11720 Chanteloup Dr · Houston, TX 77047

$245,000

3 bd · 2.5 ba · 2,124 sqft · SingleFamily public records · 9 Days on market

Built 2004 4,225 sqft lot $115/sqft · at area comps Est $248k · at est. $81/mo HOA · 3% 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 +14.0/30.0
• ARV discount +8.0/15.0
• 1% rule +5.5/10.0
• DSCR +4.2/10.0
• 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 MLS

* * * Investor/Handyman Special!! Great location!! Easy Access to Medical Center, Downtown Houston, Galleria And Freeport! House is "selling as is" and owner will do no repairs. Tennant occupied but will be moving out end of July early Aug. , serious buyers only. Pictures were taken prior to tenant move in.

Key facts

• Private bath
• New a/c
• New roof

Tags

• UPDATED KITCHEN FLOOR
• NEW ROOF
• NEW A/C
• PRIVATE BATH
• GENEROUS CLOSET SPACE
• NEW RECREATION CENTER

Property features AI

Finance

• Other: Lot in subdivision; Asphalt road
• HOA & community: City Park HOA/Spectrum HOA; Annual association fee; Association provides grounds maintenance, playground, park, security, trails, and trash service

Exterior

• Parking: Detached 2-car garage; Driveway; Additional parking; Alley access; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south; Built in 2004; Full ownership; Slab foundation
• Construction: Cement siding; Composition roof
• Exterior features: Deck; Patio; Private yard; Fenced backyard

Interior

• Kitchen: Dishwasher; Electric oven; Gas oven; Gas cooktop; Free-standing range; Microwave; Disposal; Refrigerator
• Bedrooms: Primary bedroom (Second level); Bedroom (Second level); Bedroom (Second level); Office (First level); Living room (First level); Family room (First level); Dining room (First level); Breakfast room/nook (First level); Utility room (First level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Granite counters; Kitchen/Family room combo; Kitchen/Dining combo; Bath in primary bedroom; Soaking tub; Separate shower; Tub/shower; Ceiling fan(s); Programmable thermostat; Pantry; Gas fireplace with gas log
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $30 ($364/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Cap rate 6.4% 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: Almeda El (math 20% / reading 26%, grade F, #3,277 of 4,322 statewide, top 77%, 800 students, 94% FRL); Lawson Middle (math 21% / reading 27%, grade F, #1,301 of 1,662 statewide, top 79%, 1,274 students, 96% 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 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 284 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 39% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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

• Watch-outs: property tax is 2.6% of price.
• 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 $245,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 7.9

CMA / ARV

• ARV (median comp): $247,557
• List price: $245,000
• Delta: 0.95%
• 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
11914 Longwood Garden Way	0.19mi	3/2.5	2,124 (0%)	2mo	$270,000	$127	89
1708 Claremont Garden Cir	0.39mi	3/2.5	2,132 (+0%)	0mo	$269,900	$127	81
11930 Prior Park Dr	0.34mi	4/2.5 (+1)	1,933 (-9%)	1mo	$255,000	$132	63
1618 City Nights Way	0.53mi	4/2.5 (+1)	2,249 (+6%)	3mo	$315,000	$140	58
11929 Sanspereil Dr	0.27mi	4/2.5 (+1)	1,820 (-14%)	1mo	$244,900	$135	58
12209 City Skyline Ct	0.48mi	4/3.0 (+1)	2,259 (+6%)	3mo	$340,000	$151	58
1926 Lingard Park Ct	0.53mi	3/2.0	1,926 (-9%)	2mo	$283,797	$147	56
1406 Lake City Ln	0.56mi	4/2.5 (+1)	2,292 (+8%)	1mo	$340,000	$148	55
11726 Dandy Park Ct	0.47mi	3/2.0	1,860 (-12%)	1mo	$289,000	$155	55
2631 Skyview Downs Dr	0.67mi	3/2.5	1,965 (-8%)	2mo	$299,000	$152	54
2122 Mateo Park Dr	0.69mi	4/2.0 (+1)	2,284 (+8%)	2mo	$302,000	$132	46
2666 Skyview Knoll Ct	0.74mi	3/2.0	1,810 (-15%)	2mo	$235,000	$130	37

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-45,089
• Equity at exit: $36,530

10-year hold

• IRR: -22.1%
• Equity multiple: 0.05×
• Total profit: $-65,018
• Equity at exit: $21,183

Cash invested: $68,600 (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: 284
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,576 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$537 /mo · $6,445/yr
• Insurance: −$102
• HOA: −$81
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $30

Break-even live

Break-even rent $2,538

Max offer price $245,000

Occupancy floor 94%

Sensitivity live

Price	-10% $169	-5% $100	+0% $30	+5% $-39	+10% $-108
Rent	-10% $-173	-5% $-71	+0% $30	+5% $132	+10% $234
Rate	-1.0pp $154	-0.5pp $93	base $30	+0.5pp $-33	+1.0pp $-98

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11826 Fortune Park Dr Houston, TX	3.0	2.0	1913	$2,100	$1.10	45d	1	0.59mi
1409 Woods Lake Ct Houston, TX	3.0	2.5	1719	$2,191	$1.27	45d	1	0.61mi
2706 Skyview Downs Dr Houston, TX	4.0	2.5	2464	$2,200	$0.89	3d	1	0.78mi
3002 Crown Gate Dr Unit 1568481P Houston, TX	4.0	2.5	2195	$3,345	$1.52	1d	1	1.03mi
3013 Maughan Heights Trl Houston, TX	4.0	2.5	2386	$5,000	$2.10	0d	1	1.04mi
12320 Chesney Downs Dr Houston, TX	4.0	2.5	2000	$3,500	$1.75	4d	1	1.04mi
2920 Stamford Hill Ln Houston, TX	3.0	2.0	1690	$2,200	$1.30	45d	1	1.04mi
3020 Gunnersbury Dr Houston, TX	4.0	2.0	1670	$1,499	$0.90	16d	1	1.10mi
13426 Sombrero Cay Dr Houston, TX	4.0	3.0	2108	$2,300	$1.09	45d	1	1.24mi
10415 Lancaster Ln Houston, TX	3.0–4.0	2.5	1937	$2,525	$1.30	22d	1	1.41mi
13802 Greyfield Ln Houston, TX	4.0	2.5	2350	$2,400	$1.02	1d	1	1.43mi
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,450	$1.35	23d	1	1.44mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,400	$1.32	6d	1	1.44mi
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	19d	1	1.46mi

HOA detail

• Monthly dues: $81 · $972/yr

Listing history 16 events

1. 2026-06-13
   days on market $245,000 Pending 9 DOM
2. 2026-06-10
   status $245,000 Pending 5 DOM
3. 2026-06-09
   days on market $245,000 Active 5 DOM
4. 2026-06-08
   days on market $245,000 Active 4 DOM
5. 2026-06-07
   remarks 690-char remark
6. 2026-06-07
   pricedays on marketlisting id $245,000 Active 3 DOM
7. 2026-06-04
   days on market $249,900 Active 70 DOM
8. 2026-06-01
   days on market $249,900 Active 67 DOM
9. 2026-05-31
   days on market $249,900 Active 66 DOM
10. 2026-05-01
    price $249,900 692-char remark
11. 2026-03-26
    listed $255,000 Active 692-char remark
12. 2018-09-05
    soldstatus
13. 2018-08-31
    soldstatus Sold 322-char remark

    Show marketing remark (322 chars)

    * * * Investor/Handyman Special!! Great location!! Easy Access to Medical Center, Downtown Houston, Galleria And Freeport! House is "selling as is" and owner will do no repairs. Tennant occupied but will be moving out end of July early Aug. , serious buyers only. Pictures were taken prior to tenant move in.

14. 2018-08-11
    status Pending 322-char remark

    Show marketing remark (322 chars)

    * * * Investor/Handyman Special!! Great location!! Easy Access to Medical Center, Downtown Houston, Galleria And Freeport! House is "selling as is" and owner will do no repairs. Tennant occupied but will be moving out end of July early Aug. , serious buyers only. Pictures were taken prior to tenant move in.

15. 2018-07-21
    listed $165,000 Active 322-char remark

    Show marketing remark (322 chars)

    * * * Investor/Handyman Special!! Great location!! Easy Access to Medical Center, Downtown Houston, Galleria And Freeport! House is "selling as is" and owner will do no repairs. Tennant occupied but will be moving out end of July early Aug. , serious buyers only. Pictures were taken prior to tenant move in.

16. 2015-03-18
    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: $6,445 · $537/mo
• Projected year-2 tax: $6,445 · $537/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 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $30,916
• − Mortgage interest: −$13,724
• − Property taxes: −$6,445
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − HOA: −$972
• − Depreciation: −$7,127
• Taxable loss: −$3,524
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $1,210/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

+48.5% since first listed

11 events — show timeline

• 2026-06-13 Pending — HARMLS
• 2026-06-09 Pending — HARMLS
• 2026-06-04 Listing Removed — HARMLS
• 2026-06-04 Listed $245,000 HARMLS
• 2026-05-01 Price Changed $249,900 HARMLS
• 2026-03-26 Listed $255,000 HARMLS
• 2018-09-05 Sold (Public Records) — Public Records
• 2018-08-31 Sold (MLS) — HARMLS
• 2018-08-11 Pending — HARMLS
• 2018-07-21 Listed $165,000 HARMLS
• 2015-03-18 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $6,445 · -6.4% YoY. Source: county tax records.