13119 Lindenloch Ln · Houston, TX 77085

$310,000

4 bd · 2.5 ba · 2,220 sqft · SingleFamily public records · 20 Days on market

Built 2004 5,070 sqft lot Est $315k · at est. $50/mo HOA · 1% of rent

---

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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +8.4/10.0
• ARV discount +8.2/15.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome Home to this beautiful two story, 4 bedroom, 2 ½ bathroom home. Very spacious master bedroom, with sitting area and large walk-in closet. Master bathroom has lots of vanity countertop space. Two of the additional bedrooms have custom built-in bookshelves with desk and storage nook. Downstairs showcases beautiful arched openings creating an inviting living, dining and breakfast area. Relax outside with family or friends in the extended covered patio, ready to use for entertaining. Roof replaced 3 years ago. Fresh exterior paint. Easy access to several major highways and minutes away from the TX Medical Center and Downtown. Low taxes and HOA. This is a MUST SEE! Schedule your showing today!

Key facts

• Arched openings
• Large family area
• 5,070 sq ft lot

Tags

• LARGE FAMILY AREA
• ARCHED OPENINGS
• CUSTOM BUILT-IN BOOKSHELVES
• OUTDOOR COVERED PATIO
• GREAT ENTERTAINMENT AREA
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: SBB community management; HOA fee $150 quarterly

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2004; Slab foundation; Shingle and wood roof
• Construction: Brick and stone construction
• Exterior features: Deck; Patio; Private yard; Fenced backyard; Subdivision location

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator; Kitchen island; Pantry
• Bedrooms: 10 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Crown molding; Double vanity; Entrance foyer; Kitchen island; Primary bedroom with bath; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $925 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $305k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Hines-Caldwell (math 21% / reading 35%, grade F, #2,740 of 4,322 statewide, top 64%, 736 students, 92% FRL); Lawson Middle (math 21% / reading 27%, grade F, #1,301 of 1,662 statewide, top 79%, 1,274 students, 96% FRL); Madison H S (math 9% / reading 17%, grade F, #1,537 of 1,632 statewide, top 94%, 1,924 students, 93% FRL) — zoned schools average 94% FRL vs 71% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 37 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $4,151/mo this rent would consume 73% of the median local household income ($68k/yr) (locally 519% 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 (-1.2%/yr); year-one equity from $2k 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.
• At projected returns (-1.2% appreciation + 1.5% rent growth), your $87k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,350 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.34% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $315,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6027 Nodaway Creek Ct	0.37mi	3/2.5 (-1)	2,136 (-4%)	0mo	$315,000	$147	71
5819 Tidewater Dr	0.30mi	3/2.5 (-1)	2,260 (+2%)	9mo	$261,000	$115	71
6014 Pinacle Pt	0.21mi	3/2.5 (-1)	2,044 (-8%)	2mo	$264,900	$130	70
13102 Lindenloch Ln	0.04mi	4/2.5	2,043 (-8%)	18mo	$295,584	$145	69
12842 Colony Heath Ln	0.27mi	4/2.5	2,360 (+6%)	12mo	$333,000	$141	67
6502 River Bluff Dr	0.47mi	4/2.0	2,044 (-8%)	2mo	$289,500	$142	62
5906 Nodaway Creek Ct	0.44mi	3/2.5 (-1)	2,169 (-2%)	12mo	$309,000	$142	61
6527 River Bluff Dr	0.54mi	4/2.5	2,368 (+7%)	12mo	$295,000	$125	54
5726 Coastal Way	0.37mi	4/2.5	1,910 (-14%)	11mo	$285,000	$149	51
13522 Titus Pt	0.42mi	3/2.0 (-1)	2,002 (-10%)	8mo	$299,786	$150	50
13606 Sunrose Ln	0.74mi	4/2.0	1,920 (-14%)	4mo	$237,000	$123	37
13615 Broken Bridge Dr	0.74mi	4/2.0	1,935 (-13%)	12mo	$300,000	$155	32

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

Projected returns pro-forma

-1.21% appreciation · 1.54% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.31×
• Total profit: $26,789
• Equity at exit: $71,644

10-year hold

• IRR: 12.4%
• Equity multiple: 2.13×
• Total profit: $98,251
• Equity at exit: $72,550

Cash invested: $86,800 (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 77085

• Home prices YoY: -0.5%
• Rents YoY: 1.5%
• Active inventory: 37
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,151 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$549 /mo · $6,591/yr
• Insurance: −$129
• HOA: −$50
• Vacancy / Maint / Mgmt: −$872
• Net cashflow: $925

Break-even live

Break-even rent $2,980

Max offer price $310,000

Occupancy floor 73%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5751 Firenza Dr Houston, TX	4.0	3.0	1777	$5,750	$3.24	1d	1	1.01mi
5815 Farwell Dr Houston, TX	4.0	2.0	2418	$2,200	$0.91	44d	1	1.02mi
13939 Hillcroft Ave Unit 13972 Houston, TX	3.0	2.0	1404	$2,164	$1.54	21d	1	1.38mi
13939 Hillcroft Ave Houston, TX	1.0–3.0	1.0–2.0	985	$2,254	$2.29	3d	22	1.38mi
12115 Hillcroft Ave Houston, TX	3.0	2.0	1837	$1,961	$1.07	44d	1	1.41mi
5615 Cerritos Dr Unit 1514815P Houston, TX	4.0	2.0	1883	$7,300	$3.88	44d	1	1.43mi
5631 Cerritos Dr Unit 1514826P Houston, TX	4.0	3.0	1883	$11,906	$6.32	22d	1	1.44mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 13 events

1. 2026-06-10
   days on market $310,000 Active 20 DOM
2. 2026-06-08
   days on market $310,000 Active 19 DOM
3. 2026-06-07
   days on market $310,000 Active 18 DOM
4. 2026-06-04
   days on market $310,000 Active 15 DOM
5. 2026-06-01
   days on market $310,000 Active 12 DOM
6. 2026-05-31
   days on market $310,000 Active 11 DOM
7. 2026-05-20
   listed $310,000 Active
8. 2022-11-08
   soldstatus
9. 2022-11-04
   soldstatus Sold 712-char remark

   Show marketing remark (712 chars)

   Welcome Home to this beautiful two story, 4 bedroom, 2 ½ bathroom home. Very spacious master bedroom, with sitting area and large walk-in closet. Master bathroom has lots of vanity countertop space. Two of the additional bedrooms have custom built-in bookshelves with desk and storage nook. Downstairs showcases beautiful arched openings creating an inviting living, dining and breakfast area. Relax outside with family or friends in the extended covered patio, ready to use for entertaining. Roof replaced 3 years ago. Fresh exterior paint. Easy access to several major highways and minutes away from the TX Medical Center and Downtown. Low taxes and HOA. This is a MUST SEE! Schedule your showing today!

10. 2022-10-20
    status Pending 712-char remark

    Show marketing remark (712 chars)

    Welcome Home to this beautiful two story, 4 bedroom, 2 ½ bathroom home. Very spacious master bedroom, with sitting area and large walk-in closet. Master bathroom has lots of vanity countertop space. Two of the additional bedrooms have custom built-in bookshelves with desk and storage nook. Downstairs showcases beautiful arched openings creating an inviting living, dining and breakfast area. Relax outside with family or friends in the extended covered patio, ready to use for entertaining. Roof replaced 3 years ago. Fresh exterior paint. Easy access to several major highways and minutes away from the TX Medical Center and Downtown. Low taxes and HOA. This is a MUST SEE! Schedule your showing today!

11. 2022-10-14
    status Option Pending 712-char remark

    Show marketing remark (712 chars)

    Welcome Home to this beautiful two story, 4 bedroom, 2 ½ bathroom home. Very spacious master bedroom, with sitting area and large walk-in closet. Master bathroom has lots of vanity countertop space. Two of the additional bedrooms have custom built-in bookshelves with desk and storage nook. Downstairs showcases beautiful arched openings creating an inviting living, dining and breakfast area. Relax outside with family or friends in the extended covered patio, ready to use for entertaining. Roof replaced 3 years ago. Fresh exterior paint. Easy access to several major highways and minutes away from the TX Medical Center and Downtown. Low taxes and HOA. This is a MUST SEE! Schedule your showing today!

12. 2022-10-05
    price $285,000 712-char remark

    Show marketing remark (712 chars)

    Welcome Home to this beautiful two story, 4 bedroom, 2 ½ bathroom home. Very spacious master bedroom, with sitting area and large walk-in closet. Master bathroom has lots of vanity countertop space. Two of the additional bedrooms have custom built-in bookshelves with desk and storage nook. Downstairs showcases beautiful arched openings creating an inviting living, dining and breakfast area. Relax outside with family or friends in the extended covered patio, ready to use for entertaining. Roof replaced 3 years ago. Fresh exterior paint. Easy access to several major highways and minutes away from the TX Medical Center and Downtown. Low taxes and HOA. This is a MUST SEE! Schedule your showing today!

13. 2022-09-26
    listed $295,000 Active 712-char remark

    Show marketing remark (712 chars)

    Welcome Home to this beautiful two story, 4 bedroom, 2 ½ bathroom home. Very spacious master bedroom, with sitting area and large walk-in closet. Master bathroom has lots of vanity countertop space. Two of the additional bedrooms have custom built-in bookshelves with desk and storage nook. Downstairs showcases beautiful arched openings creating an inviting living, dining and breakfast area. Relax outside with family or friends in the extended covered patio, ready to use for entertaining. Roof replaced 3 years ago. Fresh exterior paint. Easy access to several major highways and minutes away from the TX Medical Center and Downtown. Low taxes and HOA. This is a MUST SEE! Schedule your showing today!

ⓘ 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: $6,591 · $549/mo
• Projected year-2 tax: $6,591 · $549/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 ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,817
• − Mortgage interest: −$17,365
• − Property taxes: −$6,591
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,985
• − Management: −$3,985
• − HOA: −$600
• − Depreciation: −$9,018
• Taxable income: $6,722
• Est. tax owed @ 24.0%: −$1,613
• After-tax cash flow: $9,493/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): 16,513
• Household income: $68,470
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 519.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Black 28% Two or more races 19% Native American 6% White 5% Asian 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Italian 1%
• Foreign-born: 32% · Canada, Vietnam, Dominican Republic
• Languages at home: 38% English-only · Spanish 57% Other Indo-European 1% 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: ▼ -1.21%
• Current HPI: 254.3084
• Rent YoY: ▲ 1.54%
• 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

+5.1% since first listed

7 events — show timeline

• 2026-05-20 Listed $310,000 HARMLS
• 2022-11-08 Sold (Public Records) — Public Records
• 2022-11-04 Sold (MLS) — HARMLS
• 2022-10-20 Pending — HARMLS
• 2022-10-14 Pending — HARMLS
• 2022-10-05 Price Changed $285,000 HARMLS
• 2022-09-26 Listed $295,000 HARMLS

Property tax history

+4.9%/yr

Latest (2025): $6,591 · +1.5% YoY. Source: county tax records.