11926 Greensbrook Forest Dr · Houston, TX 77044

$165,999

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 645 Days on market

Built 2003 4,399 sqft lot $140/sqft · 6% above area Est $156k · 6% over $18/mo HOA · 1% of rent

---

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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +5.8/10.0
• ARV discount +4.7/15.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

BIG BRIGHT KITCHEN! Lovely single-story home available in the Northeast Houston area. 11926 Greensbrook Forest Dr boasts three bedrooms, two bathrooms, and 1,188 Sq. Ft. of living space, this is the perfect starter home for an. The family room is a cozy space, and the kitchen is fully functional with white cabinets, vinyl flooring, and a center island. Coming with new roof. This location offers you so many amenities and attractions. Sheldon Lake State Park and Eisenhower Park are within 6 miles. There is a Showbiz Cinema with a bowling alley down the road and the Westlake Marketplace and Redemption Square are less than 10 minutes away where you will be able to enjoy some quality shopping and upscale dining. Easy access to Beltway 8 and Alt-90. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Eisenhower park
• Vinyl flooring
• Single-story home

Tags

• SINGLE-STORY HOME
• NEW ROOF
• VINYL FLOORING
• CENTER ISLAND
• SHELDON LAKE STATE PARK
• EISENHOWER PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Sheldon ISD (suburban): math 19% / reading 25% proficiency, ranked #746 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 337 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 (-1.6%/yr); year-one equity from $1k 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 645 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 9127% 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,079 (12.0% below list)

Questions for the listing agent

1. It's been on market 645 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 7.7

CMA / ARV

• ARV (median comp): $156,318
• List price: $165,999
• Delta: 6.19%
• 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
11954 Greensbrook Forest Dr	0.05mi	3/2.0	1,188 (0%)	4mo	$125,000	$105	95
11818 Kingslake Forest Dr	0.13mi	3/2.0	1,188 (0%)	1mo	$68,000	$57	93
11722 Greenglen Dr	0.17mi	3/2.0	1,188 (0%)	1mo	$169,000	$142	91
11835 Greensbrook Forest Dr	0.06mi	3/2.0	1,188 (0%)	11mo	$135,000	$114	88
11738 Greencanyon Dr	0.22mi	3/2.0	1,232 (+4%)	4mo	$159,900	$130	80
11850 Greencanyon Dr	0.17mi	3/2.5	1,128 (-5%)	2mo	$185,000	$164	80
11907 Greensbrook Forest Dr	0.05mi	3/2.0	1,080 (-9%)	3mo	$159,000	$147	80
11950 Greensbrook Forest Dr	0.05mi	3/2.0	1,080 (-9%)	10mo	$139,900	$130	75
11839 Greencanyon Dr	0.21mi	3/1.0	1,136 (-4%)	8mo	$90,000	$79	72
11715 Greenglen Dr	0.19mi	3/2.0	1,080 (-9%)	5mo	$140,000	$130	72
11915 Greenmesa Dr	0.14mi	3/1.0	1,050 (-12%)	10mo	$130,000	$124	62
11718 Greenmesa Dr	0.20mi	3/1.0	1,036 (-13%)	10mo	$135,000	$130	57

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

Projected returns pro-forma

-1.59% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.79×
• Total profit: $-9,945
• Equity at exit: $35,452

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-126
• Equity at exit: $33,421

Cash invested: $46,480 (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 77044

• Home prices YoY: -0.7%
• Rents YoY: 0.9%
• Active inventory: 337
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$871
• Tax from tax record: −$300 /mo · $3,597/yr
• Insurance: −$69
• HOA: −$18
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $165

Break-even live

Break-even rent $1,592

Max offer price $165,999

Occupancy floor 86%

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11950 Greensbrook Forest Dr Houston, TX	3.0	2.0	1080	$1,500	$1.39	18d	1	0.07mi
11711 Greenglen Dr Houston, TX	3.0	2.0	1080	$1,603	$1.48	1d	1	0.17mi
12211 Haroldson Forest Dr Houston, TX	3.0	2.0	958	$1,619	$1.69	2d	1	0.38mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 30 events

1. 2026-06-18
   days on market $165,999 Active 645 DOM
2. 2026-06-17
   days on market $165,999 Active 644 DOM
3. 2026-06-16
   days on market $165,999 Active 643 DOM
4. 2026-06-15
   days on market $165,999 Active 642 DOM
5. 2026-06-13
   days on market $165,999 Active 640 DOM
6. 2026-06-09
   days on market $165,999 Active 636 DOM
7. 2026-06-08
   days on market $165,999 Active 635 DOM
8. 2026-06-07
   days on market $165,999 Active 634 DOM
9. 2026-06-04
   days on market $165,999 Active 631 DOM
10. 2026-06-03
    days on market $165,999 Active 630 DOM
11. 2026-06-02
    days on market $165,999 Active 629 DOM
12. 2026-06-01
    days on market $165,999 Active 628 DOM
13. 2026-05-31
    days on market $165,999 Active 627 DOM
14. 2026-04-11
    listed $1,799
15. 2026-03-25
    price $165,999 978-char remark

    Show marketing remark (978 chars)

    BIG BRIGHT KITCHEN! Lovely single-story home available in the Northeast Houston area. 11926 Greensbrook Forest Dr boasts three bedrooms, two bathrooms, and 1,188 Sq. Ft. of living space, this is the perfect starter home for an. The family room is a cozy space, and the kitchen is fully functional with white cabinets, vinyl flooring, and a center island. Coming with new roof. This location offers you so many amenities and attractions. Sheldon Lake State Park and Eisenhower Park are within 6 miles. There is a Showbiz Cinema with a bowling alley down the road and the Westlake Marketplace and Redemption Square are less than 10 minutes away where you will be able to enjoy some quality shopping and upscale dining. Easy access to Beltway 8 and Alt-90. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

16. 2024-09-11
    listed $159,079 Active 978-char remark

    Show marketing remark (978 chars)

    BIG BRIGHT KITCHEN! Lovely single-story home available in the Northeast Houston area. 11926 Greensbrook Forest Dr boasts three bedrooms, two bathrooms, and 1,188 Sq. Ft. of living space, this is the perfect starter home for an. The family room is a cozy space, and the kitchen is fully functional with white cabinets, vinyl flooring, and a center island. Coming with new roof. This location offers you so many amenities and attractions. Sheldon Lake State Park and Eisenhower Park are within 6 miles. There is a Showbiz Cinema with a bowling alley down the road and the Westlake Marketplace and Redemption Square are less than 10 minutes away where you will be able to enjoy some quality shopping and upscale dining. Easy access to Beltway 8 and Alt-90. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2023-08-08
    soldstatus
18. 2019-08-21
    status Pending
19. 2019-08-21
    historical
20. 2019-08-01
    listed $127,900 Active
21. 2019-05-30
    soldstatus
22. 2017-07-18
    soldstatus
23. 2017-07-07
    soldstatus Sold
24. 2017-06-18
    status Pending
25. 2017-05-18
    status Option Pending
26. 2017-03-07
    listed $79,900 Active
27. 2017-03-04
    historical
28. 2017-02-08
    listed $79,900 Active
29. 2013-05-10
    soldstatus
30. 1997-06-25
    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: $3,597 · $300/mo
• Projected year-2 tax: $3,597 · $300/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 (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $21,603
• − Mortgage interest: −$9,299
• − Property taxes: −$3,597
• − Insurance: −$830
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$216
• − Depreciation: −$4,829
• Taxable loss: −$625
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,127/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: Sheldon ISD
• NCES district ID: 4839990
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $49,443
• Composite: 19.5/100
• National rank: #8772
• State rank: #746 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): 58,347
• Household income: $95,000
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1332.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 44% Black 32% White 19% Two or more races 18% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 35% French/Haitian/Cajun 1% 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: ▼ -1.59%
• Current HPI: 215.5736
• Rent YoY: ▲ 0.92%
• 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

-97.7% since first listed

17 events — show timeline

• 2026-04-11 Listed for Rent $1,799 HARMLS
• 2026-03-25 Price Changed $165,999 HARMLS
• 2024-09-11 Listed $159,079 HARMLS
• 2023-08-08 Sold (Public Records) — Public Records
• 2019-08-21 Pending — HARMLS
• 2019-08-21 Listing Removed — HARMLS
• 2019-08-01 Listed $127,900 HARMLS
• 2019-05-30 Sold (Public Records) — Public Records
• 2017-07-18 Sold (Public Records) — Public Records
• 2017-07-07 Sold (MLS) — HARMLS
• 2017-06-18 Pending — HARMLS
• 2017-05-18 Pending — HARMLS
• 2017-03-07 Listed $79,900 HARMLS
• 2017-03-04 Listing Removed — HARMLS
• 2017-02-08 Listed $79,900 HARMLS
• 2013-05-10 Sold (Public Records) — Public Records
• 1997-06-25 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,597 · -15.8% YoY. Source: county tax records.