11618 Hillcroft Ave · Houston, TX 77035

$200,000

4 bd · 2.0 ba · 2,062 sqft · SingleFamily public records · 24 Days on market

Built 1965 8,868 sqft lot Est $346k · 42% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.5/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated home minutes away from the Medical Center, Downtown & the Galleria! Laminate flooring in entryway, den, hallway & Master suite. Custom cement countertop in kitchen with porcelain tile flooring. Stainless steel & black Frigidaire appliances. Cozy brick fireplace in Den with high ceiling. Huge walk in pantry. French doors with custom framed windows. Upgraded bathrooms with beautiful tile flooring, shower & backsplash. Large Master suite. Lots of closet space. Awesome curb appeal!

Key facts

• Ample lot space
• 8,868 sq ft lot
• 2 garage spots

Tags

• AMPLE LOT SPACE
• WELL-ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on the first floor); Slab foundation
• Construction: Brick and other/unknown exterior materials; Built in 1965; Composition and tile roof
• Exterior features: Fenced backyard; Private yard

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 17 x 12); Bedroom on the first floor (approx. 14 x 11); Bedroom on the first floor (approx. 13 x 10); Bedroom on the first floor (approx. 11 x 10)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Ceiling fans; Gas fireplace with gas log
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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.
• Zoned schools: Fondren Middle (math 13% / reading 20%, grade F, #1,536 of 1,662 statewide, top 93%, 840 students, 99% FRL); Westbury H S (math 19% / reading 31%, grade F, #1,250 of 1,632 statewide, top 77%, 2,243 students, 92% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 203 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,420/mo this rent would consume 49% of the median local household income ($59k/yr) (locally 2844% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 24 days — a 2% lower offer ($197k) 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 3.1% 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $346,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11618 Hillcroft Ave	0.00mi	4/2.0	2,062 (0%)	0mo	$200,000	$97	100
6010 Cartagena St	0.19mi	4/2.0	2,171 (+5%)	1mo	$220,000	$101	81
5907 Beaudry Dr	0.07mi	3/2.0 (-1)	2,172 (+5%)	2mo	$385,000	$177	81
5911 Warm Springs Rd	0.28mi	3/2.0 (-1)	2,035 (-1%)	1mo	$317,000	$156	79
5719 Cerritos Dr	0.29mi	3/2.0 (-1)	1,998 (-3%)	2mo	$300,000	$150	74
5743 Warm Springs Rd	0.33mi	3/2.0 (-1)	2,186 (+6%)	2mo	$420,000	$192	68
5702 Capello Dr	0.33mi	3/2.0 (-1)	2,292 (+11%)	2mo	$519,900	$227	59
5507 Cartagena St	0.55mi	3/2.0 (-1)	1,905 (-8%)	2mo	$399,000	$209	55
5715 Claridge Dr	0.70mi	3/2.0 (-1)	1,978 (-4%)	1mo	$475,000	$240	55
5619 Warm Springs Rd	0.52mi	3/2.0 (-1)	1,872 (-9%)	2mo	$232,000	$124	53
5602 Cartagena St	0.50mi	3/2.0 (-1)	1,842 (-11%)	1mo	$294,999	$160	53
11411 Atwell Dr	0.69mi	3/2.0 (-1)	1,837 (-11%)	2mo	$308,444	$168	43

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 · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.60×
• Total profit: $-22,481
• Equity at exit: $29,821

10-year hold

• IRR: -8.2%
• Equity multiple: 0.56×
• Total profit: $-24,409
• Equity at exit: $17,292

Cash invested: $56,000 (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 77035

• Rents YoY: 0.0%
• Active inventory: 203
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$517 /mo · $6,199/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $263

Break-even live

Break-even rent $2,087

Max offer price $200,000

Occupancy floor 84%

Sensitivity live

Price	-10% $377	-5% $320	+0% $263	+5% $207	+10% $150
Rent	-10% $72	-5% $168	+0% $263	+5% $359	+10% $455
Rate	-1.0pp $364	-0.5pp $314	base $263	+0.5pp $212	+1.0pp $159

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11714 Hillcroft Ave Unit 1019510P Houston, TX	4.0	2.0	2152	$14,236	$6.62	23d	1	0.04mi
11714 Hillcroft Ave Houston, TX	4.0	2.0	2156	$8,750	$4.06	23d	1	0.07mi
5907 Warm Springs Rd Houston, TX	4.0	3.0	2368	$8,750	$3.70	23d	1	0.29mi
5907 Warm Springs Rd Unit 1019555P Houston, TX	4.0	3.0	2357	$14,324	$6.08	23d	1	0.29mi
6031 Cerritos Dr Houston, TX	4.0	2.0	2232	$2,450	$1.10	44d	1	0.33mi
5631 Cerritos Dr Unit 1514826P Houston, TX	4.0	3.0	1883	$11,906	$6.32	23d	1	0.39mi
12115 Hillcroft Ave Houston, TX	3.0	2.0	1837	$1,961	$1.07	44d	1	0.40mi
11418 Braewick Dr Unit 1514798P Houston, TX	4.0	2.0	1991	$12,178	$6.12	23d	1	0.42mi
6007 Dryad Dr Houston, TX	4.0	2.0	1769	$2,175	$1.23	0d	1	0.44mi
5615 Cerritos Dr Unit 1514815P Houston, TX	4.0	2.0	1883	$7,300	$3.88	44d	1	0.44mi
6171 Dryad Dr Houston, TX	3.0	2.0	2240	$2,000	$0.89	15d	1	0.57mi
5518 McKnight St Houston, TX	3.0	2.0	1550	$2,800	$1.81	44d	1	0.59mi
6038 W Airport Blvd Houston, TX	3.0	2.0	1617	$1,755	$1.09	15d	1	0.60mi
5751 Firenza Dr Houston, TX	4.0	3.0	1777	$5,750	$3.24	0d	1	0.75mi
6011 Bankside Dr Unit Labs Houston, TX	3.0	2.0	1635	$2,140	$1.31	44d	1	0.77mi
5815 Farwell Dr Houston, TX	4.0	2.0	2418	$2,200	$0.91	44d	1	0.83mi

Listing history 17 events

1. 2026-04-30
   status Pending
2. 2026-04-06
   listed $200,000 Active
3. 2025-12-31
   historical
4. 2025-08-09
   listed $260,000 Active
5. 2014-05-09
   soldstatus Sold 522-char remark

   Show marketing remark (522 chars)

   Newly renovated home minutes away from the Medical Center, Downtown & the Galleria! Laminate flooring in entryway, den, hallway & Master suite. Custom cement countertop in kitchen with porcelain tile flooring. Stainless steel & black Frigidaire appliances. Cozy brick fireplace in Den with high ceiling. Huge walk in pantry. French doors with custom framed windows. Upgraded bathrooms with beautiful tile flooring, shower & backsplash. Large Master suite. Lots of closet space. Awesome curb appeal!

6. 2014-05-09
   soldstatus

   Show marketing remark (522 chars)

   Newly renovated home minutes away from the Medical Center, Downtown & the Galleria! Laminate flooring in entryway, den, hallway & Master suite. Custom cement countertop in kitchen with porcelain tile flooring. Stainless steel & black Frigidaire appliances. Cozy brick fireplace in Den with high ceiling. Huge walk in pantry. French doors with custom framed windows. Upgraded bathrooms with beautiful tile flooring, shower & backsplash. Large Master suite. Lots of closet space. Awesome curb appeal!

7. 2014-05-09
   status Pending 522-char remark

   Show marketing remark (522 chars)

   Newly renovated home minutes away from the Medical Center, Downtown & the Galleria! Laminate flooring in entryway, den, hallway & Master suite. Custom cement countertop in kitchen with porcelain tile flooring. Stainless steel & black Frigidaire appliances. Cozy brick fireplace in Den with high ceiling. Huge walk in pantry. French doors with custom framed windows. Upgraded bathrooms with beautiful tile flooring, shower & backsplash. Large Master suite. Lots of closet space. Awesome curb appeal!

8. 2014-04-12
   status Pending, Continue to Show 522-char remark

   Show marketing remark (522 chars)

   Newly renovated home minutes away from the Medical Center, Downtown & the Galleria! Laminate flooring in entryway, den, hallway & Master suite. Custom cement countertop in kitchen with porcelain tile flooring. Stainless steel & black Frigidaire appliances. Cozy brick fireplace in Den with high ceiling. Huge walk in pantry. French doors with custom framed windows. Upgraded bathrooms with beautiful tile flooring, shower & backsplash. Large Master suite. Lots of closet space. Awesome curb appeal!

9. 2014-03-31
   status Option Pending 522-char remark

   Show marketing remark (522 chars)

   Newly renovated home minutes away from the Medical Center, Downtown & the Galleria! Laminate flooring in entryway, den, hallway & Master suite. Custom cement countertop in kitchen with porcelain tile flooring. Stainless steel & black Frigidaire appliances. Cozy brick fireplace in Den with high ceiling. Huge walk in pantry. French doors with custom framed windows. Upgraded bathrooms with beautiful tile flooring, shower & backsplash. Large Master suite. Lots of closet space. Awesome curb appeal!

10. 2014-02-15
    price $284,900 522-char remark

    Show marketing remark (522 chars)

    Newly renovated home minutes away from the Medical Center, Downtown & the Galleria! Laminate flooring in entryway, den, hallway & Master suite. Custom cement countertop in kitchen with porcelain tile flooring. Stainless steel & black Frigidaire appliances. Cozy brick fireplace in Den with high ceiling. Huge walk in pantry. French doors with custom framed windows. Upgraded bathrooms with beautiful tile flooring, shower & backsplash. Large Master suite. Lots of closet space. Awesome curb appeal!

11. 2014-01-09
    listed $299,000 Active 522-char remark

    Show marketing remark (522 chars)

    Newly renovated home minutes away from the Medical Center, Downtown & the Galleria! Laminate flooring in entryway, den, hallway & Master suite. Custom cement countertop in kitchen with porcelain tile flooring. Stainless steel & black Frigidaire appliances. Cozy brick fireplace in Den with high ceiling. Huge walk in pantry. French doors with custom framed windows. Upgraded bathrooms with beautiful tile flooring, shower & backsplash. Large Master suite. Lots of closet space. Awesome curb appeal!

12. 2012-04-04
    soldstatus
13. 2010-06-02
    soldstatus
14. 2010-05-28
    soldstatus
15. 2010-04-28
    historical
16. 2010-04-19
    listed $159,900
17. 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: $6,199 · $517/mo
• Projected year-2 tax: $6,199 · $517/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $29,045
• − Mortgage interest: −$11,203
• − Property taxes: −$6,199
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$5,818
• Taxable income: $177
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $3,118/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): 36,019
• Household income: $58,686
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 2844.0

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: Hispanic / Latino 42% Black 29% White 23% Two or more races 19% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 56% English-only · Spanish 37% French/Haitian/Cajun 1% 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: ▼ -145.44%
• Current HPI: 266.5195
• Rent YoY: ▬ 0.02%
• 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

+25.1% since first listed

17 events — show timeline

• 2026-04-30 Pending — HARMLS
• 2026-04-06 Listed $200,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-08-09 Listed $260,000 HARMLS
• 2014-05-09 Sold (Public Records) — Public Records
• 2014-05-09 Sold (MLS) — HARMLS
• 2014-05-09 Pending — HARMLS
• 2014-04-12 Pending — HARMLS
• 2014-03-31 Pending — HARMLS
• 2014-02-15 Price Changed $284,900 HARMLS
• 2014-01-09 Listed $299,000 HARMLS
• 2012-04-04 Sold (Public Records) — Public Records
• 2010-06-02 Sold (Public Records) — Public Records
• 2010-05-28 Sold (MLS) — HARMLS
• 2010-04-28 Listing Removed — HARMLS
• 2010-04-19 Listed $159,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $6,199 · +0.5% YoY. Source: county tax records.