11750 Murr Way · Houston, TX 77048

$180,000

3 bd · 2.0 ba · 1,429 sqft · SingleFamily public records · 231 Days on market

Built 1971 5,719 sqft lot $126/sqft · 8% below area Est $195k · 8% 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 +13.1/30.0
• ARV discount +11.0/15.0
• Appreciation +6.3/10.0
• 1% rule +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-bed, 2-bath brick home in the established Kennedy Heights Community! This single-story gem features open-concept living with a spacious living room and a separate dining area—perfect for entertaining. The well-appointed kitchen offers granite counters, ample cabinetry, and tons of counter space for meal prep or hosting. The primary bedroom includes a private bath and a large closet, while two generously sized guest bedrooms share a full bath. Enjoy outdoor living in the oversized fenced backyard with a patio, ideal for relaxing or entertaining. Complete with a 1-car garage, this home offers comfort, convenience, and value in a fantastic location.

Key facts

• Brick home
• Patio
• Open-concept living

Tags

• BRICK HOME
• OPEN-CONCEPT LIVING
• WELL-APPOINTED KITCHEN
• GRANITE COUNTERS
• OVERSIZED FENCED BACKYARD
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-8 ($-92/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (7.4% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 3.1% 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 rising (+1.2%/yr); 303 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/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.
• At projected returns (2.6% appreciation + 1.2% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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.
• Current owner paid $51k; list at $180k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $158,400 (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. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.93% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 9.0

CMA / ARV

• ARV (median comp): $195,368
• List price: $180,000
• Delta: -7.87%
• 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
11926 Panay Dr	0.24mi	3/2.0	1,494 (+4%)	2mo	$230,000	$154	80
11406 Glenhollow Dr	0.28mi	3/2.0	1,514 (+6%)	2mo	$139,999	$92	75
5023 Denoron Dr	0.42mi	3/1.5	1,380 (-3%)	4mo	$189,999	$138	70
12106 Panay Dr	0.41mi	3/2.0	1,532 (+7%)	1mo	$199,900	$130	68
11407 Murr Way	0.22mi	3/1.5	1,592 (+11%)	3mo	$143,000	$90	66
12002 Comfort Glen Ct	0.63mi	3/2.0	1,400 (-2%)	3mo	$189,900	$136	65
11007 Glenhollow Dr	0.54mi	3/2.0	1,356 (-5%)	4mo	$170,000	$125	63
5315 Fairgreen Ln	0.44mi	4/2.0 (+1)	1,576 (+10%)	2mo	$199,990	$127	56
4322 Friar Point Rd	0.75mi	3/2.0	1,508 (+6%)	2mo	$225,000	$149	54
4407 Mowery Rd	0.60mi	3/2.5	1,556 (+9%)	2mo	$99,000	$64	54
4418 Groton Dr	0.67mi	4/2.0 (+1)	1,344 (-6%)	1mo	$200,000	$149	53
5143 Dumore Dr	0.49mi	3/1.0	1,616 (+13%)	2mo	$79,900	$49	50

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

Projected returns pro-forma

2.61% appreciation · 1.17% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.29×
• Total profit: $14,583
• Equity at exit: $77,030

10-year hold

• IRR: 7.5%
• Equity multiple: 2.06×
• Total profit: $53,555
• Equity at exit: $115,761

Cash invested: $50,400 (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 77048

• Home prices YoY: 1.0%
• Rents YoY: 1.2%
• Active inventory: 303
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$944
• Tax from tax record: −$305 /mo · $3,659/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-8

Break-even live

Break-even rent $1,676

Max offer price $178,640

Occupancy floor 95%

Sensitivity live

Price	-10% $94	-5% $43	+0% $-8	+5% $-59	+10% $-110
Rent	-10% $-139	-5% $-74	+0% $-8	+5% $58	+10% $124
Rate	-1.0pp $83	-0.5pp $38	base $-8	+0.5pp $-54	+1.0pp $-102

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11319 Murr Way Houston, TX	3.0	1.5	1213	$1,699	$1.40	19d	1	0.27mi
12207 Duane Ct Houston, TX	3.0	2.0	1548	$1,646	$1.06	0d	1	0.50mi
12210 Roandale Dr Houston, TX	3.0	2.0	1738	$1,775	$1.02	44d	1	0.52mi
12227 Cape Hyannis Dr Houston, TX	3.0	2.0	1432	$1,705	$1.19	14d	1	0.55mi
5426 Greylog Dr Houston, TX	3.0	2.0	1205	$1,750	$1.45	25d	1	0.75mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	6d	1	0.78mi
5602 Selinsky Rd Unit 510 Houston, TX	3.0	2.0	1167	$1,313	$1.13	11d	1	0.83mi
5602 Selinsky Rd Unit 5659 Houston, TX	2.0	2.0	1062	$1,113	$1.05	11d	1	0.83mi
5602 Selinsky Rd Unit 422 Houston, TX	2.0	2.0	1062	$1,089	$1.03	8d	1	0.83mi
5602 Selinsky Rd Unit 421 Houston, TX	2.0	2.0	1062	$1,089	$1.03	6d	1	0.83mi
5602 Selinsky Rd Unit 3047 Houston, TX	3.0	2.0	1167	$1,324	$1.13	11d	1	0.83mi
5602 Selinsky Rd Unit 2047 Houston, TX	2.0	2.0	1062	$1,113	$1.05	3d	1	0.83mi
5602 Selinsky Rd Unit 3187 Houston, TX	3.0	2.0	1167	$1,319	$1.13	0d	1	0.84mi
5602 Selinsky Rd Unit 2187 Houston, TX	2.0	2.0	1062	$1,119	$1.05	0d	1	0.84mi
5425 E Orem Dr Houston, TX	1.0–3.0	1.0–2.0	910	$1,499	$1.65	0d	13	0.88mi
4015 Marchant Rd Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	0.89mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	21d	1	1.01mi
10902 Faircroft Dr Houston, TX	3.0	1.0	1308	$1,480	$1.13	44d	1	1.04mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	0d	1	1.12mi
3918 Almeda-Genoa Rd Houston, TX	1.0–3.0	1.0–2.0	1038	$2,220	$2.14	0d	27	1.29mi
4814 Centipede Rd Unit B Houston, TX	3.0	2.5	1701	$1,950	$1.15	22d	1	1.38mi
13555 Cullen Blvd Houston, TX	1.0–3.0	1.0–2.0	917	$1,900	$2.07	44d	35	1.40mi
13561 Cullen Blvd Houston, TX	2.0	2.0	990	$1,450	$1.46	44d	1	1.41mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	13d	1	1.42mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	25d	1	1.46mi

Listing history 38 events

1. 2026-06-18
   days on market $180,000 Active 231 DOM
2. 2026-06-17
   days on market $180,000 Active 230 DOM
3. 2026-06-16
   days on market $180,000 Active 229 DOM
4. 2026-06-15
   days on market $180,000 Active 228 DOM
5. 2026-06-13
   days on market $180,000 Active 226 DOM
6. 2026-06-10
   days on market $180,000 Active 222 DOM
7. 2026-06-08
   days on market $180,000 Active 221 DOM
8. 2026-06-07
   days on market $180,000 Active 220 DOM
9. 2026-06-04
   days on market $180,000 Active 217 DOM
10. 2026-06-01
    days on market $180,000 Active 214 DOM
11. 2026-05-31
    days on market $180,000 Active 213 DOM
12. 2026-03-19
    price $180,000 671-char remark

    Show marketing remark (671 chars)

    Charming 3-bed, 2-bath brick home in the established Kennedy Heights Community! This single-story gem features open-concept living with a spacious living room and a separate dining area—perfect for entertaining. The well-appointed kitchen offers granite counters, ample cabinetry, and tons of counter space for meal prep or hosting. The primary bedroom includes a private bath and a large closet, while two generously sized guest bedrooms share a full bath. Enjoy outdoor living in the oversized fenced backyard with a patio, ideal for relaxing or entertaining. Complete with a 1-car garage, this home offers comfort, convenience, and value in a fantastic location.

13. 2025-10-30
    listed $185,000 Active 671-char remark

    Show marketing remark (671 chars)

    Charming 3-bed, 2-bath brick home in the established Kennedy Heights Community! This single-story gem features open-concept living with a spacious living room and a separate dining area—perfect for entertaining. The well-appointed kitchen offers granite counters, ample cabinetry, and tons of counter space for meal prep or hosting. The primary bedroom includes a private bath and a large closet, while two generously sized guest bedrooms share a full bath. Enjoy outdoor living in the oversized fenced backyard with a patio, ideal for relaxing or entertaining. Complete with a 1-car garage, this home offers comfort, convenience, and value in a fantastic location.

14. 2025-10-30
    historical

    Show marketing remark (671 chars)

    Charming 3-bed, 2-bath brick home in the established Kennedy Heights Community! This single-story gem features open-concept living with a spacious living room and a separate dining area—perfect for entertaining. The well-appointed kitchen offers granite counters, ample cabinetry, and tons of counter space for meal prep or hosting. The primary bedroom includes a private bath and a large closet, while two generously sized guest bedrooms share a full bath. Enjoy outdoor living in the oversized fenced backyard with a patio, ideal for relaxing or entertaining. Complete with a 1-car garage, this home offers comfort, convenience, and value in a fantastic location.

15. 2025-10-16
    price $185,000
16. 2025-09-09
    price $199,900
17. 2025-08-11
    price $205,000
18. 2025-06-17
    price $210,000
19. 2025-05-16
    listed $215,000 Active
20. 2025-02-14
    historical
21. 2024-12-19
    price $186,000
22. 2024-12-05
    price $189,000
23. 2024-11-14
    price $192,000
24. 2024-11-03
    listed $195,000 Active
25. 2022-09-26
    soldstatus
26. 2022-09-23
    soldstatus Sold
27. 2022-09-11
    status Pending
28. 2022-09-02
    status Option Pending
29. 2022-08-23
    price $185,000
30. 2022-08-11
    listed $198,500 Active
31. 2022-06-23
    soldstatus
32. 2004-08-31
    soldstatus
33. 2004-01-13
    historical
34. 2003-12-19
    soldstatus
35. 2003-10-12
    listed $79,900
36. 2003-09-08
    soldstatus
37. 2003-08-25
    soldstatus
38. 2000-07-20
    soldstatus $51,000

ⓘ 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: $3,659 · $305/mo
• Projected year-2 tax: $3,659 · $305/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) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,992
• − Mortgage interest: −$10,083
• − Property taxes: −$3,659
• − Insurance: −$900
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$5,236
• Taxable loss: −$3,085
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $648/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): 21,151
• Household income: $56,747
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 1117.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% Hispanic / Latino 24% Two or more races 6% Asian 3% White 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 20% Tagalog/Filipino 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: ▲ 2.61%
• Current HPI: 266.4468
• Rent YoY: ▲ 1.17%
• 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

+252.9% since first listed

27 events — show timeline

• 2026-03-19 Price Changed $180,000 HARMLS
• 2025-10-30 Listing Removed — HARMLS
• 2025-10-30 Listed $185,000 HARMLS
• 2025-10-16 Price Changed $185,000 HARMLS
• 2025-09-09 Price Changed $199,900 HARMLS
• 2025-08-11 Price Changed $205,000 HARMLS
• 2025-06-17 Price Changed $210,000 HARMLS
• 2025-05-16 Listed $215,000 HARMLS
• 2025-02-14 Listing Removed — HARMLS
• 2024-12-19 Price Changed $186,000 HARMLS
• 2024-12-05 Price Changed $189,000 HARMLS
• 2024-11-14 Price Changed $192,000 HARMLS
• 2024-11-03 Listed $195,000 HARMLS
• 2022-09-26 Sold (Public Records) — Public Records
• 2022-09-23 Sold (MLS) — HARMLS
• 2022-09-11 Pending — HARMLS
• 2022-09-02 Pending — HARMLS
• 2022-08-23 Price Changed $185,000 HARMLS
• 2022-08-11 Listed $198,500 HARMLS
• 2022-06-23 Sold (Public Records) — Public Records
• 2004-08-31 Sold (Public Records) — Public Records
• 2004-01-13 Listing Removed — HARMLS
• 2003-12-19 Sold (Public Records) — Public Records
• 2003-10-12 Listed $79,900 HARMLS
• 2003-09-08 Sold (Public Records) — Public Records
• 2003-08-25 Sold (Public Records) — Public Records
• 2000-07-20 Sold (Public Records) $51,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,659 · -7.3% YoY. Source: county tax records.