6911 Oak Bough Dr · Houston, TX 77088

$174,997

4 bd · 2.0 ba · 2,104 sqft · SingleFamily public records · 63 Days on market

Built 1972 6,246 sqft lot $83/sqft · 24% below area Est $231k · 24% under $42/mo HOA · 2% of rent

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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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6911 Oak Bough Dr—a prime fix-and-flip opportunity with strong value-add potential. This 4-bedroom, 2-bath, two-story home offers over 2,100 square feet and sits on a desirable subdivision lot with a private in-ground pool. With a functional layout, solid structure, and key features already in place—including granite kitchen countertops, double oven, and a wood-burning fireplace—this property is ready for cosmetic updates and modernization. Major systems such as central HVAC, composition roof, slab foundation, and public utilities provide a strong starting point for renovation. The fenced backyard and patio/deck area offer excellent potential to elevate outdoor living—an attractive selling point for future buyers. Located in an established neighborhood with deed restrictions, concrete streets, and curbs, this is a great opportunity to maximize resale value after improvements.

Key facts

• Fenced back yard
• Patio/deck
• Double oven

Tags

• PRIVATE IN-GROUND POOL
• GRANITE KITCHEN COUNTERTOPS
• DOUBLE OVEN
• WOOD-BURNING FIREPLACE
• FENCED BACK YARD
• PATIO/DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (24.4% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $132k (24.4% below list) — sets the bar for cash-flow.
• Cap rate 7.6% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,116/mo this rent would consume 47% of the median local household income ($54k/yr) (locally 2294% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 63 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $65k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $175k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $132,354 (24.4% 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 63 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.21% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 6.9

CMA / ARV

• ARV (median comp): $230,923
• List price: $174,997
• Delta: -24.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7214 Bayou Woods Dr	0.35mi	4/2.5	2,206 (+5%)	1mo	$329,000	$149	73
6403 Acorn Forest Dr	0.21mi	5/4.0 (+1)	2,171 (+3%)	2mo	$279,990	$129	71
7215 Ridge Oak Dr	0.43mi	4/2.5	2,300 (+9%)	3mo	$255,000	$111	60
7114 Bayou Forest Dr	0.31mi	4/2.5	2,382 (+13%)	3mo	$299,000	$126	59
7323 Tall Pines Dr	0.25mi	3/2.0 (-1)	1,788 (-15%)	1mo	$249,500	$140	57
7014 Bent Branch Dr	0.17mi	3/2.0 (-1)	2,419 (+15%)	7mo	$235,000	$97	56
6902 Anson Point Ln	0.61mi	4/2.5	1,936 (-8%)	2mo	$279,990	$145	55
8610 Twillingate Ln	0.64mi	4/2.5	2,250 (+7%)	5mo	$332,500	$148	53
5906 Lawn Ln	0.52mi	3/2.0 (-1)	1,916 (-9%)	6mo	$349,999	$183	51
7750 Green Lawn Dr	0.67mi	3/2.0 (-1)	1,986 (-6%)	6mo	$229,000	$115	49
7619 Green Lawn Dr	0.51mi	3/2.0 (-1)	1,896 (-10%)	8mo	$209,900	$111	48
4444 Victory Dr #26	0.75mi	3/2.5 (-1)	2,194 (+4%)	8mo	$298,500	$136	44

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.0%
• Equity multiple: -0.01×
• Total profit: $-49,469
• Equity at exit: $26,093

10-year hold

• IRR: -78.1%
• Equity multiple: -0.73×
• Total profit: $-84,954
• Equity at exit: $15,131

Cash invested: $48,999 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$918
• Tax from tax record: −$454 /mo · $5,449/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$42
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-241

Break-even live

Break-even rent $2,422

Max offer price $132,354

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: $43,749
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8515 Bartletts Harbor Ct Houston, TX	3.0	2.5	1812	$1,989	$1.10	17d	1	0.60mi
6240 Antoine Dr Unit 6273 Houston, TX	3.0	2.0	1484	$1,432	$0.96	3d	1	1.14mi
5218 Long Creek Ln Houston, TX	4.0	2.0	1941	$2,000	$1.03	43d	1	1.23mi
6430 Wilshire Fern Houston, TX	3.0	3.0	2227	$2,300	$1.03	43d	1	1.32mi
6018 Elkwood Forest Dr Houston, TX	3.0	2.0	1840	$1,975	$1.07	43d	1	1.35mi
7107 Hollister Rd Houston, TX	3.0	2.0	1436	$1,541	$1.07	24d	1	1.41mi
8402 Storm Creek Ct Houston, TX	4.0	2.5	2612	$2,083	$0.80	12d	1	1.45mi
7055 Hollister Rd Houston, TX	1.0–3.0	1.0–2.0	1064	$1,803	$1.69	2d	37	1.46mi
7740 W Little York Rd Houston, TX	1.0–3.0	1.0–2.0	1325	$1,916	$1.45	2d	54	1.50mi
7628 Inwood Hills Ln Houston, TX	3.0	3.0	1768	$2,500	$1.41	43d	1	1.50mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-18
   status $174,997 Pending 63 DOM
2. 2026-06-18
   days on market $174,997 Active Under Contract 63 DOM
3. 2026-06-17
   days on market $174,997 Active Under Contract 62 DOM
4. 2026-06-16
   days on market $174,997 Active Under Contract 61 DOM
5. 2026-06-16
   pricestatus $174,997 Active Under Contract 60 DOM
6. 2026-06-15
   price $154,794 Active 60 DOM
7. 2026-06-15
   days on market $174,997 Active 60 DOM
8. 2026-06-13
   days on market $174,997 Active 58 DOM
9. 2026-06-13
   days on market $174,997 Active 57 DOM
10. 2026-06-09
    days on market $174,997 Active 54 DOM
11. 2026-06-08
    days on market $174,997 Active 53 DOM
12. 2026-06-07
    days on market $174,997 Active 52 DOM
13. 2026-06-04
    days on market $174,997 Active 49 DOM
14. 2026-06-03
    days on market $174,997 Active 48 DOM
15. 2026-06-02
    days on market $174,997 Active 47 DOM
16. 2026-06-01
    days on market $174,997 Active 46 DOM
17. 2026-05-31
    days on market $174,997 Active 45 DOM
18. 2026-04-29
    price $199,794 926-char remark

    Show marketing remark (926 chars)

    Welcome to 6911 Oak Bough Dr—a prime fix-and-flip opportunity with strong value-add potential. This 4-bedroom, 2-bath, two-story home offers over 2,100 square feet and sits on a desirable subdivision lot with a private in-ground pool. With a functional layout, solid structure, and key features already in place—including granite kitchen countertops, double oven, and a wood-burning fireplace—this property is ready for cosmetic updates and modernization. Major systems such as central HVAC, composition roof, slab foundation, and public utilities provide a strong starting point for renovation. The fenced backyard and patio/deck area offer excellent potential to elevate outdoor living—an attractive selling point for future buyers. Located in an established neighborhood with deed restrictions, concrete streets, and curbs, this is a great opportunity to maximize resale value after improvements.

19. 2026-04-16
    listed $239,974 Active 926-char remark

    Show marketing remark (926 chars)

    Welcome to 6911 Oak Bough Dr—a prime fix-and-flip opportunity with strong value-add potential. This 4-bedroom, 2-bath, two-story home offers over 2,100 square feet and sits on a desirable subdivision lot with a private in-ground pool. With a functional layout, solid structure, and key features already in place—including granite kitchen countertops, double oven, and a wood-burning fireplace—this property is ready for cosmetic updates and modernization. Major systems such as central HVAC, composition roof, slab foundation, and public utilities provide a strong starting point for renovation. The fenced backyard and patio/deck area offer excellent potential to elevate outdoor living—an attractive selling point for future buyers. Located in an established neighborhood with deed restrictions, concrete streets, and curbs, this is a great opportunity to maximize resale value after improvements.

20. 2012-07-12
    historical
21. 2012-05-10
    listed $174,500
22. 2006-05-22
    soldstatus
23. 2005-04-01
    soldstatus
24. 1996-12-27
    soldstatus $83,908
25. 1996-12-27
    soldstatus $291,352

ⓘ 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: $5,449 · $454/mo
• Projected year-2 tax: $5,449 · $454/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 AE · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,395
• − Mortgage interest: −$9,803
• − Property taxes: −$5,449
• − Insurance: −$5,993
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − HOA: −$504
• − Depreciation: −$5,091
• Taxable loss: −$5,508
• Est. tax savings @ 24.0%: +$1,322
• After-tax cash flow: $-1,575/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

+138.1% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $199,794 HARMLS
• 2026-04-16 Listed $239,974 HARMLS
• 2012-07-12 Listing Removed — HARMLS
• 2012-05-10 Listed $174,500 HARMLS
• 2006-05-22 Sold (Public Records) — Public Records
• 2005-04-01 Sold (Public Records) — Public Records
• 1996-12-27 Sold (Public Records) $291,352 Public Records
• 1996-12-27 Sold (Public Records) $83,908 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,449 · +6.9% YoY. Source: county tax records.