11810 Roandale Dr · Houston, TX 77048

$159,999

4 bd · 2.5 ba · 1,498 sqft · SingleFamily public records · 12 Days on market

Built 1984 5,614 sqft lot Est $204k · 21% under

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Why this score? — see what drove the B- 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.4/10.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

AS IS SELL. 3-bedroom, 2.5-bath home with a functional layout and great potential! New Roof installed in 2025. Primary suite is located downstairs and features double vanity sinks, a soaking tub, and a spacious walk-in closet. Living area includes a cozy gas fireplace plus an additional flex space perfect for a den, home office, or sitting area. The front foyer offers an impressive open-to-below feature that adds character and natural light. Upstairs includes a game room, 2 secondary bedrooms, and 1 full bath. Home is being offered as an investor special and needs some TLC, making it a great opportunity for those looking to add value or customize to their taste. Great potential with plenty

Key facts

• Cozy gas fireplace
• Soaking tub
• New roof

Tags

• NEW ROOF
• PRIMARY SUITE DOWNSTAIRS
• DOUBLE VANITY SINKS
• SOAKING TUB
• SPACIOUS WALK-IN CLOSET
• COZY GAS FIREPLACE

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: Public sewer
• Home design: Residential property; Built in 1984; Slab foundation
• Construction: Brick and cement siding exterior; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Free-standing range; Gas oven; Gas range
• Bedrooms: 11 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Primary bedroom with a private bath; Soaking tub; Kitchen/dining combo; One fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.3% 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.
• 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.
• Zoned schools: Woodson School (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 572 students, 99% FRL); Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Sterling H S (math 16% / reading 27%, grade F, #1,377 of 1,632 statewide, top 85%, 1,421 students, 92% FRL) — zoned schools average 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 303 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 39% 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 $5k of equity ($1k loan paydown + $4k 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,999

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $203,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11926 Panay Dr	0.32mi	3/2.0 (-1)	1,494 (-0%)	2mo	$230,000	$154	76
11406 Glenhollow Dr	0.42mi	3/2.0 (-1)	1,514 (+1%)	2mo	$139,999	$92	70
12106 Panay Dr	0.44mi	3/2.0 (-1)	1,532 (+2%)	1mo	$199,900	$130	68
4407 Mowery Rd	0.49mi	3/2.5 (-1)	1,556 (+4%)	2mo	$99,000	$64	64
12821 Donegal Way	0.72mi	4/2.0	1,512 (+1%)	1mo	$239,000	$158	62
5315 Fairgreen Ln	0.58mi	4/2.0	1,576 (+5%)	2mo	$199,990	$127	61
11810 Sorsby Way	0.61mi	5/2.0 (+1)	1,536 (+2%)	2mo	$223,000	$145	58
12002 Comfort Glen Ct	0.47mi	3/2.0 (-1)	1,400 (-6%)	3mo	$189,900	$136	58
4322 Friar Point Rd	0.69mi	3/2.0 (-1)	1,508 (+1%)	2mo	$225,000	$149	58
4418 Groton Dr	0.61mi	4/2.0	1,344 (-10%)	1mo	$200,000	$149	51
5143 Dumore Dr	0.61mi	3/1.0 (-1)	1,616 (+8%)	2mo	$79,900	$49	46
12702 Fawnway Dr	0.73mi	4/2.5	1,698 (+13%)	2mo	$215,000	$127	42

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: 10.4%
• Equity multiple: 1.58×
• Total profit: $25,810
• Equity at exit: $68,471

10-year hold

• IRR: 11.9%
• Equity multiple: 2.65×
• Total profit: $73,796
• Equity at exit: $102,898

Cash invested: $44,800 (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 77048

• Home prices YoY: 1.0%
• Rents YoY: 1.2%
• Active inventory: 303
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$839
• Tax from tax record: −$265 /mo · $3,180/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $204

Break-even live

Break-even rent $1,566

Max offer price $159,999

Occupancy floor 84%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12207 Duane Ct Houston, TX	3.0	2.0	1548	$1,691	$1.09	7d	1	0.36mi
11319 Murr Way Houston, TX	3.0	1.5	1213	$1,699	$1.40	18d	1	0.38mi
12210 Roandale Dr Houston, TX	3.0	2.0	1738	$1,775	$1.02	43d	1	0.44mi
12227 Cape Hyannis Dr Houston, TX	3.0	2.0	1432	$1,705	$1.19	14d	1	0.45mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	5d	1	0.66mi
4015 Marchant Rd Houston, TX	3.0	2.0	1200	$1,700	$1.42	43d	1	0.75mi
5426 Greylog Dr Houston, TX	3.0	2.0	1205	$1,750	$1.45	24d	1	0.89mi
5425 E Orem Dr Houston, TX	1.0–4.0	1.0–2.0	1040	$1,661	$1.60	4d	13	0.94mi
5602 Selinsky Rd Unit 510 Houston, TX	3.0	2.0	1167	$1,313	$1.13	11d	1	0.97mi
5602 Selinsky Rd Unit 3047 Houston, TX	3.0	2.0	1167	$1,324	$1.13	11d	1	0.97mi
5602 Selinsky Rd Unit 3187 Houston, TX	3.0	2.0	1167	$1,281	$1.10	3d	1	0.97mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	20d	1	1.15mi
10902 Faircroft Dr Houston, TX	3.0	1.0	1308	$1,480	$1.13	43d	1	1.17mi
3918 Almeda-Genoa Rd Houston, TX	1.0–3.0	1.0–2.0	1038	$2,220	$2.14	1d	26	1.18mi
13555 Cullen Blvd Houston, TX	1.0–3.0	1.0–2.0	917	$1,900	$2.07	43d	35	1.31mi
4814 Centipede Rd Unit B Houston, TX	3.0	2.5	1701	$1,950	$1.15	22d	1	1.38mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	12d	1	1.49mi

Listing history 4 events

1. 2026-06-01
   days on market $159,999 Pending 12 DOM
2. 2026-05-31
   days on market $159,999 Pending 11 DOM
3. 2026-05-20
   listed $159,999 Active
4. 1996-04-15
   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: $3,180 · $265/mo
• Projected year-2 tax: $3,180 · $265/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,891
• − Mortgage interest: −$8,962
• − Property taxes: −$3,180
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$4,655
• Taxable loss: −$6
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,449/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

2 events — show timeline

• 2026-05-20 Listed $159,999 HARMLS
• 1996-04-15 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,180 · +11.7% YoY. Source: county tax records.