11000 Kinghurst Dr #187 · Houston, TX 77099

$79,990

2 bd · 1.5 ba · 1,008 sqft · Townhouse public records · 26 Days on market

Built 1983 5.53 ac lot $79/sqft · 10% above area Est $73k · 10% over $310/mo HOA · 23% of rent

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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 +25.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0

Listing remarks

Enjoy comfortable living in this 2-bedroom, 1.5-bath townhome located in a gated community with convenient access to major Houston roadways. The home features a newly renovated kitchen with quartz countertops, new flooring downstairs, and a refrigerator included for added convenience. The primary bedroom offers plenty of closet space, providing great storage and functionality. With quick access to Highway 59, Beltway 8, and the Westpark Tollway, commuting across Houston is simple and efficient. A great opportunity for buyers looking for an updated home in a well-located community.

Key facts

• Gated community
• Quartz countertops
• New flooring

Tags

• GATED COMMUNITY
• NEWLY RENOVATED KITCHEN
• QUARTZ COUNTERTOPS
• NEW FLOORING
• PLENTY OF CLOSET SPACE
• QUICK ACCESS TO HIGHWAY 59

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Managed by Randall Management; Monthly association fee of $310; Association covers common areas, insurance, sewer, trash and water; Community pool; Trash service included

Exterior

• Parking: 1-space carport; Additional assigned parking
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; Built in 1983; Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Deck; Patio

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on Second level (approx. 14 x 12); Bedroom on Second level (approx. 10 x 9)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Quartz counters; One fireplace; Three total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Olle Middle (math 16% / reading 32%, grade F, #1,301 of 1,662 statewide, top 79%, 1,067 students, 90% FRL) — zoned schools average 90% FRL vs 74% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.7%/yr); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% 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 $3k of equity ($554 loan paydown + $2k appreciation (2.6% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $78,790 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.71% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 4.9

CMA / ARV

• ARV (median comp): $72,958
• List price: $79,990
• Delta: 43.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11000 Kinghurst Dr #156	0.00mi	2/1.5	1,008 (0%)	9mo	$106,000	$105	93
10603 S Wilcrest Dr #45	0.41mi	2/2.0	964 (-4%)	10mo	$60,000	$62	63
10601 South Dr #101	0.47mi	2/2.0	964 (-4%)	10mo	$60,000	$62	60
9700 Leawood Blvd #1205	0.59mi	2/2.0	1,068 (+6%)	3mo	$78,000	$73	58
9797 Leawood Blvd #301	0.54mi	2/2.0	1,068 (+6%)	10mo	$80,000	$75	55
9700 Leawood Blvd #1405	0.59mi	2/2.0	1,068 (+6%)	7mo	$79,000	$74	55
9700 Leawood Blvd #1105	0.59mi	2/2.0	1,068 (+6%)	7mo	$94,449	$88	55
9797 Leawood Blvd #201	0.54mi	2/2.0	1,068 (+6%)	12mo	$87,500	$82	53
9700 Leawood Blvd Blvd #1011	0.59mi	2/2.0	1,068 (+6%)	13mo	$92,000	$86	49
10603 S Wilcrest Dr #59	0.41mi	2/1.0	870 (-14%)	10mo	$65,000	$75	48
9700 Leawood Blvd #1204	0.59mi	2/3.0	1,068 (+6%)	12mo	$99,000	$93	46
10603 S Wilcrest Dr #56	0.41mi	2/2.0	1,158 (+15%)	15mo	$92,000	$79	41

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: 13.5%
• Equity multiple: 1.73×
• Total profit: $16,436
• Equity at exit: $34,352

10-year hold

• IRR: 13.3%
• Equity multiple: 2.74×
• Total profit: $39,061
• Equity at exit: $51,717

Cash invested: $22,397 (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: 145
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$419
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$33
• HOA: −$310
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $190

Break-even live

Break-even rent $1,131

Max offer price $79,990

Occupancy floor 81%

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: $19,998
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10250 Lands End Dr Houston, TX	2.0	1.0–2.0	750	$1,399	$1.86	24d	16	0.12mi
10356 Lands End Dr Houston, TX	3.0	2.0	1133	$1,377	$1.22	43d	1	0.27mi
10300 S Wilcrest Dr Unit 10333 Houston, TX	3.0	2.0	1200	$1,321	$1.10	2d	1	0.33mi
10306 S Wilcrest Dr Houston, TX	3.0	2.0	1200	$1,349	$1.12	43d	1	0.40mi
10925 Stancliff Rd Houston, TX	2.0	2.0	931	$1,425	$1.53	43d	1	0.42mi
9797 Leawood Blvd Houston, TX	2.0	2.0	1095	$1,175	$1.07	43d	2	0.45mi
10919 Stancliff Rd Unit 2112 Houston, TX	2.0	2.0	931	$1,511	$1.62	2d	1	0.54mi
10919 Stancliff Rd Unit 3174 Houston, TX	3.0	2.0	1239	$1,923	$1.55	10d	1	0.54mi
10919 Stancliff Rd Unit 422 Houston, TX	2.0	2.0	931	$1,519	$1.63	7d	1	0.54mi
10919 Stancliff Rd Unit 2162 Houston, TX	2.0	2.0	931	$1,519	$1.63	5d	1	0.54mi
10919 Stancliff Rd Unit 3148 Houston, TX	3.0	2.0	1239	$1,891	$1.53	2d	1	0.54mi
10919 Stancliff Rd Unit 2174 Houston, TX	2.0	2.0	931	$1,543	$1.66	10d	1	0.54mi
10919 Stancliff Rd Unit 10952 Houston, TX	3.0	2.0	1346	$1,974	$1.47	43d	1	0.54mi
10919 Stancliff Rd Unit 10976 Houston, TX	2.0	2.0	931	$1,544	$1.66	43d	1	0.54mi
9700 Leawood Blvd Houston, TX	1.0–2.0	1.0–2.0	776	$1,400	$1.80	3d	5	0.56mi
9700 Leawood Blvd Houston, TX	1.0–2.0	1.0–2.0	776	$1,400	$1.80	43d	7	0.56mi
10919 Stancliff Rd Houston, TX	2.0	2.0	931	$1,529	$1.64	43d	1	0.57mi
10919 Stancliff Rd Unit 3047 Houston, TX	3.0	2.0	1239	$1,934	$1.56	11d	1	0.57mi
10440 South Dr Houston, TX	1.0–2.0	1.0–2.0	773	$1,340	$1.73	1d	27	0.58mi
11715 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	796	$1,294	$1.63	2d	29	0.58mi
9761 Court Glen Dr Unit 123 Houston, TX	2.0	2.0	929	$989	$1.06	24d	1	0.59mi
11735 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	853	$1,410	$1.65	2d	23	0.74mi
11399 S Kirkwood Rd Houston, TX	2.0	2.0	825	$1,299	$1.57	18d	1	0.74mi
10896 W Bellfort Ave Unit AASF Houston, TX	2.0	2.0	931	$1,529	$1.64	24d	1	0.77mi
10896 W Bellfort Ave Houston, TX	2.0	2.0	931	$1,529	$1.64	18d	1	0.77mi
11717 S Kirkwood Rd Stafford, TX	2.0	2.0	930	$1,479	$1.59	43d	1	0.87mi
11717 S Kirkwood Rd Unit 103217 Stafford, TX	1.0	1.0	782	$915	$1.17	43d	1	0.88mi
11717 S Kirkwood Rd Unit 3224 Stafford, TX	2.0	2.0	1190	$1,425	$1.20	43d	1	0.88mi
11217 Pender Ln Stafford, TX	3.0	2.0	1120	$1,595	$1.42	7d	1	0.93mi
10286 Forum West Dr Houston, TX	2.0	2.0	1046	$1,200	$1.15	24d	1	0.95mi
11523 Glenwolde Dr Houston, TX	3.0	2.0	1189	$1,350	$1.14	43d	1	0.96mi
10101 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	809	$1,145	$1.41	43d	1	0.99mi
9850 S Kirkwood Rd Houston, TX	1.0–2.0	1.0–2.0	736	$1,210	$1.64	19d	15	1.05mi
12023 Bissonnet St Unit 12056 Houston, TX	3.0	2.0	1179	$1,515	$1.28	2d	1	1.11mi
10110 Forum Park Dr Houston, TX	1.0–2.0	1.0–2.0	976	$999	$1.02	43d	2	1.12mi
12023 Bissonnet St Houston, TX	1.0–2.0	1.0–2.0	753	$1,155	$1.53	43d	66	1.13mi
10225 Bissonnet St Houston, TX	1.0–2.0	1.0–2.5	992	$1,480	$1.49	2d	49	1.15mi
9898 Forum Park Dr Unit 6406 Houston, TX	1.0	1.0	750	$925	$1.23	43d	1	1.27mi
12300 W Bellfort Ave Meadows Place, TX	2.0	2.0	930	$1,479	$1.59	18d	1	1.28mi
12300 W Bellfort Ave Unit AAK Meadows Place, TX	2.0	2.0	930	$1,479	$1.59	24d	1	1.28mi

HOA detail

• Monthly dues: $310 · $3,720/yr
• Likely covers: security

Listing history 26 events

1. 2026-06-18
   days on market $79,990 Active 26 DOM
2. 2026-06-17
   days on market $79,990 Active 25 DOM
3. 2026-06-16
   days on market $79,990 Active 24 DOM
4. 2026-06-15
   days on market $79,990 Active 23 DOM
5. 2026-06-13
   days on market $79,990 Active 21 DOM
6. 2026-06-09
   pricedays on market $79,990 Active 17 DOM
7. 2026-06-08
   days on market $99,990 Active 16 DOM
8. 2026-06-07
   days on market $99,990 Active 15 DOM
9. 2026-06-04
   days on market $99,990 Active 12 DOM
10. 2026-06-03
    days on market $99,990 Active 11 DOM
11. 2026-06-02
    days on market $99,990 Active 10 DOM
12. 2026-06-01
    days on market $99,990 Active 9 DOM
13. 2026-05-31
    days on market $99,990 Active 8 DOM
14. 2026-04-11
    price $104,990 589-char remark
15. 2026-03-17
    listed $110,000 Active 589-char remark
16. 2024-11-09
    soldstatus Sold
17. 2024-10-31
    status Pending
18. 2024-10-31
    soldstatus
19. 2024-08-05
    listed $69,999 Active
20. 2012-02-29
    historical
21. 2011-03-23
    listed $35,000
22. 2010-04-06
    historical
23. 2009-10-20
    listed $51,000
24. 2005-09-09
    soldstatus
25. 2003-10-03
    soldstatus
26. 1989-04-03
    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: $1,568 · $131/mo
• Projected year-2 tax: $1,568 · $131/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: $16,459
• − Mortgage interest: −$4,481
• − Property taxes: −$1,568
• − Insurance: −$400
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − HOA: −$3,720
• − Depreciation: −$2,327
• Taxable income: $1,330
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $1,962/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

+56.8% since first listed

17 events — show timeline

• 2026-06-08 Price Changed $79,990 HARMLS
• 2026-05-23 Listing Removed — HARMLS
• 2026-05-23 Listed $99,990 HARMLS
• 2026-05-22 Price Changed $99,990 HARMLS
• 2026-04-11 Price Changed $104,990 HARMLS
• 2026-03-17 Listed $110,000 HARMLS
• 2024-11-09 Sold (MLS) — HARMLS
• 2024-10-31 Pending — HARMLS
• 2024-10-31 Sold (Public Records) — Public Records
• 2024-08-05 Listed $69,999 HARMLS
• 2012-02-29 Listing Removed — HARMLS
• 2011-03-23 Listed $35,000 HARMLS
• 2010-04-06 Listing Removed — HARMLS
• 2009-10-20 Listed $51,000 HARMLS
• 2005-09-09 Sold (Public Records) — Public Records
• 2003-10-03 Sold (Public Records) — Public Records
• 1989-04-03 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,568 · +15.1% YoY. Source: county tax records.