1111 Wooding St · Houston, TX 77011

$189,900

2 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 51 Days on market

Built 1930 5,349 sqft lot $165/sqft · at area comps Est $187k · at est. ↓ 3% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +6.8/15.0
• Cash flow +6.1/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +1.8/5.0
• DSCR +0.4/10.0

Listing remarks

This traditional, fully fenced home is located in the revitalized East End area, just minutes from Downtown and a short drive to the Medical Center. The property features a welcoming covered front porch and a spacious side parking area. Inside, the home offers three bedrooms and two bathrooms, with mostly laminate flooring throughout. The kitchen is equipped with a gas stove, granite countertops, and tile flooring. The main bathroom includes a tub/shower combination with tile finishes. The backyard provides a small covered patio along with a storage shed for added convenience. Additional highlights include central A/C and separate living and dining areas. Affordable and well-located, this h

Key facts

• Covered front porch
• Small covered patio
• Gas stove

Tags

• COVERED FRONT PORCH
• SPACIOUS SIDE PARKING AREA
• GAS STOVE
• GRANITE COUNTERTOPS
• TILE FLOORING
• SMALL COVERED PATIO

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1930; Single-story entry
• Construction: Cement siding; Wood siding; Block foundation; Composition roof
• Exterior features: Deck; Patio; Private yard; Fully fenced yard; Storage shed

Interior

• Kitchen: Free-standing range; Gas oven
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Granite counters; Tub with shower; Ceiling fans; No fireplaces; Seven total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (28.4% below list).
• Recommended offer: $127k (32.9% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 3.2% in Houston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Edison Middle (math 12% / reading 16%, grade F, #1,596 of 1,662 statewide, top 96%, 460 students, 96% FRL); Austin H S (math 9% / reading 18%, grade F, #1,530 of 1,632 statewide, top 94%, 1,448 students, 97% FRL) — zoned schools average 97% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 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 (-2.9%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $127,404 (32.9% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.98%
• DSCR: 0.64
• GRM: 11.6

CMA / ARV

• ARV (median comp): $186,866
• List price: $189,900
• Delta: 1.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7002 Avenue O	0.15mi	2/1.0	1,142 (-1%)	1mo	$165,000	$144	91
7201 Avenue I	0.26mi	2/1.0	1,066 (-8%)	9mo	$181,999	$171	68
7204 Avenue E	0.43mi	3/2.0 (+1)	1,139 (-1%)	9mo	$234,900	$206	62
7337 Avenue I	0.44mi	2/2.0	1,101 (-5%)	10mo	$299,000	$272	60
1605 W Hedrick St	0.30mi	3/2.0 (+1)	1,068 (-8%)	7mo	$227,500	$213	59
7409 Avenue K	0.49mi	2/2.0	1,232 (+7%)	6mo	$239,500	$194	57
6602 Avenue F	0.63mi	2/2.0	1,200 (+4%)	5mo	$289,000	$241	56
6813 Avenue U	0.54mi	2/2.5	1,092 (-5%)	11mo	$234,500	$215	51
6526 Sherman St	0.71mi	2/1.5	1,217 (+6%)	9mo	$265,950	$219	48
706 72nd St	0.31mi	3/2.0 (+1)	1,300 (+13%)	9mo	$260,000	$200	48
6619 Avenue Unit Q	0.59mi	3/1.0 (+1)	1,056 (-8%)	7mo	$135,000	$128	48
6515 Avenue F	0.67mi	3/2.0 (+1)	1,228 (+6%)	5mo	$285,000	$232	45

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.45×
• Total profit: $76,999
• Equity at exit: $171,077

10-year hold

• IRR: 16.2%
• Equity multiple: 5.47×
• Total profit: $237,517
• Equity at exit: $368,934

Cash invested: $53,172 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$996
• Tax from tax record: −$353 /mo · $4,234/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-354

Break-even live

Break-even rent $1,807

Max offer price $127,404

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7043 Avenue L Houston, TX	3.0	2.0	999	$1,845	$1.85	43d	1	0.06mi
812 Maltby St Houston, TX	2.0	1.0	860	$600	$0.70	43d	1	0.17mi
7046 Avenue F Unit F Houston, TX	1.0	1.0	700	$800	$1.14	43d	1	0.33mi
507 N 71st St Unit D Houston, TX	1.0	1.0	700	$800	$1.14	43d	1	0.34mi
505 N 71st St Unit B Houston, TX	1.0	1.0	700	$800	$1.14	43d	1	0.35mi
503 71st St Houston, TX	1.0	1.0	700	$850	$1.21	43d	1	0.35mi
217 N 72nd St Houston, TX	2.0	2.0	1017	$1,525	$1.50	43d	1	0.52mi
6707 Avenue F Unit F Houston, TX	1.0	1.0	714	$1,250	$1.75	43d	1	0.52mi
7250 Avenue C Houston, TX	1.0–3.0	1.0–2.0	886	$1,415	$1.60	1d	14	0.56mi
7310 Sherman St Houston, TX	1.0–3.0	1.0–2.0	879	$1,299	$1.48	2d	7	0.61mi
6602 Avenue R Unit D Houston, TX	2.0	1.0	830	$1,235	$1.49	7d	1	0.64mi
7530 Canal St Unit 12 Houston, TX	2.0	1.0	825	$1,025	$1.24	4d	1	0.70mi
7530 Canal St Houston, TX	2.0	1.0	825	$938	$1.14	18d	2	0.70mi
7530 Canal St Houston, TX	2.0	1.0	825	$988	$1.20	12d	2	0.70mi
7520 Avenue C Houston, TX	1.0–2.0	1.0–2.0	745	$1,313	$1.76	43d	31	0.77mi
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$2,478	$2.01	2d	2	0.85mi
5601 Canal St Unit 1148 Houston, TX	1.0	1.0	777	$1,342	$1.73	3d	1	1.15mi
5601 Canal St Unit 1162 Houston, TX	1.0	1.0	777	$1,345	$1.73	5d	1	1.15mi
5601 Canal St Unit 2148 Houston, TX	2.0	2.0	943	$1,532	$1.62	3d	1	1.15mi
5601 Canal St Unit 424 Houston, TX	2.0	2.0	943	$1,540	$1.63	7d	1	1.17mi
5601 Canal St Unit 1174 Houston, TX	1.0	1.0	777	$1,334	$1.72	12d	1	1.17mi
5601 Canal St Unit 2174 Houston, TX	2.0	2.0	943	$1,575	$1.67	12d	1	1.17mi
5601 Canal St Unit 5616 Houston, TX	1.0	1.0	777	$1,384	$1.78	10d	1	1.17mi
5601 Canal St Unit 5622 Houston, TX	1.0	1.0	777	$1,375	$1.77	43d	1	1.17mi
5601 Canal St Unit 324 Houston, TX	1.0	1.0	777	$1,345	$1.73	7d	1	1.17mi
5601 Canal St Unit 5616 Houston, TX	1.0	1.0	777	$1,380	$1.78	14d	1	1.17mi
5601 Canal St Unit 5658 Houston, TX	2.0	2.0	943	$1,564	$1.66	10d	1	1.17mi
6526 Jamail Dr Houston, TX	2.0	2.0	1025	$1,449	$1.41	43d	1	1.20mi
6520 Jamail Dr Houston, TX	2.0	2.0	1025	$1,504	$1.47	2d	4	1.23mi
2203 Pearl St Houston, TX	3.0	2.0	1298	$1,570	$1.21	14d	1	1.23mi
956 Villa De Matel Rd Houston, TX	2.0	1.0	928	$1,039	$1.12	22d	1	1.26mi
956 Villa De Matel Rd Houston, TX	1.0	1.0	736	$899	$1.22	43d	1	1.26mi
956 Villa De Matel Rd Houston, TX	2.0	1.0	928	$1,039	$1.12	24d	1	1.26mi
956 Villa De Matel Rd Houston, TX	1.0	1.0	736	$899	$1.22	18d	1	1.26mi
960 Villa De Matel Rd Houston, TX	2.0	1.0	1056	$1,129	$1.07	24d	1	1.29mi
1016 S Wayside Dr Houston, TX	3.0	2.0	1021	$1,425	$1.40	43d	1	1.33mi
1010 S Wayside Dr Houston, TX	1.0	1.0	700	$1,255	$1.79	43d	1	1.34mi
1010 S Wayside Dr Unit 504 Houston, TX	2.0	1.0	844	$1,398	$1.66	43d	1	1.34mi
1010 S Wayside Dr Unit 505 Houston, TX	2.0	1.0	844	$1,602	$1.90	43d	1	1.34mi
1010 S Wayside Dr Unit 402 Houston, TX	2.0	2.0	950	$1,659	$1.75	43d	1	1.34mi

Listing history 14 events

1. 2026-06-18
   days on market $189,900 Active 51 DOM
2. 2026-06-17
   days on market $189,900 Active 50 DOM
3. 2026-06-16
   days on market $189,900 Active 49 DOM
4. 2026-06-15
   days on market $189,900 Active 48 DOM
5. 2026-06-13
   days on market $189,900 Active 46 DOM
6. 2026-06-10
   days on market $189,900 Active 42 DOM
7. 2026-06-08
   days on market $189,900 Active 41 DOM
8. 2026-06-07
   days on market $189,900 Active 40 DOM
9. 2026-06-04
   days on market $189,900 Active 37 DOM
10. 2026-06-01
    days on market $189,900 Active 34 DOM
11. 2026-05-31
    days on market $189,900 Active 33 DOM
12. 2026-04-28
    listed $195,000 Active 773-char remark
13. 2019-02-04
    soldstatus
14. 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: $4,234 · $353/mo
• Projected year-2 tax: $4,234 · $353/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $16,315
• − Mortgage interest: −$10,637
• − Property taxes: −$4,234
• − Insurance: −$950
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$5,524
• Taxable loss: −$7,641
• Est. tax savings @ 24.0%: +$1,834
• After-tax cash flow: $-2,411/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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

-2.6% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $189,900 HARMLS
• 2026-04-28 Listed $195,000 HARMLS
• 2019-02-04 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,234 · +14.6% YoY. Source: county tax records.