424 Houston, TX	2.0	2.0	1138	$1,554	$1.37	8d	1	0.90mi
2201 W Orem Dr Unit 2238 Houston, TX	2.0	2.0	1138	$1,579	$1.39	44d	1	0.90mi
2201 W Orem Dr Unit 2238 Houston, TX	2.0	2.0	1138	$1,578	$1.39	11d	1	0.90mi
2201 W Orem Dr Unit 2047 Houston, TX	2.0	2.0	1138	$1,589	$1.40	11d	1	0.92mi
12806 Buffalo Speedway Houston, TX	1.0–2.0	1.0–2.0	916	$1,636	$1.79	1d	18	1.11mi
14435 Acuna Ln Houston, TX	3.0	2.0	1496	$1,805	$1.21	44d	1	1.45mi

Listing history 14 events

1. 2026-05-15
   status Pending 329-char remark

   Show marketing remark (329 chars)

   Gorgeous 4 bedroom brick home with modern finishes and fresh paint. Large open concept living and kitchen. Granite countertop, LVP flooring. Laundry in house with large storage area. 2024 roof! Oversized lot and NO BACK NEIGHBORS!! Private and quiet location of desirable Almeda Plaza all at a great price! Check out the 3D tour!

2. 2026-05-13
   historical $1,500
3. 2026-04-13
   listed $1,500
4. 2026-03-19
   historical $1,500

   Show marketing remark (329 chars)

   Gorgeous 4 bedroom brick home with modern finishes and fresh paint. Large open concept living and kitchen. Granite countertop, LVP flooring. Laundry in house with large storage area. 2024 roof! Oversized lot and NO BACK NEIGHBORS!! Private and quiet location of desirable Almeda Plaza all at a great price! Check out the 3D tour!

5. 2026-03-19
   price $165,000 329-char remark

   Show marketing remark (329 chars)

   Gorgeous 4 bedroom brick home with modern finishes and fresh paint. Large open concept living and kitchen. Granite countertop, LVP flooring. Laundry in house with large storage area. 2024 roof! Oversized lot and NO BACK NEIGHBORS!! Private and quiet location of desirable Almeda Plaza all at a great price! Check out the 3D tour!

6. 2026-03-08
   listed $1,500
7. 2026-02-23
   price $175,000 329-char remark

   Show marketing remark (329 chars)

   Gorgeous 4 bedroom brick home with modern finishes and fresh paint. Large open concept living and kitchen. Granite countertop, LVP flooring. Laundry in house with large storage area. 2024 roof! Oversized lot and NO BACK NEIGHBORS!! Private and quiet location of desirable Almeda Plaza all at a great price! Check out the 3D tour!

8. 2026-01-24
   status Active 329-char remark

   Show marketing remark (329 chars)

   Gorgeous 4 bedroom brick home with modern finishes and fresh paint. Large open concept living and kitchen. Granite countertop, LVP flooring. Laundry in house with large storage area. 2024 roof! Oversized lot and NO BACK NEIGHBORS!! Private and quiet location of desirable Almeda Plaza all at a great price! Check out the 3D tour!

9. 2026-01-21
   status Pending 329-char remark

   Show marketing remark (329 chars)

   Gorgeous 4 bedroom brick home with modern finishes and fresh paint. Large open concept living and kitchen. Granite countertop, LVP flooring. Laundry in house with large storage area. 2024 roof! Oversized lot and NO BACK NEIGHBORS!! Private and quiet location of desirable Almeda Plaza all at a great price! Check out the 3D tour!

10. 2026-01-08
    listed $185,000 Active 329-char remark

    Show marketing remark (329 chars)

    Gorgeous 4 bedroom brick home with modern finishes and fresh paint. Large open concept living and kitchen. Granite countertop, LVP flooring. Laundry in house with large storage area. 2024 roof! Oversized lot and NO BACK NEIGHBORS!! Private and quiet location of desirable Almeda Plaza all at a great price! Check out the 3D tour!

11. 2020-11-23
    soldstatus
12. 2020-09-08
    soldstatus
13. 2020-09-02
    soldstatus
14. 1988-01-01
    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: $2,840 · $237/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$179/yr (+$15/mo · 6.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,030
• − Mortgage interest: −$9,243
• − Property taxes: −$2,840
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$4,800
• Taxable loss: −$1,681
• Est. tax savings @ 24.0%: +$403
• After-tax cash flow: $1,381/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): 33,563
• Household income: $59,688
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 803.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 54% Black 37% Two or more races 25% White 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Ukrainian 1% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 47% English-only · Spanish 49% Arabic 2% Tagalog/Filipino 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: ▼ -22.49%
• Current HPI: 282.5426
• Rent YoY: ▼ -2.35%
• 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

-99.2% since first listed

14 events — show timeline

• 2026-05-15 Pending — HARMLS
• 2026-05-13 Rental Removed $1,500 HARMLS
• 2026-04-13 Listed for Rent $1,500 HARMLS
• 2026-03-19 Rental Removed $1,500 HARMLS
• 2026-03-19 Price Changed $165,000 HARMLS
• 2026-03-08 Listed for Rent $1,500 HARMLS
• 2026-02-23 Price Changed $175,000 HARMLS
• 2026-01-24 Relisted — HARMLS
• 2026-01-21 Pending — HARMLS
• 2026-01-08 Listed $185,000 HARMLS
• 2020-11-23 Sold (Public Records) — Public Records
• 2020-09-08 Sold (Public Records) — Public Records
• 2020-09-02 Sold (Public Records) — Public Records
• 1988-01-01 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,840 · -2.8% YoY. Source: county tax records.