4922 11th St · Brookshire, TX 77423

$85,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 5 Days on market

Built 1980 7,840 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Endless possibilities await with this hidden gem nestled in the heart of an established Brookshire community. This single-family home features 3 bedrooms and 2 bathrooms and sits on a spacious 7,841 sq. ft. lot. Built in 1980, the property offers approximately 1,380 sq. ft. of living space with a large front yard and mature trees providing ample shade. The generous lot size and desirable location present excellent potential for investors, renovators, or buyers looking to add their personal touch. Enjoy the charm of a rural setting while still being conveniently located near local amenities, schools, and major thoroughfares. A unique opportunity with plenty of potential to make it your own.

Key facts

• Large front yard
• Desirable location
• Rural setting

Tags

• LARGE FRONT YARD
• MATURE TREES
• GENEROUS LOT SIZE
• DESIRABLE LOCATION
• RURAL SETTING

Property features AI

Finance

• Other: Lot size approximately 0.18 acres (7,841 square feet); Building area approximately 1,380
• Financial info: Lease not considered
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public sewer
• Home design: Residential property; Built in 1980; Slab foundation
• Construction: Shingle roof; Wood roof
• Exterior features: Wooded lot; Other lot features

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Gas heating; Window unit heating; Central air conditioning; Electric air conditioning; Gas air conditioning; Window unit air conditioning
• Interior features: 6 total rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 22.6% vs local median 5.9% in Brookshire — 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 62/100 on livability (#960 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Royal ISD (rural): math 23% / reading 23% proficiency, ranked #744 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Royal H S (math 17% / reading 26%, grade F, #1,377 of 1,632 statewide, top 85%, 842 students, 71% FRL).
• Market conditions: Rents soft (-1.0%/yr); 997 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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 D 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: 2.84% ✓
• Cap rate: 22.63%
• Cash-on-cash: 58.34%
• DSCR: 3.60
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $233,220
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5028 Sycamore Ln	0.41mi	3/2.0	1,352 (-2%)	11mo	$229,000	$169	68
836 Crystal Lakes Dr	0.43mi	3/2.0	1,352 (-2%)	14mo	$229,000	$169	64
4310 7th St	0.70mi	3/2.0	1,344 (-3%)	0mo	$215,000	$160	63
772 Crystal Lakes Dr	0.37mi	3/2.0	1,352 (-2%)	23mo	$229,000	$169	60
34557 Park Grn	0.67mi	3/2.0	1,364 (-1%)	15mo	$225,000	$165	54
34519 Park Vw	0.66mi	3/2.0	1,245 (-10%)	7mo	$219,000	$176	47
34706 Lake Side Dr	0.65mi	3/2.0	1,514 (+10%)	8mo	$240,000	$159	46
1622 Dove Run	0.74mi	4/2.5 (+1)	1,480 (+7%)	3mo	$249,900	$169	44
34515 Parkview Vw	0.67mi	3/2.0	1,261 (-9%)	15mo	$209,990	$167	42
34502 Park Grn	0.71mi	3/2.0	1,563 (+13%)	5mo	$215,000	$138	40

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: 53.2%
• Equity multiple: 3.23×
• Total profit: $52,996
• Equity at exit: $12,674

10-year hold

• IRR: 57.2%
• Equity multiple: 5.80×
• Total profit: $114,292
• Equity at exit: $7,349

Cash invested: $23,800 (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 77423

• Rents YoY: -1.0%
• Active inventory: 997
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,411 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$266 /mo · $3,195/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $1,157

Break-even live

Break-even rent $946

Max offer price $85,000

Occupancy floor 47%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Walnut Ln Brookshire, TX	4.0	2.0	1761	$1,941	$1.10	44d	1	0.39mi
523 Solomon Ln Brookshire, TX	3.0	2.5	1516	$3,480	$2.30	44d	1	0.48mi
4441 South St Brookshire, TX	3.0	3.0	1846	$1,500	$0.81	44d	1	0.57mi

Listing history 4 events

1. 2026-06-10
   statusdays on market $85,000 Pending 5 DOM
2. 2026-06-08
   days on market $85,000 Active 4 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $85,000 Active 3 DOM

ⓘ 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: $3,195 · $266/mo
• Projected year-2 tax: $3,195 · $266/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,930
• − Mortgage interest: −$4,761
• − Property taxes: −$3,195
• − Insurance: −$425
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$2,473
• Taxable income: $13,447
• Est. tax owed @ 24.0%: −$3,227
• After-tax cash flow: $10,659/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: Royal ISD
• NCES district ID: 4838190
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $41,059
• Composite: 19.55/100
• National rank: #8760
• State rank: #744 of 826 in TX

Livability — Brookshire

• Score: 62/100
• State rank: #960
• US rank: #17059

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookshire, TX
• County: Waller County · 18,767 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 18,767
• Household income: $84,490
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 20.0

Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 41% White 41% Black 14% Two or more races 13% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 30% Cuban 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 65% English-only · Spanish 32% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.28%
• Current HPI: 204.8709
• 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

1 event — show timeline

• 2026-06-04 Listed $85,000 HARMLS

Property tax history

+6.6%/yr

Latest (2025): $3,195 · -2.8% YoY. Source: county tax records.