11714 Elizabeth Ct · Tomball, TX 77362

$255,000

3 bd · 2.0 ba · 1,590 sqft · SingleFamily public records · 1 Days on market

Built 2006 5,375 sqft lot Est $259k · at est. $42/mo HOA · 2% 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).

• Cash flow +12.2/30.0
• ARV discount +8.2/15.0
• Schools +5.8/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just 3 minutes from Highway 249, this one story treasure has been immaculately cared for and will not last long! Walk in to the reading area with beautiful high ceilings and arch ways. The spacious kitchen has plenty of counter space with gas stove and stainless steel appliances. You will find plenty of room to add an island if you choose. The kitchen is open to the dining and living area. Wired for security cameras and the outside lights on timers for added piece of mind. Updated lighting and ceiling fans throughout the home for added comfort and reduced energy bills! 5 USB plugs for conveniently charging devices. Roof replaced in 2017. New water heater. Welcome home!

Key facts

• Laminate flooring
• Spacious kitchen
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• WALK-IN MASTER SHOWER
• LAMINATE FLOORING
• ATTACHED 2 CAR GARAGE
• HIGH CEILINGS
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Lease considered
• HOA & community: Community Management Innovations association; Annual association fee of $504

Exterior

• Parking: Attached 2-car garage
• Security: Prewired for security
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2006; Slab foundation; Composition roof
• Construction: Brick and cement siding construction
• Exterior features: Deck; Patio; Fenced backyard; Subdivision lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Pantry
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 12); Two additional bedrooms on the first floor (each approx. 13 x 11); Den on the first floor (approx. 16 x 15); Dining room on the first floor (approx. 14 x 12)
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Granite counters; Kitchen/family room combo; Pantry; Tub with shower; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-51 ($-610/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (12.0% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.7% in Tomball — 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 75/100 on livability (#155 in TX, #4,239 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: amenities F, commute F.
• Tomball ISD (suburban): math 66% / reading 63% proficiency, ranked #25 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Decker Prairie El (math 29% / reading 34%, grade F, #2,396 of 4,322 statewide, top 56%, 755 students, 40% FRL); Tomball Int (math 55% / reading 45%, grade C, #347 of 1,662 statewide, top 21%, 988 students, 46% FRL); Tomball H S (math 74% / reading 69%, grade B+, #111 of 1,632 statewide, top 7%, 2,801 students, 34% FRL).
• Zoned-school proficiency averages 51% at this address vs 64% district-wide (-14 pts) — the specific schools serving this property underperform the Tomball ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 172 active listings in the ZIP; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,444 (12.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.88% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $259,170
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11843 Belle Ct	0.07mi	3/2.0	1,534 (-4%)	2mo	$249,900	$163	89
32211 Decker Oaks Dr	0.23mi	3/2.0	1,556 (-2%)	2mo	$249,300	$160	84
32002 Sue Ln	0.06mi	3/2.0	1,464 (-8%)	6mo	$260,000	$178	79
12050 Quartersawn Ln	0.40mi	3/2.0	1,556 (-2%)	1mo	$269,000	$173	77
12038 Powderhorn Ln	0.32mi	3/2.0	1,556 (-2%)	5mo	$265,000	$170	77
32214 Annice Ln	0.27mi	3/2.0	1,530 (-4%)	6mo	$240,000	$157	76
32102 Decker Oaks Dr	0.17mi	4/2.0 (+1)	1,626 (+2%)	9mo	$249,900	$154	76
12035 Powderhorn Ln	0.30mi	3/2.0	1,556 (-2%)	9mo	$260,000	$167	75
12035 Fairquarter Ln	0.33mi	3/2.0	1,414 (-11%)	1mo	$240,000	$170	65
32126 Annice Ln	0.23mi	3/2.0	1,817 (+14%)	4mo	$263,000	$145	62
12203 Hickory Hollow Ln	0.56mi	3/2.0	1,716 (+8%)	1mo	$269,900	$157	59
12118 Quail Hollow Ln	0.59mi	3/1.5	1,383 (-13%)	0mo	$214,900	$155	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-44,489
• Equity at exit: $38,021

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-42,621
• Equity at exit: $22,048

Cash invested: $71,400 (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 77362

• Home prices YoY: -29.1%
• Active inventory: 172
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,244 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$338 /mo · $4,062/yr
• Insurance: −$106
• HOA: −$42
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-51

Break-even live

Break-even rent $2,309

Max offer price $246,013

Occupancy floor 97%

Sensitivity live

Price	-10% $93	-5% $21	+0% $-51	+5% $-123	+10% $-195
Rent	-10% $-228	-5% $-140	+0% $-51	+5% $38	+10% $126
Rate	-1.0pp $78	-0.5pp $14	base $-51	+0.5pp $-117	+1.0pp $-184

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: watergassecurity

Listing history 3 events

1. 2026-06-22
   price $255,000 Active 1 DOM
2. 2026-06-21
   remarks 699-char remark
3. 2026-06-21
   listed $264,990 Active 1 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: $4,062 · $338/mo
• Projected year-2 tax: $4,666 · $389/mo
• Expected delta: +$605/yr (+$50/mo · 14.9%)

ⓘ 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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $26,933
• − Mortgage interest: −$14,284
• − Property taxes: −$4,062
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − HOA: −$504
• − Depreciation: −$7,418
• Taxable loss: −$4,919
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $570/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: Tomball ISD
• NCES district ID: 4842960
• Math proficiency: 66% ▼ -6.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $86,552
• Composite: 58.32/100
• National rank: #1014
• State rank: #25 of 826 in TX

Livability — Tomball

• Score: 75/100
• State rank: #155
• US rank: #4239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 113,991
• Population (ZIP): 7,474

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 10% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 4% Slovak 4% Serbian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 18% Other Indo-European 2%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.65%
• Current HPI: 284.6412
• Rent YoY: —
• Metro: —
• 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

+211.8% since first listed

28 events — show timeline

• 2026-06-20 Listed $264,990 HARMLS
• 2024-04-06 Rental Removed $1,900 HARMLS
• 2024-04-01 Listed for Rent $1,900 HARMLS
• 2024-03-31 Rental Removed $1,950 HARMLS
• 2024-02-09 Price Changed $1,950 HARMLS
• 2024-02-08 Price Changed $1,900 HARMLS
• 2024-01-24 Price Changed $1,950 HARMLS
• 2023-12-27 Listed for Rent $2,000 HARMLS
• 2023-10-02 Sold (Public Records) — Public Records
• 2023-10-02 Sold (MLS) — HARMLS
• 2023-09-06 Pending — HARMLS
• 2023-08-19 Listed $258,500 HARMLS
• 2023-08-14 Coming Soon $258,500 HARMLS
• 2017-02-17 Sold (Public Records) — Public Records
• 2017-02-16 Sold (MLS) — HARMLS
• 2017-02-05 Pending — HARMLS
• 2017-01-22 Pending — HARMLS
• 2017-01-09 Price Changed $154,000 HARMLS
• 2016-12-23 Listed $159,000 HARMLS
• 2011-06-30 Sold (MLS) — HARMLS
• 2011-06-08 Listing Removed — HARMLS
• 2011-05-22 Listed $110,000 HARMLS
• 2011-05-03 Sold (Public Records) $603,562 Public Records
• 2010-11-08 Sold (MLS) — HARMLS
• 2010-10-14 Listing Removed — HARMLS
• 2010-08-04 Listed $92,500 HARMLS
• 2010-06-17 Listing Removed — HARMLS
• 2010-03-03 Listed $85,000 HARMLS

Property tax history

+11.7%/yr

Latest (2025): $4,062 · +0.4% YoY. Source: county tax records.