17505 S Lakeview Dr · Patton Village, TX 77372

$65,000

4 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 321 Days on market

Built 2011 10,454 sqft lot $54/sqft · 72% below area ↓ 46% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +1.8/10.0

Listing remarks MLS

A great opportunity for buyers looking to unlock a home's potential. This property features a frame structure with wood siding, a concrete block foundation, and a composition roof. Inside, it offers a blank canvas ready for your personal touch. A second structure on the lot could be used for the ultimate man cave, a mother-in-law suite, or a guest house for visitors. Perfect for those seeking a fixer-upper or investment property, it's conveniently located just a short drive from Downtown Houston and nearby amenities. Bring your vision and transform this home into something special!

Key facts

• Second structure
• Mother-in-law suite
• Guest house

Tags

• WOOD SIDING
• CONCRETE BLOCK FOUNDATION
• COMPOSITION ROOF
• SECOND STRUCTURE
• MOTHER-IN-LAW SUITE
• GUEST HOUSE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.6% vs local median 5.2% in Patton Village — 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 61/100 on livability (#977 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Splendora ISD (rural): math 25% / reading 31% proficiency, ranked #648 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 542 active listings in the ZIP; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 3.01% ✓
• Cap rate: 26.57%
• Cash-on-cash: 72.40%
• DSCR: 4.22
• GRM: 2.8

CMA / ARV

• ARV (median comp): $232,227
• List price: $65,000
• Delta: -72.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16921 Main St	0.49mi	3/2.0 (-1)	1,246 (+4%)	14mo	$199,900	$160	50
25760 Hickory Ln	0.62mi	3/2.0 (-1)	1,156 (-4%)	7mo	$239,900	$208	50
25772 Hickory Ln	0.66mi	3/2.0 (-1)	1,156 (-4%)	6mo	$234,900	$203	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 2.79×
• Total profit: $32,531
• Equity at exit: $9,692

10-year hold

• IRR: 47.8%
• Equity multiple: 5.65×
• Total profit: $84,589
• Equity at exit: $5,620

Cash invested: $18,200 (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 77372

• Home prices YoY: -2.1%
• Active inventory: 542
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $672

Break-even live

Break-even rent $1,109

Max offer price $65,000

Occupancy floor 61%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 321 DOM
2. 2026-06-17
   days on market $65,000 Active 320 DOM
3. 2026-06-16
   days on market $65,000 Active 319 DOM
4. 2026-06-15
   days on market $65,000 Active 318 DOM
5. 2026-06-13
   days on market $65,000 Active 316 DOM
6. 2026-06-13
   days on market $65,000 Active 315 DOM
7. 2026-06-09
   days on market $65,000 Active 312 DOM
8. 2026-06-08
   days on market $65,000 Active 311 DOM
9. 2026-06-07
   days on market $65,000 Active 310 DOM
10. 2026-06-04
    days on market $65,000 Active 307 DOM
11. 2026-06-03
    days on market $65,000 Active 306 DOM
12. 2026-06-02
    days on market $65,000 Active 305 DOM
13. 2026-06-01
    days on market $65,000 Active 304 DOM
14. 2026-05-31
    days on market $65,000 Active 303 DOM
15. 2026-03-23
    price $65,000 589-char remark

    Show marketing remark (589 chars)

    A great opportunity for buyers looking to unlock a home's potential. This property features a frame structure with wood siding, a concrete block foundation, and a composition roof. Inside, it offers a blank canvas ready for your personal touch. A second structure on the lot could be used for the ultimate man cave, a mother-in-law suite, or a guest house for visitors. Perfect for those seeking a fixer-upper or investment property, it's conveniently located just a short drive from Downtown Houston and nearby amenities. Bring your vision and transform this home into something special!

16. 2025-10-14
    price $90,000 589-char remark

    Show marketing remark (589 chars)

    A great opportunity for buyers looking to unlock a home's potential. This property features a frame structure with wood siding, a concrete block foundation, and a composition roof. Inside, it offers a blank canvas ready for your personal touch. A second structure on the lot could be used for the ultimate man cave, a mother-in-law suite, or a guest house for visitors. Perfect for those seeking a fixer-upper or investment property, it's conveniently located just a short drive from Downtown Houston and nearby amenities. Bring your vision and transform this home into something special!

17. 2025-08-01
    listed $120,000 Active 589-char remark

    Show marketing remark (589 chars)

    A great opportunity for buyers looking to unlock a home's potential. This property features a frame structure with wood siding, a concrete block foundation, and a composition roof. Inside, it offers a blank canvas ready for your personal touch. A second structure on the lot could be used for the ultimate man cave, a mother-in-law suite, or a guest house for visitors. Perfect for those seeking a fixer-upper or investment property, it's conveniently located just a short drive from Downtown Houston and nearby amenities. Bring your vision and transform this home into something special!

18. 1992-03-17
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $23,503
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$1,891
• Taxable income: $7,792
• Est. tax owed @ 24.0%: −$1,870
• After-tax cash flow: $6,189/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: Splendora ISD
• NCES district ID: 4841070
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $54,166
• Composite: 24.92/100
• National rank: #7572
• State rank: #648 of 826 in TX

Livability — Patton Village

• Score: 61/100
• State rank: #977
• US rank: #17313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Patton Village, TX
• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,367
• Household income: $79,085
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 135.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 36% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 28%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.47%
• Current HPI: 306.9962
• Rent YoY: —
• 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

-45.8% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $65,000 HARMLS
• 2025-10-14 Price Changed $90,000 HARMLS
• 2025-08-01 Listed $120,000 HARMLS
• 1992-03-17 Sold (Public Records) — Public Records

Property tax history

-12.7%/yr

Latest (2025): $21 · +19.3% YoY. Source: county tax records.