11929 Sanspereil Dr · Houston, TX 77047

$244,900

3 bd · 2.5 ba · 1,820 sqft · SingleFamily public records · 18 Days on market

Built 2005 3,349 sqft lot $135/sqft · at area comps Est $238k · at est. $77/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).

• Cash flow +7.6/30.0
• ARV discount +6.1/15.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 4-bedroom, 2.5-bath home offering both comfort and functionality. The entire home features updated flooring, including durable luxury vinyl plank throughout the main areas and plush carpet in the bedrooms and on the stairs. Fresh paint throughout gives the home a clean, modern feel, making it truly move-in ready. The spacious layout includes a large living area downstairs, along with a separate dining room and a formal living space that can easily be used as a home office or flex room. Step outside to a generously sized backyard—perfect for entertaining guests or enjoying quiet evenings outdoors. All appliances are included, adding extra convenience for the new homeowner. Located in a peaceful, quiet neighborhood with HOA amenities and scenic walking trails, this home offers the perfect balance of tranquility and accessibility. You'll also appreciate the close proximity to the Texas Medical Center and downtown Houston, making commuting a breeze.

Key facts

• Large living area
• Fresh paint
• Luxury vinyl plank

Tags

• UPDATED FLOORING
• LUXURY VINYL PLANK
• PLUSH CARPET
• FRESH PAINT
• LARGE LIVING AREA
• SEPARATE DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (10.0% below list).
• Recommended offer: $194k (20.9% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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 (-0.2%/yr); 280 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 34% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,702 (20.9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.90% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 9.3

CMA / ARV

• ARV (median comp): $237,529
• List price: $244,900
• Delta: 3.10%
• 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
11929 Sanspereil Dr	0.00mi	4/2.5 (+1)	1,820 (0%)	1mo	$244,900	$135	94
11930 Prior Park Dr	0.17mi	4/2.5 (+1)	1,933 (+6%)	1mo	$255,000	$132	76
1583 Nichole Woods Dr	0.09mi	3/2.5	1,560 (-14%)	2mo	$240,000	$154	71
11726 Dandy Park Ct	0.51mi	3/2.0	1,860 (+2%)	0mo	$289,000	$155	70
1665 Nichole Woods Dr	0.18mi	3/2.5	1,560 (-14%)	1mo	$240,000	$154	67
1926 Lingard Park Ct	0.52mi	3/2.0	1,926 (+6%)	2mo	$283,797	$147	62
2666 Skyview Knoll Ct	0.70mi	3/2.0	1,810 (-0%)	2mo	$235,000	$130	62
1705 Nichole Woods Dr	0.24mi	3/2.5	1,560 (-14%)	4mo	$237,900	$153	62
1617 Park Promenade Pl	0.29mi	3/2.0	1,603 (-12%)	4mo	$289,000	$180	62
1835 Creegan Park Ct	0.43mi	4/2.5 (+1)	1,972 (+8%)	4mo	$265,000	$134	58
2631 Skyview Downs Dr	0.62mi	3/2.5	1,965 (+8%)	2mo	$299,000	$152	56
1714 Claremont Garden Cir	0.28mi	4/2.5 (+1)	1,554 (-15%)	4mo	$159,000	$102	55

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: -29.0%
• Equity multiple: 0.06×
• Total profit: $-64,361
• Equity at exit: $36,515

10-year hold

• IRR: -53.1%
• Equity multiple: -0.51×
• Total profit: $-103,796
• Equity at exit: $21,174

Cash invested: $68,572 (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 77047

• Home prices YoY: -10.1%
• Rents YoY: -0.2%
• Active inventory: 280
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$568 /mo · $6,813/yr
• Insurance: −$102
• HOA: −$77
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-290

Break-even live

Break-even rent $2,571

Max offer price $193,702

Occupancy floor —

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11915 Sanspereil Dr Houston, TX	3.0	2.0	1308	$1,695	$1.30	3d	1	0.08mi
1409 Woods Lake Ct Houston, TX	3.0	2.5	1719	$2,191	$1.27	43d	1	0.35mi
11826 Fortune Park Dr Houston, TX	3.0	2.0	1913	$2,100	$1.10	43d	1	0.60mi
2706 Skyview Downs Dr Houston, TX	4.0	2.5	2464	$2,200	$0.89	2d	1	0.71mi
2920 Stamford Hill Ln Houston, TX	3.0	2.0	1690	$2,200	$1.30	43d	1	0.97mi
3020 Gunnersbury Dr Houston, TX	4.0	2.0	1670	$1,499	$0.90	15d	1	1.05mi
3013 Maughan Heights Trl Houston, TX	4.0	2.5	2386	$5,000	$2.10	1d	1	1.06mi
13426 Sombrero Cay Dr Houston, TX	4.0	3.0	2108	$2,300	$1.09	43d	1	1.07mi
12320 Chesney Downs Dr Houston, TX	4.0	2.5	2000	$3,500	$1.75	3d	1	1.14mi
13802 Greyfield Ln Houston, TX	4.0	2.5	2350	$2,500	$1.06	18d	1	1.24mi
3110 Kainer Meadows Ln Houston, TX	3.0	2.0	1469	$1,900	$1.29	7d	1	1.42mi

HOA detail

• Monthly dues: $77 · $924/yr

Listing history 12 events

1. 2026-05-05
   status Pending 1002-char remark

   Show marketing remark (1002 chars)

   Welcome to this beautifully updated 4-bedroom, 2.5-bath home offering both comfort and functionality. The entire home features updated flooring, including durable luxury vinyl plank throughout the main areas and plush carpet in the bedrooms and on the stairs. Fresh paint throughout gives the home a clean, modern feel, making it truly move-in ready. The spacious layout includes a large living area downstairs, along with a separate dining room and a formal living space that can easily be used as a home office or flex room. Step outside to a generously sized backyard—perfect for entertaining guests or enjoying quiet evenings outdoors. All appliances are included, adding extra convenience for the new homeowner. Located in a peaceful, quiet neighborhood with HOA amenities and scenic walking trails, this home offers the perfect balance of tranquility and accessibility. You'll also appreciate the close proximity to the Texas Medical Center and downtown Houston, making commuting a breeze.

2. 2026-04-17
   listed $244,900 Active 1002-char remark

   Show marketing remark (1002 chars)

   Welcome to this beautifully updated 4-bedroom, 2.5-bath home offering both comfort and functionality. The entire home features updated flooring, including durable luxury vinyl plank throughout the main areas and plush carpet in the bedrooms and on the stairs. Fresh paint throughout gives the home a clean, modern feel, making it truly move-in ready. The spacious layout includes a large living area downstairs, along with a separate dining room and a formal living space that can easily be used as a home office or flex room. Step outside to a generously sized backyard—perfect for entertaining guests or enjoying quiet evenings outdoors. All appliances are included, adding extra convenience for the new homeowner. Located in a peaceful, quiet neighborhood with HOA amenities and scenic walking trails, this home offers the perfect balance of tranquility and accessibility. You'll also appreciate the close proximity to the Texas Medical Center and downtown Houston, making commuting a breeze.

3. 2026-03-02
   soldstatus
4. 2026-02-27
   soldstatus Closed 777-char remark

   Show marketing remark (777 chars)

   This beautiful home won’t last long and is perfectly located in South-Central Houston, offering quick access to the Medical Center, Museum District, and NRG Stadium. The interior boasts a bright, modern aesthetic with stylish accent walls, cool-toned flooring, and a versatile layout that includes a dedicated home office with built-ins and a unique media nook. The galley kitchen features stainless steel appliances and ample cabinetry, flowing seamlessly toward the living areas. Outside, the property offers a large, fully fenced backyard complete with a patio and stone fire pit, perfect for entertaining. With scenic walking trails nearby and easy access to 288, 610, and Beltway 8, this move-in-ready home is the ideal blend of city convenience and private comfort.

5. 2026-01-27
   status Pending 777-char remark

   Show marketing remark (777 chars)

   This beautiful home won’t last long and is perfectly located in South-Central Houston, offering quick access to the Medical Center, Museum District, and NRG Stadium. The interior boasts a bright, modern aesthetic with stylish accent walls, cool-toned flooring, and a versatile layout that includes a dedicated home office with built-ins and a unique media nook. The galley kitchen features stainless steel appliances and ample cabinetry, flowing seamlessly toward the living areas. Outside, the property offers a large, fully fenced backyard complete with a patio and stone fire pit, perfect for entertaining. With scenic walking trails nearby and easy access to 288, 610, and Beltway 8, this move-in-ready home is the ideal blend of city convenience and private comfort.

6. 2026-01-16
   listed $200,000 Active 777-char remark

   Show marketing remark (777 chars)

   This beautiful home won’t last long and is perfectly located in South-Central Houston, offering quick access to the Medical Center, Museum District, and NRG Stadium. The interior boasts a bright, modern aesthetic with stylish accent walls, cool-toned flooring, and a versatile layout that includes a dedicated home office with built-ins and a unique media nook. The galley kitchen features stainless steel appliances and ample cabinetry, flowing seamlessly toward the living areas. Outside, the property offers a large, fully fenced backyard complete with a patio and stone fire pit, perfect for entertaining. With scenic walking trails nearby and easy access to 288, 610, and Beltway 8, this move-in-ready home is the ideal blend of city convenience and private comfort.

7. 2026-01-06
   historical
8. 2025-12-06
   price $235,000
9. 2025-09-12
   listed $245,000 Active
10. 2023-02-09
    soldstatus
11. 2010-12-03
    historical
12. 2010-07-24
    listed $135,000

ⓘ 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: $6,813 · $568/mo
• Projected year-2 tax: $6,813 · $568/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 ≥109°F today · 24 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: $26,449
• − Mortgage interest: −$13,718
• − Property taxes: −$6,813
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − HOA: −$924
• − Depreciation: −$7,124
• Taxable loss: −$7,587
• Est. tax savings @ 24.0%: +$1,821
• After-tax cash flow: $-1,657/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): 34,987
• Household income: $78,538
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 1109.0

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 0.58)
• Race & ethnicity: Black 57% Hispanic / Latino 29% Two or more races 15% White 6% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 23% Vietnamese 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: ▼ -26.76%
• Current HPI: 239.2287
• Rent YoY: ▼ -0.21%
• 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

+81.4% since first listed

12 events — show timeline

• 2026-05-05 Pending — HARMLS
• 2026-04-17 Listed $244,900 HARMLS
• 2026-03-02 Sold (Public Records) — Public Records
• 2026-02-27 Sold (MLS) — HARMLS
• 2026-01-27 Pending — HARMLS
• 2026-01-16 Listed $200,000 HARMLS
• 2026-01-06 Listing Removed — HARMLS
• 2025-12-06 Price Changed $235,000 HARMLS
• 2025-09-12 Listed $245,000 HARMLS
• 2023-02-09 Sold (Public Records) — Public Records
• 2010-12-03 Listing Removed — HARMLS
• 2010-07-24 Listed $135,000 HARMLS

Property tax history

+7.5%/yr

Latest (2025): $6,813 · +2.6% YoY. Source: county tax records.