11007 Southview St · Houston, TX 77047

$121,500

3 bd · 1.5 ba · 1,049 sqft · SingleFamily public records · 50 Days on market

Built 1965 5,671 sqft lot $116/sqft · 23% below area Est $159k · 23% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.9/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready home with incredible potential, offering a great opportunity for you to add your own personal touch. Featuring new carpet, a 2 1/2 -year-old roof, with good bones and a functional layout. Easy access to HWY 288, 610, and 45. Conveniently located near the NRG Stadium, Texas Medical Center, Museum District, U of H, TSU, Galleria, and Downtown Houston. You will enjoy easy access to work, entertainment or dinner on the Kemah Boardwalk in just minutes. Buyer should verify all room sizes.

Key facts

• New carpet
• 2 1/2 year-old roof
• 5,671 sq ft lot

Tags

• NEW CARPET
• 2 1/2 YEAR-OLD ROOF
• EASY ACCESS TO HWY 288
• CONVENIENTLY LOCATED NEAR TSU
• EASY ACCESS TO KEMAH BOARDWALK

Property features AI

Exterior

• Parking: No designated parking listed
• Utilities: Public water
• Home design: Residential property; Single-story (first floor living areas)
• Construction: Brick and vinyl siding exterior; Tile roof; Slab foundation; Built in 1965
• Exterior features: Located on a cul-de-sac

Interior

• Bedrooms: Primary bedroom on first floor (approx. 12 x 12); Bedroom on first floor (approx. 10 x 10); Bedroom on first floor (approx. 10 x 8); Living room on first floor (approx. 15 x 16)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Window air conditioning units
• Interior features: Tub/shower
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $118k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 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 soft (-0.2%/yr); 280 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $840 of loan paydown is wiped out by about $4k 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 50 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $117,855 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.5

CMA / ARV

• ARV (median comp): $158,594
• List price: $121,500
• Delta: -23.39%
• 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
10915 Long Gate Dr	0.08mi	3/1.0	1,074 (+2%)	14mo	$74,000	$69	78
10902 Long Gate Dr	0.12mi	3/2.0	1,041 (-1%)	17mo	$179,900	$173	77
10611 Leitrim Way	0.32mi	3/1.0	1,105 (+5%)	0mo	$159,900	$145	74
4235 Dacca Dr	0.33mi	3/2.0	1,110 (+6%)	4mo	$177,000	$159	70
11707 Segrest Dr	0.45mi	3/1.0	1,020 (-3%)	9mo	$149,900	$147	65
4414 Tavenor Ln	0.58mi	3/1.0	970 (-8%)	3mo	$149,000	$154	56
3334 Dulcrest St	0.65mi	3/1.0	1,122 (+7%)	3mo	$90,000	$80	54
4419 Botany Ln	0.54mi	3/2.0	1,173 (+12%)	3mo	$190,000	$162	51
3334 Airport Blvd	0.62mi	3/1.0	1,118 (+7%)	11mo	$179,900	$161	49
4415 Madden Ln	0.60mi	3/1.0	965 (-8%)	16mo	$140,000	$145	43
4818 Holloway Dr	0.75mi	3/1.0	996 (-5%)	15mo	$179,900	$181	43
11118 Hunkler Dr	0.44mi	4/2.0 (+1)	1,168 (+11%)	17mo	$170,000	$146	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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,013
• Equity at exit: $18,116

10-year hold

• IRR: 2.4%
• Equity multiple: 1.15×
• Total profit: $5,070
• Equity at exit: $10,505

Cash invested: $34,020 (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 77047

• Home prices YoY: -10.1%
• Rents YoY: -0.2%
• Active inventory: 280
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$637
• Tax from tax record: −$232 /mo · $2,783/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $317

Break-even live

Break-even rent $1,164

Max offer price $121,500

Occupancy floor 75%

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: $30,375
• Closing costs: $3,645
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4322 Groton Dr Houston, TX	3.0	1.0	858	$1,395	$1.63	44d	1	0.39mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	5d	1	0.55mi
10510 Cathedral Dr Houston, TX	3.0	1.0	887	$1,300	$1.47	44d	1	0.74mi
4112 Grassmere St Houston, TX	2.0	1.0	711	$700	$0.98	11d	1	0.91mi
4205 Grassmere St Houston, TX	2.0	1.0	824	$900	$1.09	24d	1	0.93mi
4015 Marchant Rd Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	0.94mi
11319 Murr Way Houston, TX	3.0	1.5	1213	$1,699	$1.40	19d	1	0.97mi
9414 Heno St Unit 13 Houston, TX	2.0	1.0	824	$900	$1.09	24d	1	1.05mi
12227 Cape Hyannis Dr Houston, TX	3.0	2.0	1432	$1,705	$1.19	14d	1	1.21mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	2d	1	1.33mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	18d	1	1.33mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	1.33mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	1.41mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	17d	1	1.45mi
5426 Greylog Dr Houston, TX	3.0	2.0	1205	$1,750	$1.45	24d	1	1.49mi

Listing history 13 events

1. 2026-06-15
   days on market $121,500 Pending 50 DOM
2. 2026-06-13
   days on market $121,500 Pending 49 DOM
3. 2026-06-10
   days on market $121,500 Pending 45 DOM
4. 2026-06-08
   days on market $121,500 Pending 44 DOM
5. 2026-06-07
   statusdays on market $121,500 Pending 43 DOM
6. 2026-06-04
   days on market $121,500 Active Under Contract 40 DOM
7. 2026-06-01
   days on market $121,500 Active Under Contract 37 DOM
8. 2026-05-31
   days on market $121,500 Active Under Contract 36 DOM
9. 2026-05-09
   historical Active Under Contract 501-char remark
10. 2026-04-26
    price $121,500 501-char remark
11. 2026-04-26
    price $125,500 501-char remark
12. 2026-04-25
    listed $121,500 Active 501-char remark
13. 1988-01-02
    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: $2,783 · $232/mo
• Projected year-2 tax: $2,783 · $232/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,786
• − Mortgage interest: −$6,806
• − Property taxes: −$2,783
• − Insurance: −$608
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$3,535
• Taxable income: $2,049
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,312/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): 34,987
• Household income: $78,538
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 1109.0

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 0.58)
• Race & ethnicity: Black 57% Hispanic / Latino 29% Two or more races 15% White 6% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 23% Vietnamese 1% Other Indo-European 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: ▼ -26.76%
• Current HPI: 239.2287
• Rent YoY: ▼ -0.21%
• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-14 Pending — HARMLS
• 2026-06-06 Pending — HARMLS
• 2026-05-09 Contingent — HARMLS
• 2026-04-26 Price Changed $121,500 HARMLS
• 2026-04-26 Price Changed $125,500 HARMLS
• 2026-04-25 Listed $121,500 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,783 · -9.6% YoY. Source: county tax records.