13211 Harpers Bridge Dr · Houston, TX 77041

$210,000

3 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 11 Days on market

Built 1984 6,298 sqft lot Est $232k · 9% under $40/mo HOA · 2% 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).

• ARV discount +11.7/15.0
• Cash flow +9.6/30.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming home nestled in a quiet neighborhood surrounded by lush greenery. This well-maintained property features a covered patio and a spacious beautiful private backyard—perfect for relaxing or entertaining. The living room offers tiled flooring and a vaulted ceiling, creating an open and airy feel. Conveniently located near Hwy 6 and 290, providing easy access to major highways, shopping centers, and nearby restaurants. Available for move-in after July.

Key facts

• Tiled flooring
• Private backyard
• Vaulted ceiling

Tags

• COVERED PATIO
• PRIVATE BACKYARD
• TILED FLOORING
• VAULTED CEILING
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (13.0% below list).
• Recommended offer: $183k (13.0% below list) — sets the bar for 1% rule.
• 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: crime F.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Truitt Middle (math 34% / reading 41%, grade F, #736 of 1,662 statewide, top 45%, 1,419 students, 76% FRL); Cypress Ridge H S (math 45% / reading 53%, grade D, #553 of 1,632 statewide, top 34%, 2,921 students, 76% FRL) — zoned schools average 76% FRL vs 43% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 171 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 (-1.5%/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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $182,674 (13.0% 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. 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: 0.87% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $231,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13303 Klamath Falls Dr	0.12mi	3/2.0	1,284 (-3%)	11mo	$239,777	$187	80
13502 Wells River Dr	0.40mi	3/2.0	1,360 (+3%)	1mo	$210,000	$154	76
13331 Harpers Bridge Dr	0.18mi	3/2.0	1,440 (+9%)	4mo	$259,900	$180	73
6118 Alstead Dr	0.43mi	3/2.0	1,360 (+3%)	3mo	$175,000	$129	73
13327 Harpers Bridge Dr	0.16mi	4/2.5 (+1)	1,400 (+6%)	4mo	$256,999	$184	72
13311 Klamath Falls Dr	0.14mi	3/2.0	1,284 (-3%)	22mo	$224,900	$175	70
13519 Bridgepath Cv	0.38mi	3/2.0	1,412 (+7%)	14mo	$235,000	$166	60
13506 Bridgepath Cv	0.34mi	3/2.0	1,203 (-9%)	12mo	$245,000	$204	59
5714 Wynberry Dr	0.41mi	3/2.0	1,410 (+6%)	19mo	$209,900	$149	54
13511 Lyndonville Dr	0.44mi	3/2.0	1,520 (+15%)	5mo	$285,000	$188	51
6247 Bryant Pond Dr	0.58mi	3/2.0	1,520 (+15%)	4mo	$211,000	$139	45
13315 Somersworth Dr	0.35mi	2/1.0 (-1)	1,156 (-13%)	16mo	$199,000	$172	40

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

Projected returns pro-forma

-1.47% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.42×
• Total profit: $-34,099
• Equity at exit: $45,999

10-year hold

• IRR: -10.7%
• Equity multiple: 0.19×
• Total profit: $-47,372
• Equity at exit: $44,408

Cash invested: $58,800 (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 77041

• Home prices YoY: -0.6%
• Rents YoY: 0.2%
• Active inventory: 171
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$357 /mo · $4,281/yr
• Insurance: −$88
• HOA: −$40
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-142

Break-even live

Break-even rent $2,007

Max offer price $184,853

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6103 Wolfboro Dr Houston, TX	3.0	2.0	1440	$1,745	$1.21	24d	1	0.23mi
12410 W Little York Rd Houston, TX	1.0–3.0	1.0–2.0	1147	$1,779	$1.55	1d	16	1.08mi
12416 W Little York Rd Houston, TX	2.0	2.0	1235	$1,489	$1.21	22d	1	1.12mi
12416 W Little York Rd Houston, TX	3.0	2.0	1542	$1,849	$1.20	19d	1	1.12mi
12416 W Little York Rd Houston, TX	2.0	2.0	1235	$1,489	$1.21	17d	1	1.12mi
12416 W Little York Rd Houston, TX	3.0	2.0	1542	$1,849	$1.20	18d	1	1.12mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 4 events

1. 2026-04-03
   status Pending
2. 2026-03-23
   listed $210,000 Active
3. 2004-04-20
   soldstatus
4. 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: $4,281 · $357/mo
• Projected year-2 tax: $4,281 · $357/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) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,921
• − Mortgage interest: −$11,763
• − Property taxes: −$4,281
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − HOA: −$480
• − Depreciation: −$6,109
• Taxable loss: −$5,269
• Est. tax savings @ 24.0%: +$1,265
• After-tax cash flow: $-444/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 33,349
• Household income: $77,083
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 537.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 25% White 23% Asian 16% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 36% Cuban 2% Salvadoran 1%
• Common ancestry: Italian 1% Portuguese 1% Romanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 39% Vietnamese 8% Other Indo-European 3%

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: ▼ -1.47%
• Current HPI: 241.5096
• Rent YoY: ▲ 0.25%
• 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

4 events — show timeline

• 2026-04-03 Pending — HARMLS
• 2026-03-23 Listed $210,000 HARMLS
• 2004-04-20 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,281 · -1.1% YoY. Source: county tax records.