11730 Greenglen Dr · Houston, TX 77044

$180,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 60 Days on market

Built 2002 4,399 sqft lot Est $140k · 28% over $18/mo HOA · 1% 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 +15.5/30.0
• 1% rule +5.1/10.0
• DSCR +4.8/10.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great investment. Single Family Home 3 bedroom 2 full bath. large kitchen. living room. utility room inside house. attached car garage. large back yard.

Key facts

• New stove
• No carpet
• Updated flooring

Tags

• UPDATED FLOORING
• FRESH INTERIOR PAINT
• NO CARPET
• SPACIOUS OPEN LAYOUT
• NEW CABINETRY
• NEW STOVE

Property features AI

Finance

• Other: Living area approximately 1,080; Lot about 4,400 square feet (0.101 acre)
• Financial info: Lease considered
• HOA & community: Greenbrook HOA with an annual fee of $220

Exterior

• Parking: Attached garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living areas)
• Construction: Built in 2002; Composition roof; Slab foundation; Construction materials: Unknown
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom on the first floor (approx. 12x14); Bedroom on the first floor (approx. 11x11); Bedroom on the first floor (approx. 11x11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Quartz counters; Seller disclosure available
• Laundry & utility: Washer hookup; Electric dryer hookup

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 $72 ($861/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Sheldon ISD (suburban): math 19% / reading 25% proficiency, ranked #746 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Garrett El (math 17% / reading 19%, grade F, #3,785 of 4,322 statewide, top 88%, 672 students, 92% FRL); Michael R Null Middle (math 15% / reading 23%, grade F, #1,466 of 1,662 statewide, top 89%, 1,164 students, 89% FRL); C E King H S (math 19% / reading 30%, grade F, #1,264 of 1,632 statewide, top 82%, 3,473 students, 82% FRL) — zoned schools average 87% FRL vs 72% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 340 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 60 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago; this cycle's ask is 10488% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11715 Greenglen Dr	0.04mi	3/2.0	1,080 (0%)	5mo	$140,000	$130	94
11907 Greensbrook Forest Dr	0.11mi	3/2.0	1,080 (0%)	3mo	$159,000	$147	92
11950 Greensbrook Forest Dr	0.20mi	3/2.0	1,080 (0%)	10mo	$139,900	$130	83
11850 Greencanyon Dr	0.14mi	3/2.5	1,128 (+4%)	2mo	$185,000	$164	82
11722 Greenglen Dr	0.02mi	3/2.0	1,188 (+10%)	1mo	$169,000	$142	82
11718 Greenmesa Dr	0.06mi	3/1.0	1,036 (-4%)	10mo	$135,000	$130	78
11915 Greenmesa Dr	0.15mi	3/1.0	1,050 (-3%)	10mo	$130,000	$124	76
11839 Greencanyon Dr	0.16mi	3/1.0	1,136 (+5%)	8mo	$90,000	$79	73
11958 Greensbrook Forest Dr	0.21mi	3/2.0	1,188 (+10%)	0mo	$159,999	$135	73
11954 Greensbrook Forest Dr	0.21mi	3/2.0	1,188 (+10%)	4mo	$125,000	$105	71
11818 Kingslake Forest Dr	0.27mi	3/2.0	1,188 (+10%)	1mo	$68,000	$57	70
11738 Greencanyon Dr	0.10mi	3/2.0	1,232 (+14%)	4mo	$159,900	$130	68

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

Projected returns pro-forma

-1.59% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.66×
• Total profit: $-17,316
• Equity at exit: $38,442

10-year hold

• IRR: -3.4%
• Equity multiple: 0.73×
• Total profit: $-13,516
• Equity at exit: $36,240

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 77044

• Home prices YoY: -0.7%
• Rents YoY: 0.9%
• Active inventory: 340
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$328 /mo · $3,937/yr
• Insurance: −$75
• HOA: −$18
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $72

Break-even live

Break-even rent $1,728

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $174	-5% $123	+0% $72	+5% $21	+10% $-30
Rent	-10% $-72	-5% $0	+0% $72	+5% $144	+10% $215
Rate	-1.0pp $162	-0.5pp $118	base $72	+0.5pp $25	+1.0pp $-22

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11711 Greenglen Dr Houston, TX	3.0	2.0	1080	$1,603	$1.48	3d	1	0.05mi
11950 Greensbrook Forest Dr Houston, TX	3.0	2.0	1080	$1,500	$1.39	20d	1	0.19mi
12211 Haroldson Forest Dr Houston, TX	3.0	2.0	958	$1,619	$1.69	4d	1	0.37mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 41 events

1. 2026-06-21
   days on market $180,000 Active 60 DOM
2. 2026-06-18
   days on market $180,000 Active 57 DOM
3. 2026-06-17
   days on market $180,000 Active 56 DOM
4. 2026-06-16
   days on market $180,000 Active 55 DOM
5. 2026-06-15
   days on market $180,000 Active 54 DOM
6. 2026-06-13
   days on market $180,000 Active 52 DOM
7. 2026-06-09
   days on market $180,000 Active 48 DOM
8. 2026-06-08
   days on market $180,000 Active 47 DOM
9. 2026-06-07
   days on market $180,000 Active 46 DOM
10. 2026-06-04
    days on market $180,000 Active 43 DOM
11. 2026-06-03
    days on market $180,000 Active 42 DOM
12. 2026-06-02
    days on market $180,000 Active 41 DOM
13. 2026-06-01
    days on market $180,000 Active 40 DOM
14. 2026-05-31
    days on market $180,000 Active 39 DOM
15. 2026-04-24
    listed $1,700
16. 2026-04-22
    listed $180,000 Active 901-char remark
17. 2020-11-10
    soldstatus
18. 2019-12-17
    soldstatus
19. 2019-03-06
    soldstatus
20. 2019-02-28
    soldstatus Sold 152-char remark

    Show marketing remark (152 chars)

    Great investment. Single Family Home 3 bedroom 2 full bath. large kitchen. living room. utility room inside house. attached car garage. large back yard.

21. 2019-02-25
    status Pending 152-char remark

    Show marketing remark (152 chars)

    Great investment. Single Family Home 3 bedroom 2 full bath. large kitchen. living room. utility room inside house. attached car garage. large back yard.

22. 2019-02-13
    status Option Pending 152-char remark

    Show marketing remark (152 chars)

    Great investment. Single Family Home 3 bedroom 2 full bath. large kitchen. living room. utility room inside house. attached car garage. large back yard.

23. 2018-10-17
    listed $85,000 Active 152-char remark

    Show marketing remark (152 chars)

    Great investment. Single Family Home 3 bedroom 2 full bath. large kitchen. living room. utility room inside house. attached car garage. large back yard.

24. 2018-10-08
    historical
25. 2018-08-30
    listed $85,000 Active
26. 2018-08-24
    historical
27. 2018-08-07
    listed $85,000 Active
28. 2018-07-31
    historical
29. 2018-07-10
    status Active
30. 2018-07-10
    status Pending
31. 2018-01-23
    price $85,000
32. 2018-01-22
    listed $85,000,000 Active
33. 2018-01-19
    historical
34. 2017-03-07
    listed $85,000 Active
35. 2017-03-04
    historical
36. 2017-01-06
    listed $85,000 Active
37. 2016-12-01
    historical
38. 2016-11-13
    price $85,900
39. 2016-08-03
    listed $96,000 Active
40. 2013-07-25
    soldstatus
41. 1997-06-25
    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: $3,937 · $328/mo
• Projected year-2 tax: $3,937 · $328/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $21,825
• − Mortgage interest: −$10,083
• − Property taxes: −$3,937
• − Insurance: −$900
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$216
• − Depreciation: −$5,236
• Taxable loss: −$2,039
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $1,351/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: Sheldon ISD
• NCES district ID: 4839990
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $49,443
• Composite: 19.5/100
• National rank: #8772
• State rank: #746 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 58,347
• Household income: $95,000
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1332.0

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% Black 32% White 19% Two or more races 18% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 35% French/Haitian/Cajun 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: ▼ -1.59%
• Current HPI: 215.5736
• Rent YoY: ▲ 0.92%
• 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

-98.3% since first listed

28 events — show timeline

• 2026-05-29 Price Changed $1,650 HARMLS
• 2026-04-24 Listed for Rent $1,700 HARMLS
• 2026-04-22 Listed $180,000 HARMLS
• 2020-11-10 Sold (Public Records) — Public Records
• 2019-12-17 Sold (Public Records) — Public Records
• 2019-03-06 Sold (Public Records) — Public Records
• 2019-02-28 Sold (MLS) — HARMLS
• 2019-02-25 Pending — HARMLS
• 2019-02-13 Pending — HARMLS
• 2018-10-17 Listed $85,000 HARMLS
• 2018-10-08 Listing Removed — HARMLS
• 2018-08-30 Listed $85,000 HARMLS
• 2018-08-24 Listing Removed — HARMLS
• 2018-08-07 Listed $85,000 HARMLS
• 2018-07-31 Listing Removed — HARMLS
• 2018-07-10 Relisted — HARMLS
• 2018-07-10 Pending — HARMLS
• 2018-01-23 Price Changed $85,000 HARMLS
• 2018-01-22 Listed $85,000,000 HARMLS
• 2018-01-19 Listing Removed — HARMLS
• 2017-03-07 Listed $85,000 HARMLS
• 2017-03-04 Listing Removed — HARMLS
• 2017-01-06 Listed $85,000 HARMLS
• 2016-12-01 Listing Removed — HARMLS
• 2016-11-13 Price Changed $85,900 HARMLS
• 2016-08-03 Listed $96,000 HARMLS
• 2013-07-25 Sold (Public Records) — Public Records
• 1997-06-25 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,937 · +5.4% YoY. Source: county tax records.