18511 Sweetmeadow Dr · Houston, TX 77379

$299,900

4 bd · 2.0 ba · 2,300 sqft · SingleFamily public records · 31 Days on market

Built 1979 7,200 sqft lot Est $315k · at est. $66/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +9.7/15.0
• Cash flow +7.4/30.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome two story plan tucked in popular Oakwood Glen West! Flexible floorplan can easily conform to a variety of needs, large formal downstairs could be used as a dining room, living room, or study. 3 generous sized bedrooms upstairs, AND a large game/media room that could easily serve as a 5th bedroom (has a door and a HUGE closet!). Primary bedroom down and hard flooring throughout the downstairs for easy cleaning and durability. Tasteful updates throughout make this one a MUST SEE! New carpet upstairs, fresh neutral paint, updated tile and vanities in the bathrooms means nothing to do but move right in and put your feet up! Huge backyard and covered patio make outdoor entertaining easy, add a swingset or maybe even a POOL??!! Zoned to desirable Klein schools and fabulous location with easy access to shopping, dining, and major roadways.

Key facts

• Open floor plan
• Private backyard
• Cozy fireplace

Tags

• OPEN FLOOR PLAN
• COZY FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE WALK-IN CLOSET
• PRIVATE BACKYARD

Property features AI

Finance

• HOA & community: Member of Memorial Northwest HOA; Annual association fee of $787

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces east
• Construction: Built in 1979; Brick, vinyl siding, and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Subdivision lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Granite countertops
• Bedrooms: Primary bedroom on the first level (approx. 15 x 12); Four additional bedrooms on the second level (approx. 12 x 11, 12 x 11, 10 x 10, 10 x 10)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Wood-burning fireplace; Double vanity; Granite counters; Kitchen/dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (24.2% below list).
• Recommended offer: $227k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: 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.
• Zoned schools: Klein H S (math 58% / reading 67%, grade B-, #234 of 1,632 statewide, top 14%, 3,352 students, 45% FRL).
• Zoned-school proficiency averages 62% at this address vs 44% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Klein ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.9%/yr); 633 active listings in the ZIP; 9 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).

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 31 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago 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.
• Current owner paid $74k; list at $300k implies a 308% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,281 (24.2% 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 31 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.76% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $315,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18502 Mellowgrove Ln	0.08mi	4/2.5	2,170 (-6%)	8mo	$275,000	$127	78
18522 Islandbreeze Dr	0.23mi	4/2.5	2,281 (-1%)	10mo	$317,000	$139	77
7023 Rosebrook Cir	0.62mi	4/2.5	2,312 (+0%)	3mo	$265,000	$115	66
18639 Sweetjasmine Ln	0.28mi	3/2.0 (-1)	2,102 (-9%)	8mo	$289,900	$138	61
18603 Sweetjasmine Ln	0.31mi	3/2.0 (-1)	2,078 (-10%)	8mo	$285,000	$137	57
17835 Clearlight Ln	0.36mi	4/3.5	2,429 (+6%)	17mo	$359,999	$148	54
18302 Fernbluff Dr	0.29mi	3/2.5 (-1)	2,568 (+12%)	8mo	$369,000	$144	54
18618 Islandbreeze Dr	0.29mi	4/2.5	2,542 (+10%)	16mo	$305,000	$120	54
17707 Smooth Rock Falls Dr	0.66mi	3/2.0 (-1)	2,240 (-3%)	12mo	$264,500	$118	50
17707 Windy Point Dr	0.72mi	4/2.5	2,356 (+2%)	15mo	$270,000	$115	48
18106 Briden Oak Ct	0.59mi	4/3.0	2,561 (+11%)	3mo	$349,800	$137	47
18210 Hampton Oak Ct	0.46mi	4/3.0	2,582 (+12%)	10mo	$299,900	$116	46

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: -29.3%
• Equity multiple: 0.05×
• Total profit: $-79,690
• Equity at exit: $44,716

10-year hold

• IRR: -49.4%
• Equity multiple: -0.50×
• Total profit: $-126,316
• Equity at exit: $25,930

Cash invested: $83,972 (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: 633
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$417 /mo · $5,005/yr
• Insurance: −$125
• HOA: −$66
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-385

Break-even live

Break-even rent $2,760

Max offer price $231,852

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-300	+0% $-385	+5% $-470	+10% $-555
Rent	-10% $-565	-5% $-475	+0% $-385	+5% $-295	+10% $-206
Rate	-1.0pp $-234	-0.5pp $-309	base $-385	+0.5pp $-463	+1.0pp $-542

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7410 Songwind Ln Spring, TX	3.0	2.0	1885	$1,995	$1.06	23d	1	0.03mi
8015 Democracy Ct Spring, TX	4.0	2.5	2931	$2,650	$0.90	25d	1	0.70mi
7042 Bristol Memorial Dr Spring, TX	4.0	3.0	2443	$2,650	$1.08	14d	1	0.71mi
17743 Seven Pines Dr Spring, TX	4.0	2.5	2265	$2,795	$1.23	9d	1	0.75mi
7015 Windy Run Ct Spring, TX	4.0	2.5	2186	$5,500	$2.52	45d	1	0.78mi
6934 Jenny Lake Dr Spring, TX	4.0	3.5	3054	$3,370	$1.10	6d	1	0.86mi
6511 Misty Spring Ln Spring, TX	3.0	2.0	2686	$2,266	$0.84	0d	1	1.16mi
17111 Oakwood Chase Dr Spring, TX	3.0	2.5	1704	$1,800	$1.06	25d	1	1.20mi
6415 Willow Pine Dr Spring, TX	4.0	2.5	2499	$2,800	$1.12	45d	1	1.44mi

HOA detail

• Monthly dues: $66 · $792/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-21
   days on market $299,900 Active 31 DOM
2. 2026-06-18
   days on market $299,900 Active 28 DOM
3. 2026-06-17
   days on market $299,900 Active 27 DOM
4. 2026-06-16
   days on market $299,900 Active 26 DOM
5. 2026-06-15
   days on market $299,900 Active 25 DOM
6. 2026-06-13
   days on market $299,900 Active 23 DOM
7. 2026-06-09
   days on market $299,900 Active 19 DOM
8. 2026-06-08
   days on market $299,900 Active 18 DOM
9. 2026-06-07
   days on market $299,900 Active 17 DOM
10. 2026-06-04
    days on market $299,900 Active 14 DOM
11. 2026-06-03
    days on market $299,900 Active 13 DOM
12. 2026-06-02
    days on market $299,900 Active 12 DOM
13. 2026-06-01
    days on market $299,900 Active 11 DOM
14. 2026-05-31
    days on market $299,900 Active 10 DOM
15. 2026-05-21
    listed $299,900 Active
16. 2022-04-07
    price $1,895
17. 2021-08-10
    soldstatus
18. 2021-08-06
    soldstatus Sold 854-char remark

    Show marketing remark (854 chars)

    Awesome two story plan tucked in popular Oakwood Glen West! Flexible floorplan can easily conform to a variety of needs, large formal downstairs could be used as a dining room, living room, or study. 3 generous sized bedrooms upstairs, AND a large game/media room that could easily serve as a 5th bedroom (has a door and a HUGE closet!). Primary bedroom down and hard flooring throughout the downstairs for easy cleaning and durability. Tasteful updates throughout make this one a MUST SEE! New carpet upstairs, fresh neutral paint, updated tile and vanities in the bathrooms means nothing to do but move right in and put your feet up! Huge backyard and covered patio make outdoor entertaining easy, add a swingset or maybe even a POOL??!! Zoned to desirable Klein schools and fabulous location with easy access to shopping, dining, and major roadways.

19. 2021-07-10
    status Pending 854-char remark

    Show marketing remark (854 chars)

    Awesome two story plan tucked in popular Oakwood Glen West! Flexible floorplan can easily conform to a variety of needs, large formal downstairs could be used as a dining room, living room, or study. 3 generous sized bedrooms upstairs, AND a large game/media room that could easily serve as a 5th bedroom (has a door and a HUGE closet!). Primary bedroom down and hard flooring throughout the downstairs for easy cleaning and durability. Tasteful updates throughout make this one a MUST SEE! New carpet upstairs, fresh neutral paint, updated tile and vanities in the bathrooms means nothing to do but move right in and put your feet up! Huge backyard and covered patio make outdoor entertaining easy, add a swingset or maybe even a POOL??!! Zoned to desirable Klein schools and fabulous location with easy access to shopping, dining, and major roadways.

20. 2021-07-01
    status Option Pending 854-char remark

    Show marketing remark (854 chars)

    Awesome two story plan tucked in popular Oakwood Glen West! Flexible floorplan can easily conform to a variety of needs, large formal downstairs could be used as a dining room, living room, or study. 3 generous sized bedrooms upstairs, AND a large game/media room that could easily serve as a 5th bedroom (has a door and a HUGE closet!). Primary bedroom down and hard flooring throughout the downstairs for easy cleaning and durability. Tasteful updates throughout make this one a MUST SEE! New carpet upstairs, fresh neutral paint, updated tile and vanities in the bathrooms means nothing to do but move right in and put your feet up! Huge backyard and covered patio make outdoor entertaining easy, add a swingset or maybe even a POOL??!! Zoned to desirable Klein schools and fabulous location with easy access to shopping, dining, and major roadways.

21. 2021-06-24
    listed $240,000 Active 854-char remark

    Show marketing remark (854 chars)

    Awesome two story plan tucked in popular Oakwood Glen West! Flexible floorplan can easily conform to a variety of needs, large formal downstairs could be used as a dining room, living room, or study. 3 generous sized bedrooms upstairs, AND a large game/media room that could easily serve as a 5th bedroom (has a door and a HUGE closet!). Primary bedroom down and hard flooring throughout the downstairs for easy cleaning and durability. Tasteful updates throughout make this one a MUST SEE! New carpet upstairs, fresh neutral paint, updated tile and vanities in the bathrooms means nothing to do but move right in and put your feet up! Huge backyard and covered patio make outdoor entertaining easy, add a swingset or maybe even a POOL??!! Zoned to desirable Klein schools and fabulous location with easy access to shopping, dining, and major roadways.

22. 2006-05-30
    soldstatus
23. 2006-05-30
    soldstatus
24. 2006-02-09
    historical
25. 2005-12-01
    listed $129,900
26. 1990-08-01
    soldstatus $73,500

ⓘ 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: $5,005 · $417/mo
• Projected year-2 tax: $5,488 · $457/mo
• Expected delta: +$483/yr (+$40/mo · 9.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $27,274
• − Mortgage interest: −$16,799
• − Property taxes: −$5,005
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − HOA: −$792
• − Depreciation: −$8,724
• Taxable loss: −$9,910
• Est. tax savings @ 24.0%: +$2,378
• After-tax cash flow: $-2,244/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

+308.0% since first listed

12 events — show timeline

• 2026-05-21 Listed $299,900 HARMLS
• 2022-04-07 Price Changed $1,895 RENT.
• 2021-08-10 Sold (Public Records) — Public Records
• 2021-08-06 Sold (MLS) — HARMLS
• 2021-07-10 Pending — HARMLS
• 2021-07-01 Pending — HARMLS
• 2021-06-24 Listed $240,000 HARMLS
• 2006-05-30 Sold (Public Records) — Public Records
• 2006-05-30 Sold (Public Records) — Public Records
• 2006-02-09 Listing Removed — HARMLS
• 2005-12-01 Listed $129,900 HARMLS
• 1990-08-01 Sold (Public Records) $73,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $5,005 · -11.6% YoY. Source: county tax records.