6911 Mccullum Rd · Houston, TX 77489

$249,995

4 bd · 2.0 ba · 2,129 sqft · SingleFamily public records · 82 Days on market

Built 1973 7,260 sqft lot $117/sqft · 6% above area Est $236k · 6% over $12/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 +11.3/30.0
• ARV discount +4.7/15.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully upgraded home, where modern elegance meets everyday comfort. RECENT INTERIOR PAINT + ROOF! Layout offers graceful formal spaces and a spacious family room highlighted by a charming brick-hearth fireplace. MASTER SUITE DOWNSTAIRS w/2 walk-in closets + ceramic tiled bath! BIG secondary bedrooms! New fence installed October 2025. New AC Condenser Motor, Capacitors, and freon topped off. Rooms should be independently verified. Pictures are for illustration of staging.

Key facts

• 7,260 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (10.9% below list).
• Recommended offer: $223k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools D, crime F.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 188 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 36% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $350 of equity ($2k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $222,746 (10.9% 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 82 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.89% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

• ARV (median comp): $235,582
• List price: $249,995
• Delta: 6.12%
• 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
15915 Ridgerock Rd	0.20mi	4/2.0	2,084 (-2%)	14mo	$245,000	$118	76
7022 Castleview Ln	0.43mi	4/2.5	2,240 (+5%)	4mo	$250,000	$112	66
6802 Jadwin Ct	0.14mi	4/3.5	1,860 (-13%)	1mo	$199,000	$107	66
7318 Castleview Ln	0.57mi	5/3.0 (+1)	2,084 (-2%)	4mo	$269,990	$130	57
15819 Corsair Rd	0.70mi	4/2.5	2,147 (+1%)	10mo	$249,000	$116	56
15807 Chimney Rock Rd	0.45mi	4/2.0	1,887 (-11%)	9mo	$265,000	$140	53
15403 Blueridge Rd	0.53mi	4/2.0	1,833 (-14%)	1mo	$249,999	$136	52
15522 Winter Briar Dr	0.71mi	3/2.0 (-1)	2,078 (-2%)	12mo	$199,900	$96	48
16323 Tiburon Way	0.53mi	3/2.5 (-1)	1,876 (-12%)	10mo	$229,000	$122	40
7439 Maczali Dr	0.63mi	3/2.0 (-1)	1,923 (-10%)	12mo	$289,900	$151	40
7102 Bahia Ln	0.63mi	3/2.0 (-1)	1,837 (-14%)	7mo	$180,000	$98	36
15806 Corsair Rd	0.71mi	3/2.0 (-1)	1,819 (-15%)	4mo	$164,900	$91	34

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

Projected returns pro-forma

-0.55% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.64×
• Total profit: $-25,207
• Equity at exit: $65,778

10-year hold

• IRR: -4.0%
• Equity multiple: 0.63×
• Total profit: $-25,820
• Equity at exit: $73,817

Cash invested: $69,999 (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 77489

• Home prices YoY: -0.2%
• Rents YoY: 0.3%
• Active inventory: 188
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$423 /mo · $5,082/yr
• Insurance: −$104
• HOA: −$12
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-91

Break-even live

Break-even rent $2,343

Max offer price $233,931

Occupancy floor 99%

Sensitivity live

Price	-10% $51	-5% $-20	+0% $-91	+5% $-162	+10% $-232
Rent	-10% $-267	-5% $-179	+0% $-91	+5% $-3	+10% $85
Rate	-1.0pp $35	-0.5pp $-27	base $-91	+0.5pp $-156	+1.0pp $-222

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: $62,499
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6610 Rowell Ct Missouri City, TX	3.0	2.0	1753	$1,996	$1.14	0d	1	0.53mi
16322 Petaluma Dr Houston, TX	3.0	2.5	1876	$1,770	$0.94	16d	1	0.54mi
6406 Summer Ridge Dr Missouri City, TX	3.0	2.0	1624	$1,958	$1.21	4d	1	0.67mi
5721 Melanite Ave Houston, TX	3.0	1.5	1634	$1,481	$0.91	21d	1	1.13mi
15113 Chasehill Dr Missouri City, TX	4.0	2.5	2286	$2,350	$1.03	45d	1	1.23mi
712 Beechbend Dr Missouri City, TX	4.0	2.5	2245	$2,250	$1.00	22d	1	1.40mi
16310 Setter Ct Missouri City, TX	3.0	2.0	1672	$1,700	$1.02	45d	1	1.43mi
507 Whippoorwill Dr Missouri City, TX	3.0	2.0	1970	$1,925	$0.98	45d	1	1.49mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 28 events

1. 2026-06-21
   days on market $249,995 Active 82 DOM
2. 2026-06-18
   days on market $249,995 Active 79 DOM
3. 2026-06-17
   days on market $249,995 Active 78 DOM
4. 2026-06-16
   days on market $249,995 Active 77 DOM
5. 2026-06-15
   days on market $249,995 Active 76 DOM
6. 2026-06-13
   days on market $249,995 Active 74 DOM
7. 2026-06-09
   days on market $249,995 Active 70 DOM
8. 2026-06-07
   days on market $249,995 Active 68 DOM
9. 2026-06-04
   days on market $249,995 Active 65 DOM
10. 2026-06-03
    days on market $249,995 Active 64 DOM
11. 2026-06-02
    days on market $249,995 Active 63 DOM
12. 2026-06-02
    price $249,995 Active 62 DOM
13. 2026-06-01
    days on market $259,000 Active 62 DOM
14. 2026-05-31
    days on market $259,000 Active 61 DOM
15. 2026-05-12
    price $259,000 498-char remark

    Show marketing remark (498 chars)

    Welcome to this beautifully upgraded home, where modern elegance meets everyday comfort. RECENT INTERIOR PAINT + ROOF! Layout offers graceful formal spaces and a spacious family room highlighted by a charming brick-hearth fireplace. MASTER SUITE DOWNSTAIRS w/2 walk-in closets + ceramic tiled bath! BIG secondary bedrooms! New fence installed October 2025. New AC Condenser Motor, Capacitors, and freon topped off. Rooms should be independently verified. Pictures are for illustration of staging.

16. 2026-03-31
    listed $265,000 Active 498-char remark

    Show marketing remark (498 chars)

    Welcome to this beautifully upgraded home, where modern elegance meets everyday comfort. RECENT INTERIOR PAINT + ROOF! Layout offers graceful formal spaces and a spacious family room highlighted by a charming brick-hearth fireplace. MASTER SUITE DOWNSTAIRS w/2 walk-in closets + ceramic tiled bath! BIG secondary bedrooms! New fence installed October 2025. New AC Condenser Motor, Capacitors, and freon topped off. Rooms should be independently verified. Pictures are for illustration of staging.

17. 2023-07-12
    soldstatus
18. 2023-07-11
    soldstatus Sold 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to your newly renovated dream home! This fabulous 4-bedroom house has been completely transformed with modern updates throughout. Step inside & admire the brand new engineered flooring on the first floor & bathrooms, providing a sleek & sophisticated look that's easy to maintain. The bedrooms have also been upgraded with new carpeting, installed in March 2023. Enjoy a fresh start in this freshly painted home, where every room has been updated with a crisp, neutral color palette that complements the versatile floorplan with formals and a supersized family room with brick hearth fireplace. But that's not all! This home also boasts foundation repairs completed in 2022, giving you peace of mind and a solid foundation for years to come. The new smart lighting throughout the house allows you to control your lights from your phone, creating the perfect ambiance for any occasion. This home is truly a must-see! Don't miss out on the opportunity to make this wonderful property yours!

19. 2023-06-21
    status Pending 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to your newly renovated dream home! This fabulous 4-bedroom house has been completely transformed with modern updates throughout. Step inside & admire the brand new engineered flooring on the first floor & bathrooms, providing a sleek & sophisticated look that's easy to maintain. The bedrooms have also been upgraded with new carpeting, installed in March 2023. Enjoy a fresh start in this freshly painted home, where every room has been updated with a crisp, neutral color palette that complements the versatile floorplan with formals and a supersized family room with brick hearth fireplace. But that's not all! This home also boasts foundation repairs completed in 2022, giving you peace of mind and a solid foundation for years to come. The new smart lighting throughout the house allows you to control your lights from your phone, creating the perfect ambiance for any occasion. This home is truly a must-see! Don't miss out on the opportunity to make this wonderful property yours!

20. 2023-06-14
    status Option Pending 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to your newly renovated dream home! This fabulous 4-bedroom house has been completely transformed with modern updates throughout. Step inside & admire the brand new engineered flooring on the first floor & bathrooms, providing a sleek & sophisticated look that's easy to maintain. The bedrooms have also been upgraded with new carpeting, installed in March 2023. Enjoy a fresh start in this freshly painted home, where every room has been updated with a crisp, neutral color palette that complements the versatile floorplan with formals and a supersized family room with brick hearth fireplace. But that's not all! This home also boasts foundation repairs completed in 2022, giving you peace of mind and a solid foundation for years to come. The new smart lighting throughout the house allows you to control your lights from your phone, creating the perfect ambiance for any occasion. This home is truly a must-see! Don't miss out on the opportunity to make this wonderful property yours!

21. 2023-04-17
    listed $269,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to your newly renovated dream home! This fabulous 4-bedroom house has been completely transformed with modern updates throughout. Step inside & admire the brand new engineered flooring on the first floor & bathrooms, providing a sleek & sophisticated look that's easy to maintain. The bedrooms have also been upgraded with new carpeting, installed in March 2023. Enjoy a fresh start in this freshly painted home, where every room has been updated with a crisp, neutral color palette that complements the versatile floorplan with formals and a supersized family room with brick hearth fireplace. But that's not all! This home also boasts foundation repairs completed in 2022, giving you peace of mind and a solid foundation for years to come. The new smart lighting throughout the house allows you to control your lights from your phone, creating the perfect ambiance for any occasion. This home is truly a must-see! Don't miss out on the opportunity to make this wonderful property yours!

22. 2023-04-08
    historical $269,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to your newly renovated dream home! This fabulous 4-bedroom house has been completely transformed with modern updates throughout. Step inside & admire the brand new engineered flooring on the first floor & bathrooms, providing a sleek & sophisticated look that's easy to maintain. The bedrooms have also been upgraded with new carpeting, installed in March 2023. Enjoy a fresh start in this freshly painted home, where every room has been updated with a crisp, neutral color palette that complements the versatile floorplan with formals and a supersized family room with brick hearth fireplace. But that's not all! This home also boasts foundation repairs completed in 2022, giving you peace of mind and a solid foundation for years to come. The new smart lighting throughout the house allows you to control your lights from your phone, creating the perfect ambiance for any occasion. This home is truly a must-see! Don't miss out on the opportunity to make this wonderful property yours!

23. 2022-11-04
    soldstatus
24. 2022-11-02
    soldstatus Sold
25. 2022-10-25
    status Pending
26. 2022-10-20
    status Option Pending
27. 2022-10-10
    listed $190,000 Active
28. 2005-08-05
    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: $5,082 · $423/mo
• Projected year-2 tax: $5,082 · $423/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: $26,730
• − Mortgage interest: −$14,004
• − Property taxes: −$5,082
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − HOA: −$144
• − Depreciation: −$7,273
• Taxable loss: −$5,299
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $181/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: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 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: Fort Bend County · 836,777 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 39,292
• Household income: $74,689
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1121.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 29% Two or more races 13% White 4% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 22% Vietnamese 1% Other Asian/Pacific 1%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.55%
• Current HPI: 288.1306
• Rent YoY: ▲ 0.34%
• 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

+36.3% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $259,000 HARMLS
• 2026-03-31 Listed $265,000 HARMLS
• 2023-07-12 Sold (Public Records) — Public Records
• 2023-07-11 Sold (MLS) — HARMLS
• 2023-06-21 Pending — HARMLS
• 2023-06-14 Pending — HARMLS
• 2023-04-17 Listed $269,000 HARMLS
• 2023-04-08 Coming Soon $269,000 HARMLS
• 2022-11-04 Sold (Public Records) — Public Records
• 2022-11-02 Sold (MLS) — HARMLS
• 2022-10-25 Pending — HARMLS
• 2022-10-20 Pending — HARMLS
• 2022-10-10 Listed $190,000 HARMLS
• 2005-08-05 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $5,082 · -2.1% YoY. Source: county tax records.