11710 Chadbrook Ln · Houston, TX 77099

$185,000

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 51 Days on market

Built 1972 6,599 sqft lot $140/sqft · 19% below area Est $229k · 19% under $10/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• DSCR +1.4/10.0

Key facts

• 6,599 sq ft lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• HOA & community: Park Glen association; Annual association fee: $120

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with door opener
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (First level entry)
• Construction: Built in 1972; Brick and wood siding construction; Composition roof; Slab foundation
• Exterior features: Covered patio; Deck; Patio; Private yard; Back yard fence; Storage; Shed(s); Subdivision setting; Backs to greenbelt/park; Asphalt road access

Interior

• Kitchen: Kitchen (First level)
• Bedrooms: Primary bedroom (First level); Bedroom (First level); Bedroom (First level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Kitchen/family room combo; Pantry; Tub with shower; Ceiling fan(s); Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (18.1% below list).
• Recommended offer: $140k (24.1% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cummings El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 545 students, 95% FRL); Holub Middle (math 22% / reading 33%, grade F, #1,156 of 1,662 statewide, top 71%, 791 students, 87% FRL); Alief Isd J J A E P (13 students, 77% FRL).
• Market conditions: Rents soft (-1.7%/yr); 147 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: 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 $140,392 (24.1% 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 51 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.82% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 10.2

CMA / ARV

• ARV (median comp): $229,401
• List price: $185,000
• Delta: -19.36%
• 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
11702 Ensbrook Dr	0.11mi	3/2.0	1,434 (+8%)	3mo	$188,000	$131	79
11614 Brookledge Dr	0.47mi	3/2.0	1,330 (+0%)	6mo	$209,000	$157	72
11518 Lansbury Dr	0.24mi	3/2.0	1,428 (+8%)	7mo	$249,990	$175	71
11531 Dunfield Ln	0.16mi	3/2.0	1,434 (+8%)	12mo	$262,999	$183	68
11519 Hornbrook Dr	0.54mi	2/2.0 (-1)	1,310 (-1%)	1mo	$195,000	$149	67
11727 Brook Meadows Ln	0.34mi	3/2.0	1,401 (+6%)	13mo	$284,900	$203	64
11619 Hornbrook Dr	0.55mi	3/2.0	1,289 (-3%)	10mo	$225,000	$175	62
11803 Brook Meadows Ln	0.36mi	3/2.0	1,401 (+6%)	17mo	$279,500	$200	60
10710 Bayou Place Ct Ct	0.43mi	3/2.5	1,413 (+7%)	16mo	$179,900	$127	54
11207 Windmark Pl	0.53mi	3/2.0	1,449 (+9%)	11mo	$219,000	$151	51
11211 Windmark Pl	0.53mi	3/2.0	1,477 (+12%)	10mo	$209,900	$142	48
10315 Leawood Blvd	0.70mi	4/2.0 (+1)	1,230 (-7%)	12mo	$225,000	$183	40

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

Projected returns pro-forma

2.64% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,622
• Equity at exit: $79,448

10-year hold

• IRR: 2.2%
• Equity multiple: 1.31×
• Total profit: $16,181
• Equity at exit: $119,609

Cash invested: $51,800 (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 77099

• Home prices YoY: 0.8%
• Rents YoY: -1.7%
• Active inventory: 147
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$970
• Tax from tax record: −$392 /mo · $4,708/yr
• Insurance: −$77
• HOA: −$10
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-253

Break-even live

Break-even rent $1,835

Max offer price $140,392

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-200	+0% $-253	+5% $-305	+10% $-357
Rent	-10% $-372	-5% $-312	+0% $-253	+5% $-193	+10% $-133
Rate	-1.0pp $-159	-0.5pp $-205	base $-253	+0.5pp $-300	+1.0pp $-349

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11717 S Kirkwood Rd Unit 3224 Stafford, TX	2.0	2.0	1190	$1,425	$1.20	45d	1	0.09mi
11717 S Kirkwood Rd Stafford, TX	2.0	2.0	930	$1,479	$1.59	45d	1	0.12mi
11217 Pender Ln Stafford, TX	3.0	2.0	1120	$1,595	$1.42	9d	1	0.51mi
10896 W Bellfort Ave Unit AASF Houston, TX	2.0	2.0	931	$1,529	$1.64	26d	1	0.63mi
10896 W Bellfort Ave Houston, TX	2.0	2.0	931	$1,529	$1.64	20d	1	0.63mi
10919 Stancliff Rd Unit 3047 Houston, TX	3.0	2.0	1239	$1,934	$1.56	12d	1	0.63mi
10919 Stancliff Rd Houston, TX	2.0	2.0	931	$1,529	$1.64	45d	1	0.63mi
10356 Lands End Dr Houston, TX	3.0	2.0	1133	$1,377	$1.22	45d	1	0.63mi
10919 Stancliff Rd Unit 10976 Houston, TX	2.0	2.0	931	$1,544	$1.66	45d	1	0.64mi
10919 Stancliff Rd Unit 2174 Houston, TX	2.0	2.0	931	$1,543	$1.66	12d	1	0.64mi
10919 Stancliff Rd Unit 2162 Houston, TX	2.0	2.0	931	$1,519	$1.63	7d	1	0.64mi
10919 Stancliff Rd Unit 10952 Houston, TX	3.0	2.0	1346	$1,974	$1.47	45d	1	0.64mi
10919 Stancliff Rd Unit 3174 Houston, TX	3.0	2.0	1239	$1,934	$1.56	0d	1	0.64mi
10919 Stancliff Rd Unit 3148 Houston, TX	3.0	2.0	1239	$1,883	$1.52	0d	1	0.64mi
10919 Stancliff Rd Unit 2112 Houston, TX	2.0	2.0	931	$1,503	$1.61	0d	1	0.64mi
10919 Stancliff Rd Unit 422 Houston, TX	2.0	2.0	931	$1,519	$1.63	9d	1	0.64mi
10925 Stancliff Rd Houston, TX	2.0	2.0	931	$1,425	$1.53	45d	1	0.66mi
11418 Creekhurst Dr Houston, TX	3.0	2.0	1740	$1,697	$0.98	45d	1	0.72mi
10250 Lands End Dr Houston, TX	2.0	1.0–2.0	750	$1,399	$1.86	26d	16	0.88mi
12300 W Bellfort Ave Unit AAK Meadows Place, TX	2.0	2.0	930	$1,479	$1.59	26d	1	0.93mi
12300 W Bellfort Ave Meadows Place, TX	2.0	2.0	930	$1,479	$1.59	20d	1	0.93mi
11715 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	796	$1,304	$1.64	0d	29	1.11mi
9761 Court Glen Dr Unit 123 Houston, TX	2.0	2.0	929	$989	$1.06	26d	1	1.19mi
11735 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	853	$1,410	$1.65	4d	23	1.20mi
10300 S Wilcrest Dr Unit 10333 Houston, TX	3.0	2.0	1200	$1,313	$1.09	0d	1	1.21mi
11117 Signal Way Stafford, TX	3.0	1.0–3.0	1143	$3,662	$3.20	13d	83	1.25mi
10306 S Wilcrest Dr Houston, TX	3.0	2.0	1200	$1,349	$1.12	45d	1	1.25mi
11101 W Airport Blvd Stafford, TX	3.0	1.0–3.0	1112	$4,366	$3.93	26d	39	1.26mi
9797 Leawood Blvd Houston, TX	2.0	2.0	1095	$1,175	$1.07	45d	2	1.31mi
10440 South Dr Houston, TX	1.0–2.0	1.0–2.0	773	$1,340	$1.73	3d	27	1.32mi
9850 S Kirkwood Rd Houston, TX	1.0–2.0	1.0–2.0	736	$1,210	$1.64	21d	15	1.38mi
10411 South Dr Houston, TX	1.0–2.0	1.0–2.0	757	$1,495	$1.97	45d	1	1.38mi
9734 Clifton Park Dr Houston, TX	3.0	2.5	1800	$1,774	$0.99	7d	4	1.40mi
12506 Panther Place Dr Houston, TX	3.0	2.5	1730	$1,825	$1.05	45d	1	1.40mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 16 events

1. 2026-06-21
   days on market $185,000 Pending 51 DOM
2. 2026-06-18
   days on market $185,000 Pending 49 DOM
3. 2026-06-17
   days on market $185,000 Pending 48 DOM
4. 2026-06-16
   statusdays on market $185,000 Pending 47 DOM
5. 2026-06-15
   days on market $185,000 Active 46 DOM
6. 2026-06-13
   days on market $185,000 Active 44 DOM
7. 2026-06-09
   days on market $185,000 Active 40 DOM
8. 2026-06-08
   days on market $185,000 Active 39 DOM
9. 2026-06-07
   days on market $185,000 Active 38 DOM
10. 2026-06-04
    days on market $185,000 Active 35 DOM
11. 2026-06-03
    days on market $185,000 Active 34 DOM
12. 2026-06-02
    days on market $185,000 Active 33 DOM
13. 2026-06-01
    days on market $185,000 Active 32 DOM
14. 2026-05-31
    days on market $185,000 Active 31 DOM
15. 2026-04-30
    listed $185,000 Active
16. 1988-01-02
    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: $4,708 · $392/mo
• Projected year-2 tax: $4,708 · $392/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $18,184
• − Mortgage interest: −$10,363
• − Property taxes: −$4,708
• − Insurance: −$925
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − HOA: −$120
• − Depreciation: −$5,382
• Taxable loss: −$6,224
• Est. tax savings @ 24.0%: +$1,494
• After-tax cash flow: $-1,537/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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): 50,064
• Household income: $49,396
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 3423.0

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 47% Black 31% Asian 14% Two or more races 14% White 7%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 46% · Canada, Vietnam, China
• Languages at home: 41% English-only · Spanish 40% Other Indo-European 5% Vietnamese 4%

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: ▲ 2.64%
• Current HPI: 334.6278
• Rent YoY: ▼ -1.69%
• 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

3 events — show timeline

• 2026-06-16 Pending — HARMLS
• 2026-04-30 Listed $185,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,708 · -3.8% YoY. Source: county tax records.