11329 Almeda Genoa Rd · Houston, TX 77034

$169,900

3 bd · 1.5 ba · 2,155 sqft · SingleFamily public records · 15 Days on market

Built 1952 7,200 sqft lot $79/sqft · 43% below area Est $296k · 43% under ↓ 15% since listing

---

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 +19.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +6.0/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman special with endless potential! Conveniently located near the airport and just a short drive to downtown, this spacious property offers a rare opportunity for investors or buyers looking to add value. The main home features 5 bedrooms and 2.5 bathrooms, providing ample space for a large household, multi-generational living, or a creative reconfiguration. A separate studio apartment includes its own kitchenette and bathroom, making it ideal for rental income, guest accommodations, or a private home office. With a functional layout and generous square footage, this property is ready for updates and customization to suit your vision. Perfect for those seeking a renovation project in a

Key facts

• Private home office
• High-demand location
• 7,200 sq ft lot

Tags

• SEPARATE STUDIO APARTMENT
• KITCHENETTE AND BATHROOM
• PRIVATE HOME OFFICE
• HIGH-DEMAND LOCATION

Property features AI

Exterior

• Parking: Attached carport; Carport with 4 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Built in 1952; Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Gas range
• Bedrooms: Primary bedroom on the first level; Additional bedrooms on first and second levels
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric and gas)
• Interior features: Guest quarters; 6 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• 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: crime F.
• Pasadena ISD (suburban): math 29% / reading 32% proficiency, ranked #612 of 826 in TX (top 74%) — 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: Fred Roberts Middle (math 36% / reading 32%, grade F, #892 of 1,662 statewide, top 55%, 545 students, 80% FRL).
• Market conditions: Rents soft (-1.4%/yr); 93 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 39% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 15 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 7.6

CMA / ARV

• ARV (median comp): $296,061
• List price: $169,900
• Delta: -42.61%
• 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
11703 Palmsprings Dr	0.26mi	4/2.0 (+1)	2,212 (+3%)	12mo	$295,000	$133	66
11706 Palmsprings Dr	0.26mi	3/3.5	1,912 (-11%)	8mo	$285,000	$149	54
11818 Tierra Palms Ct	0.39mi	4/2.5 (+1)	1,932 (-10%)	9mo	$289,000	$150	48
12202 N Palm Lake Dr	0.66mi	3/2.5	2,062 (-4%)	17mo	$295,000	$143	44
9615 Tierra Mountain Ct	0.33mi	4/2.5 (+1)	1,940 (-10%)	19mo	$249,950	$129	43
8822 Wald Rd	0.67mi	4/3.0 (+1)	2,054 (-5%)	9mo	$450,000	$219	43
10134 Clearwick St	0.73mi	4/3.0 (+1)	2,060 (-4%)	9mo	$315,000	$153	40
11907 Palmdate St	0.57mi	4/2.5 (+1)	1,910 (-11%)	8mo	$248,000	$130	38
10122 Clearwick St	0.72mi	4/2.5 (+1)	1,853 (-14%)	0mo	$290,000	$157	34
11810 Eagle Island Ln	0.57mi	4/2.5 (+1)	1,910 (-11%)	15mo	$269,000	$141	33
11802 Kewalo Basin Ln	0.66mi	4/2.5 (+1)	1,832 (-15%)	13mo	$256,000	$140	24
10142 Clearwick St	0.73mi	4/2.5 (+1)	1,843 (-14%)	14mo	$305,000	$165	21

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: -13.0%
• Equity multiple: 0.55×
• Total profit: $-21,561
• Equity at exit: $25,333

10-year hold

• IRR: -10.1%
• Equity multiple: 0.48×
• Total profit: $-24,925
• Equity at exit: $14,690

Cash invested: $47,572 (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 77034

• Home prices YoY: -15.1%
• Rents YoY: -1.4%
• Active inventory: 93
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,871 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$338 /mo · $4,058/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $178

Break-even live

Break-even rent $1,646

Max offer price $169,900

Occupancy floor 85%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10123 Clearwick St Houston, TX	4.0	3.0	2029	$2,650	$1.31	44d	1	0.75mi
11666 Gulf Pointe Dr Houston, TX	1.0–3.0	1.0–2.0	1129	$2,101	$1.86	1d	31	1.23mi

Listing history 21 events

1. 2026-06-18
   days on market $169,900 Active 15 DOM
2. 2026-06-17
   days on market $169,900 Active 14 DOM
3. 2026-06-16
   days on market $169,900 Active 13 DOM
4. 2026-06-15
   days on market $169,900 Active 12 DOM
5. 2026-06-13
   days on market $169,900 Active 10 DOM
6. 2026-06-09
   days on market $169,900 Active 6 DOM
7. 2026-06-08
   days on market $169,900 Active 5 DOM
8. 2026-06-07
   days on market $169,900 Active 4 DOM
9. 2026-06-04
   days on marketlisting id $169,900 Active 1 DOM
10. 2026-06-03
    days on market $169,900 Active 26 DOM
11. 2026-06-02
    days on market $169,900 Active 25 DOM
12. 2026-06-01
    days on market $169,900 Active 24 DOM
13. 2026-05-31
    days on market $169,900 Active 23 DOM
14. 2026-05-08
    historical
15. 2026-05-08
    listed $174,900 Active 736-char remark
16. 2026-04-16
    price $178,900
17. 2026-02-26
    price $189,900
18. 2026-01-26
    listed $199,900 Active
19. 2003-09-24
    soldstatus
20. 2003-09-24
    soldstatus
21. 1988-01-01
    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: $4,058 · $338/mo
• Projected year-2 tax: $4,058 · $338/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,452
• − Mortgage interest: −$9,517
• − Property taxes: −$4,058
• − Insurance: −$850
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$4,943
• Taxable loss: −$507
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $2,260/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: Pasadena ISD
• NCES district ID: 4834320
• Math proficiency: 29% ▼ -17.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $45,163
• Composite: 26.15/100
• National rank: #7275
• State rank: #612 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): 36,456
• Household income: $58,217
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1809.0

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 Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 32% Black 11% White 11% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 51% Puerto Rican 1%
• Foreign-born: 32% · Canada, Vietnam, China
• Languages at home: 35% English-only · Spanish 60% Vietnamese 2% Other Asian/Pacific 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: ▼ -48.32%
• Current HPI: 272.1697
• Rent YoY: ▼ -1.36%
• 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

-15.0% since first listed

11 events — show timeline

• 2026-06-03 Listing Removed — HARMLS
• 2026-06-03 Listed $169,900 HARMLS
• 2026-05-26 Price Changed $169,900 HARMLS
• 2026-05-08 Listing Removed — HARMLS
• 2026-05-08 Listed $174,900 HARMLS
• 2026-04-16 Price Changed $178,900 HARMLS
• 2026-02-26 Price Changed $189,900 HARMLS
• 2026-01-26 Listed $199,900 HARMLS
• 2003-09-24 Sold (Public Records) — Public Records
• 2003-09-24 Sold (Public Records) — Public Records
• 1988-01-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,058 · -1.3% YoY. Source: county tax records.