11002 Hammerly Blvd #69 · Houston, TX 77043

$155,000

4 bd · 2.5 ba · 1,686 sqft · Condo public records · 28 Days on market

Built 1975 $570/mo HOA · 28% 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).

• Cash flow +9.6/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT CORNER 4 BEDROOMS 2.5 BATHS CONDO WITH TWO SPACIOUS LIVING AREAS. TWO RESERVED SPACES COVERED CARPORT AND PLENTY OF PARKING FOR GUESTS. EASY ACCESS TO BELTWAY 8 AND I-10, CLOSE TO SCHOOLS, HEALTHCARE AND SHOPPING CENTERS. AMENITIES: SECURITY GATE, CLUB HOUSE, COMMUNITY POOL, KIDS PLAY GROUND. HOA INCLUDES: OUTSIDE PROPERTY INSURANCE, BASIC TV CABLE, WATER, TRASH AND ONCE A MONTH HEAVY TRASH PICKUP, LAWN MAINTENANCE.

Key facts

• Security gate
• Community pool
• Extra room

Tags

• CORNER PROPERTY
• EXTRA ROOM
• SECURITY GATE
• CLUB HOUSE
• COMMUNITY POOL
• KIDS PLAY GROUND

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (12.0% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• Spring Branch ISD (urban): math 47% / reading 46% proficiency, ranked #215 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 202 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k 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 28 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $155k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: major flood risk; 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 $136,355 (12.0% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 5.48%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.14×
• Total profit: $-37,337
• Equity at exit: $23,111

10-year hold

• IRR: -56.1%
• Equity multiple: -0.44×
• Total profit: $-62,333
• Equity at exit: $13,402

Cash invested: $43,400 (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 77043

• Rents YoY: -0.9%
• Active inventory: 202
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$813
• Tax from tax record: −$253 /mo · $3,031/yr
• Insurance: −$65
• HOA: −$570
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-106

Break-even live

Break-even rent $2,152

Max offer price $136,355

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1839 Sherwood Forest St Houston, TX	3.0	2.5	1752	$1,700	$0.97	44d	1	0.91mi
10580 Hammerly Blvd Houston, TX	1.0–4.0	1.0–2.5	987	$1,622	$1.64	2d	31	0.92mi
1707 Upland Dr Houston, TX	3.0	2.0	1350	$1,465	$1.09	44d	1	1.21mi
1707 Upland Dr Houston, TX	3.0	2.0	1350	$1,465	$1.09	19d	1	1.21mi
2226 Triway Ln #100 Houston, TX	3.0	2.5	1584	$1,900	$1.20	44d	1	1.28mi
1701 Upland Dr Houston, TX	2.0–4.0	1.5–3.0	1340	$2,135	$1.59	44d	8	1.35mi
10386 Hammerly Blvd Houston, TX	3.0	3.0	1716	$1,950	$1.14	44d	1	1.40mi
1521 Sherwood Forest St Houston, TX	3.0	1.0–2.5	878	$1,459	$1.66	24d	16	1.40mi
11019 Cane Oak Way Houston, TX	3.0	4.0	1980	$2,650	$1.34	44d	1	1.48mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: watertrashcablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $155,000 Active 28 DOM
2. 2026-06-17
   days on market $155,000 Active 27 DOM
3. 2026-06-16
   days on market $155,000 Active 26 DOM
4. 2026-06-15
   days on market $155,000 Active 25 DOM
5. 2026-06-13
   days on market $155,000 Active 23 DOM
6. 2026-06-09
   days on market $155,000 Active 19 DOM
7. 2026-06-08
   days on market $155,000 Active 18 DOM
8. 2026-06-07
   days on market $155,000 Active 17 DOM
9. 2026-06-04
   days on market $155,000 Active 14 DOM
10. 2026-06-03
    days on market $155,000 Active 13 DOM
11. 2026-06-02
    days on market $155,000 Active 12 DOM
12. 2026-06-01
    days on market $155,000 Active 11 DOM
13. 2026-05-31
    days on market $155,000 Active 10 DOM
14. 2026-04-21
    price $155,000 427-char remark

    Show marketing remark (427 chars)

    GREAT CORNER 4 BEDROOMS 2.5 BATHS CONDO WITH TWO SPACIOUS LIVING AREAS. TWO RESERVED SPACES COVERED CARPORT AND PLENTY OF PARKING FOR GUESTS. EASY ACCESS TO BELTWAY 8 AND I-10, CLOSE TO SCHOOLS, HEALTHCARE AND SHOPPING CENTERS. AMENITIES: SECURITY GATE, CLUB HOUSE, COMMUNITY POOL, KIDS PLAY GROUND. HOA INCLUDES: OUTSIDE PROPERTY INSURANCE, BASIC TV CABLE, WATER, TRASH AND ONCE A MONTH HEAVY TRASH PICKUP, LAWN MAINTENANCE.

15. 2026-04-21
    status Active 427-char remark

    Show marketing remark (427 chars)

    GREAT CORNER 4 BEDROOMS 2.5 BATHS CONDO WITH TWO SPACIOUS LIVING AREAS. TWO RESERVED SPACES COVERED CARPORT AND PLENTY OF PARKING FOR GUESTS. EASY ACCESS TO BELTWAY 8 AND I-10, CLOSE TO SCHOOLS, HEALTHCARE AND SHOPPING CENTERS. AMENITIES: SECURITY GATE, CLUB HOUSE, COMMUNITY POOL, KIDS PLAY GROUND. HOA INCLUDES: OUTSIDE PROPERTY INSURANCE, BASIC TV CABLE, WATER, TRASH AND ONCE A MONTH HEAVY TRASH PICKUP, LAWN MAINTENANCE.

16. 2026-03-30
    status Pending 427-char remark

    Show marketing remark (427 chars)

    GREAT CORNER 4 BEDROOMS 2.5 BATHS CONDO WITH TWO SPACIOUS LIVING AREAS. TWO RESERVED SPACES COVERED CARPORT AND PLENTY OF PARKING FOR GUESTS. EASY ACCESS TO BELTWAY 8 AND I-10, CLOSE TO SCHOOLS, HEALTHCARE AND SHOPPING CENTERS. AMENITIES: SECURITY GATE, CLUB HOUSE, COMMUNITY POOL, KIDS PLAY GROUND. HOA INCLUDES: OUTSIDE PROPERTY INSURANCE, BASIC TV CABLE, WATER, TRASH AND ONCE A MONTH HEAVY TRASH PICKUP, LAWN MAINTENANCE.

17. 2026-03-18
    price $165,900 427-char remark

    Show marketing remark (427 chars)

    GREAT CORNER 4 BEDROOMS 2.5 BATHS CONDO WITH TWO SPACIOUS LIVING AREAS. TWO RESERVED SPACES COVERED CARPORT AND PLENTY OF PARKING FOR GUESTS. EASY ACCESS TO BELTWAY 8 AND I-10, CLOSE TO SCHOOLS, HEALTHCARE AND SHOPPING CENTERS. AMENITIES: SECURITY GATE, CLUB HOUSE, COMMUNITY POOL, KIDS PLAY GROUND. HOA INCLUDES: OUTSIDE PROPERTY INSURANCE, BASIC TV CABLE, WATER, TRASH AND ONCE A MONTH HEAVY TRASH PICKUP, LAWN MAINTENANCE.

18. 2026-01-15
    price $169,900 427-char remark

    Show marketing remark (427 chars)

    GREAT CORNER 4 BEDROOMS 2.5 BATHS CONDO WITH TWO SPACIOUS LIVING AREAS. TWO RESERVED SPACES COVERED CARPORT AND PLENTY OF PARKING FOR GUESTS. EASY ACCESS TO BELTWAY 8 AND I-10, CLOSE TO SCHOOLS, HEALTHCARE AND SHOPPING CENTERS. AMENITIES: SECURITY GATE, CLUB HOUSE, COMMUNITY POOL, KIDS PLAY GROUND. HOA INCLUDES: OUTSIDE PROPERTY INSURANCE, BASIC TV CABLE, WATER, TRASH AND ONCE A MONTH HEAVY TRASH PICKUP, LAWN MAINTENANCE.

19. 2025-11-22
    price $176,500 427-char remark

    Show marketing remark (427 chars)

    GREAT CORNER 4 BEDROOMS 2.5 BATHS CONDO WITH TWO SPACIOUS LIVING AREAS. TWO RESERVED SPACES COVERED CARPORT AND PLENTY OF PARKING FOR GUESTS. EASY ACCESS TO BELTWAY 8 AND I-10, CLOSE TO SCHOOLS, HEALTHCARE AND SHOPPING CENTERS. AMENITIES: SECURITY GATE, CLUB HOUSE, COMMUNITY POOL, KIDS PLAY GROUND. HOA INCLUDES: OUTSIDE PROPERTY INSURANCE, BASIC TV CABLE, WATER, TRASH AND ONCE A MONTH HEAVY TRASH PICKUP, LAWN MAINTENANCE.

20. 2025-03-28
    listed $179,000 Active 427-char remark

    Show marketing remark (427 chars)

    GREAT CORNER 4 BEDROOMS 2.5 BATHS CONDO WITH TWO SPACIOUS LIVING AREAS. TWO RESERVED SPACES COVERED CARPORT AND PLENTY OF PARKING FOR GUESTS. EASY ACCESS TO BELTWAY 8 AND I-10, CLOSE TO SCHOOLS, HEALTHCARE AND SHOPPING CENTERS. AMENITIES: SECURITY GATE, CLUB HOUSE, COMMUNITY POOL, KIDS PLAY GROUND. HOA INCLUDES: OUTSIDE PROPERTY INSURANCE, BASIC TV CABLE, WATER, TRASH AND ONCE A MONTH HEAVY TRASH PICKUP, LAWN MAINTENANCE.

21. 2000-11-02
    soldstatus
22. 2000-10-25
    soldstatus $53,000

ⓘ 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: $3,031 · $253/mo
• Projected year-2 tax: $3,031 · $253/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 (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,220
• − Mortgage interest: −$8,682
• − Property taxes: −$3,031
• − Insurance: −$775
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − HOA: −$6,840
• − Depreciation: −$4,509
• Taxable loss: −$3,493
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $-428/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: Spring Branch ISD
• NCES district ID: 4841100
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $60,311
• Composite: 40.88/100
• National rank: #3624
• State rank: #215 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): 29,048
• Household income: $79,359
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1667.0

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% White 37% Two or more races 25% Black 8% Asian 6%
• Hispanic origin (detail): Mexican 24% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 36% French/Haitian/Cajun 2% Vietnamese 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: ▼ -283.51%
• Current HPI: 286.4053
• Rent YoY: ▼ -0.86%
• 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

+192.5% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $155,000 HARMLS
• 2026-04-21 Relisted — HARMLS
• 2026-03-30 Pending — HARMLS
• 2026-03-18 Price Changed $165,900 HARMLS
• 2026-01-15 Price Changed $169,900 HARMLS
• 2025-11-22 Price Changed $176,500 HARMLS
• 2025-03-28 Listed $179,000 HARMLS
• 2000-11-02 Sold (Public Records) — Public Records
• 2000-10-25 Sold (Public Records) $53,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,031 · +8.3% YoY. Source: county tax records.