5711 Sugar Hill Dr #108 · Houston, TX 77057

$130,000

2 bd · 1.0 ba · 909 sqft · Condo public records · 27 Days on market

Built 1977 $143/sqft · 18% below area Est $159k · 18% under $495/mo HOA · 36% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• Appreciation +4.4/10.0
• Cash flow +3.8/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +0.0/10.0

Listing remarks

Investors!! Step into this freshly painted, move-right-in condominium, where every detail has been thoughtfully refreshed for you. The open-concept living area features bright, neutral walls and soaring ceilings that draw the eye upward, amplifying the sense of space and light. Adjacent to the living room is a small wet bar—ideal for casual entertaining—and gleaming black granite countertops anchor the well-appointed kitchen. All major appliances (stainless-steel refrigerator, range, dishwasher, and microwave) are included, ready to make mealtime a breeze. Underfoot, durable ceramic tile in the kitchen flows seamlessly into warm wood-tone floors in the living and sleeping areas

Key facts

• Wet bar
• Ceramic tile
• Wood-tone floors

Tags

• WET BAR
• BLACK GRANITE COUNTERTOPS
• CERAMIC TILE
• WOOD-TONE FLOORS
• LOW-MAINTENANCE GROUNDS
• QUIET COMMUNITY SETTING

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Association managed by Creative Management; Association fee $495 monthly; Association fee covers common areas, structure maintenance, recreation facilities, sewer, trash and water; Community pool

Exterior

• Parking: Assigned parking
• Security: Gated community; Controlled access
• Utilities: Public water; Public sewer
• Home design: Residential property; One story; Built in 1977; Full ownership; Slab foundation
• Construction: Stucco and wood siding construction
• Exterior features: Storage; Controlled access

Interior

• Kitchen: Electric cooktop; Electric oven; Dishwasher; Microwave; Disposal; Refrigerator; Pantry
• Bedrooms: Total rooms: 5
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Wet bar; Balcony; Double vanity; Granite counters; High ceilings; Pantry; Soaking tub; Ceiling fan(s); Electric fireplace
• Laundry & utility: Washer; Dryer; Washer/dryer stacked; Laundry in utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-373 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (50.7% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $64k (50.7% below list) — sets the bar for cash-flow.

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: Briargrove El (math 33% / reading 42%, grade F, #1,744 of 4,322 statewide, top 41%, 836 students, 56% FRL); Tanglewood Middle (math 29% / reading 42%, grade F, #827 of 1,662 statewide, top 51%, 808 students, 62% FRL); Wisdom H S (math 17% / reading 16%, grade F, #1,497 of 1,632 statewide, top 92%, 2,260 students, 97% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents soft (-1.8%/yr); 389 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $899 of loan paydown is wiped out by about $2k 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 27 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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.
• Current owner paid $40k; list at $130k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $64,122 (50.7% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 2.85%
• Cash-on-cash: -12.29%
• DSCR: 0.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $158,856
• List price: $130,000
• Delta: -15.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.23% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: -0.06×
• Total profit: $-38,578
• Equity at exit: $29,940

10-year hold

• IRR: -27.2%
• Equity multiple: -0.90×
• Total profit: $-69,133
• Equity at exit: $30,228

Cash invested: $36,400 (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 77057

• Home prices YoY: -0.7%
• Rents YoY: -1.8%
• Active inventory: 389
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$682
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$54
• HOA: −$495
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-373

Break-even live

Break-even rent $1,855

Max offer price $64,122

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1111 Bering Dr Unit 127 Houston, TX	1.0	1.0	812	$1,008	$1.24	43d	1	0.10mi
1111 Bering Dr Unit 125 Houston, TX	1.0	1.0	898	$1,145	$1.28	43d	1	0.10mi
1111 Bering Dr Unit 1227 Houston, TX	1.0	1.0	835	$1,635	$1.96	43d	1	0.10mi
1000 Chimney Rock Rd Houston, TX	1.0	1.0	672	$1,375	$2.05	24d	1	0.11mi
1100 Bering Dr Houston, TX	1.0–2.0	1.0–2.0	828	$1,505	$1.82	1d	9	0.12mi
1100 Augusta Dr Houston, TX	1.0–2.0	1.0	909	$1,550	$1.71	43d	3	0.27mi
845 Augusta Dr Unit 1471729P Houston, TX	1.0	1.0	592	$4,033	$6.81	1d	1	0.28mi
845 Augusta Dr #44 Houston, TX	1.0	1.0	598	$3,000	$5.02	43d	1	0.28mi
1300 Augusta Dr Unit 1-357 Houston, TX	1.0	1.0	832	$1,102	$1.32	43d	1	0.29mi
1300 Augusta Dr Unit 2-9985 Houston, TX	1.0	1.0	898	$1,225	$1.36	43d	1	0.29mi
1615 Bering Dr Houston, TX	1.0	1.0	764	$1,200	$1.57	43d	1	0.31mi
5740 San Felipe St Houston, TX	2.0	1.0–2.0	933	$2,848	$3.05	1d	25	0.36mi
1300 Bering Dr Houston, TX	2.0	2.0	973	$1,520	$1.56	24d	1	0.42mi
5665 San Felipe St Houston, TX	1.0	1.0	1088	$2,653	$2.44	24d	1	0.44mi
1621 Bering Dr Houston, TX	1.0	1.0	725	$1,125	$1.55	43d	1	0.44mi
651 Bering Dr Unit 2163 Houston, TX	1.0	1.0	822	$1,199	$1.46	43d	1	0.44mi
651 Bering Dr Unit 1717 Houston, TX	1.0	1.0	855	$1,185	$1.39	43d	1	0.44mi
1801 Bering Dr Houston, TX	1.0–2.0	1.0–2.0	819	$1,535	$1.87	1d	8	0.47mi
1617 Fountain View Dr Houston, TX	1.0	1.0	640	$773	$1.21	12d	1	0.49mi
1617 Fountain View Dr Unit 2047 Houston, TX	2.0	2.0	893	$1,335	$1.49	11d	1	0.49mi
1617 Fountain View Dr Unit 2047 Houston, TX	2.0	2.0	893	$1,292	$1.45	18d	1	0.49mi
5800 Woodway Dr Houston, TX	1.0–2.0	1.0–2.0	1153	$1,772	$1.54	10d	14	0.51mi
1617 Fountain View Dr Unit 1638 Houston, TX	1.0	1.0	640	$781	$1.22	2d	1	0.51mi
1617 Fountain View Dr Unit 1638 Houston, TX	1.0	1.0	640	$819	$1.28	13d	1	0.51mi
1617 Fountain View Dr Unit 1668 Houston, TX	1.0	1.0	640	$814	$1.27	43d	1	0.51mi
1617 Fountain View Dr Unit 1674 Houston, TX	2.0	2.0	893	$1,292	$1.45	3d	1	0.51mi
1426 Fountain View Dr Houston, TX	1.0	1.0	759	$1,014	$1.34	43d	1	0.51mi
1819 Augusta Dr Houston, TX	2.0	2.0–2.5	1167	$1,487	$1.27	14d	5	0.59mi
1818 Augusta Dr Houston, TX	2.0	1.0	995	$1,575	$1.58	43d	1	0.61mi
5700 Green Tree Rd Houston, TX	1.0	1.0	694	$1,145	$1.65	12d	1	0.65mi
1901 Augusta Dr Houston, TX	1.0–2.0	1.0–2.0	934	$1,715	$1.84	1d	14	0.67mi
1907 Augusta Dr Houston, TX	2.0	2.0	963	$1,570	$1.63	43d	1	0.70mi
5880 Inwood Dr Unit 2174 Houston, TX	2.0	2.0	1071	$1,712	$1.60	13d	1	0.73mi
5880 Inwood Dr Unit 422 Houston, TX	2.0	2.0	1085	$1,505	$1.39	7d	1	0.73mi
5880 Inwood Dr Unit 5895 Houston, TX	1.0	1.0	807	$1,357	$1.68	13d	1	0.73mi
5880 Inwood Dr Unit 5931 Houston, TX	1.0	1.0	647	$1,102	$1.70	43d	1	0.73mi
5880 Inwood Dr Unit 321 Houston, TX	1.0	1.0	647	$1,132	$1.75	7d	1	0.73mi
5880 Inwood Dr Unit 5903 Houston, TX	2.0	2.0	1071	$1,712	$1.60	12d	1	0.73mi
5880 Inwood Dr Unit 1174 Houston, TX	1.0	1.0	807	$1,352	$1.68	13d	1	0.73mi
5880 Inwood Dr Unit 5917 Houston, TX	2.0	2.0	1085	$1,650	$1.52	43d	1	0.73mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $130,000 Active 27 DOM
2. 2026-06-17
   days on market $130,000 Active 26 DOM
3. 2026-06-16
   days on market $130,000 Active 25 DOM
4. 2026-06-15
   days on market $130,000 Active 24 DOM
5. 2026-06-13
   pricedays on market $130,000 Active 22 DOM
6. 2026-06-09
   days on market $135,000 Active 18 DOM
7. 2026-06-08
   days on market $135,000 Active 17 DOM
8. 2026-06-07
   days on market $135,000 Active 16 DOM
9. 2026-06-04
   days on market $135,000 Active 13 DOM
10. 2026-06-02
    days on market $135,000 Active 11 DOM
11. 2026-06-01
    days on market $135,000 Active 10 DOM
12. 2026-05-31
    days on market $135,000 Active 9 DOM
13. 2026-03-22
    listed $135,000 Active 878-char remark
14. 2025-11-04
    historical
15. 2025-10-16
    historical $1,450
16. 2025-09-19
    listed $1,450
17. 2025-09-02
    price $135,000
18. 2025-07-30
    price $139,999
19. 2025-07-07
    listed $148,000 Active
20. 2018-08-03
    soldstatus
21. 2012-05-15
    soldstatus
22. 2012-05-11
    soldstatus
23. 2012-04-10
    historical
24. 2011-11-02
    listed $79,000
25. 2011-04-21
    historical
26. 2010-08-20
    listed $79,000
27. 2010-08-06
    historical
28. 2010-03-31
    listed $97,000
29. 1998-08-01
    soldstatus $40,000
30. 1998-07-22
    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: $2,816 · $235/mo
• Projected year-2 tax: $2,816 · $235/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,597
• − Mortgage interest: −$7,282
• − Property taxes: −$2,816
• − Insurance: −$650
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − HOA: −$5,940
• − Depreciation: −$3,782
• Taxable loss: −$6,528
• Est. tax savings @ 24.0%: +$1,567
• After-tax cash flow: $-2,908/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): 46,569
• Household income: $66,971
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 3533.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 38% White 37% Two or more races 22% Black 12% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 13% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 38% · Canada, China, Jamaica
• Languages at home: 50% English-only · Spanish 33% Other Indo-European 6% Other Asian/Pacific 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: ▼ -1.23%
• Current HPI: 167.8863
• Rent YoY: ▼ -1.83%
• 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

+225.0% since first listed

21 events — show timeline

• 2026-06-12 Price Changed $130,000 HARMLS
• 2026-05-22 Listed $135,000 HARMLS
• 2026-05-21 Listing Removed — HARMLS
• 2026-03-22 Listed $135,000 HARMLS
• 2025-11-04 Listing Removed — HARMLS
• 2025-10-16 Rental Removed $1,450 HARMLS
• 2025-09-19 Listed for Rent $1,450 HARMLS
• 2025-09-02 Price Changed $135,000 HARMLS
• 2025-07-30 Price Changed $139,999 HARMLS
• 2025-07-07 Listed $148,000 HARMLS
• 2018-08-03 Sold (Public Records) — Public Records
• 2012-05-15 Sold (Public Records) — Public Records
• 2012-05-11 Sold (MLS) — HARMLS
• 2012-04-10 Listing Removed — HARMLS
• 2011-11-02 Listed $79,000 HARMLS
• 2011-04-21 Listing Removed — HARMLS
• 2010-08-20 Listed $79,000 HARMLS
• 2010-08-06 Listing Removed — HARMLS
• 2010-03-31 Listed $97,000 HARMLS
• 1998-08-01 Sold (Public Records) $40,000 Public Records
• 1998-07-22 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,816 · -5.7% YoY. Source: county tax records.