6611 Avenue O · Houston, TX 77011

$380,000

3 bd · 2.5 ba · 1,912 sqft · Land · 96 Days on market

Built 2026 2,500 sqft lot $199/sqft · 11% above area Est $344k · 11% over

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Why this score? — see what drove the F 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
• Cash flow +6.2/30.0
• Livability +3.7/5.0
• ARV discount +2.7/15.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +0.6/10.0
• 1% rule +0.3/10.0

Listing remarks MLS

This Contemporary Modern Home in East End features 3 bedrooms, 2.5 bathrooms with an open floor plan, high ceilings, a remarkable kitchen with quartz island and stainless steel appliances, living and dining area with plenty of lighting, powder room downstairs, a spacious gated backyard with a covered patio, epoxy concrete. The home and bathrooms are equipped with beautiful quartz countertops, soft close cabinets through out the kitchen. The first floor has tile floors, laminate flooring on the second floor and includes dual vanities in the primary bedroom and a vast walk-in closet. Garage has epoxy coating, Garage Opener included. No Hoa or Deed Restrictions. Ready to move in!

Key facts

• Open floor plan
• Quartz island
• Remarkable kitchen

Tags

• OPEN FLOOR PLAN
• REMARKABLE KITCHEN
• QUARTZ ISLAND
• STAINLESS STEEL APPLIANCES
• SPACIOUS GATED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $380k.

Deal economics

• At list price, monthly cash flow is $-686 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (46.9% below list).
• Recommended offer: $202k (46.9% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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: schools D, 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.
• Market conditions: Rents soft (-2.9%/yr); 161 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $2,017/mo this rent would consume 48% of the median local household income ($50k/yr) (locally 655% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $201,686 (46.9% 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 96 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.53% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.73%
• DSCR: 0.66
• GRM: 15.7

CMA / ARV

• ARV (median comp): $343,587
• List price: $380,000
• Delta: 10.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.2%
• Equity multiple: 2.48×
• Total profit: $157,188
• Equity at exit: $342,334

10-year hold

• IRR: 16.6%
• Equity multiple: 5.57×
• Total profit: $486,294
• Equity at exit: $738,256

Cash invested: $106,400 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-686

Break-even live

Break-even rent $2,885

Max offer price $258,858

Occupancy floor —

Sensitivity live

Price	-10% $-471	-5% $-578	+0% $-686	+5% $-793	+10% $-901
Rent	-10% $-845	-5% $-765	+0% $-686	+5% $-606	+10% $-526
Rate	-1.0pp $-494	-0.5pp $-589	base $-686	+0.5pp $-784	+1.0pp $-884

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$3,836	$3.11	0d	2	0.62mi
207 Edgewood St Houston, TX	3.0	4.0	2577	$3,250	$1.26	45d	1	1.02mi
5504 Texas St Unit 1514810P Houston, TX	3.0	2.5	1808	$7,146	$3.95	0d	1	1.05mi
5502 Texas St Unit 1514806P Houston, TX	3.0	2.5	1808	$7,179	$3.97	0d	1	1.06mi
7334 Texas St Houston, TX	3.0	2.0	1782	$2,200	$1.23	45d	1	1.26mi
5121 Polk St Unit 1 Houston, TX	2.0	1.0	1300	$1,600	$1.23	25d	1	1.37mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,199	$0.86	25d	1	1.45mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,982	$1.42	45d	1	1.45mi
2 Jenkins St Houston, TX	3.0	2.0	1242	$2,250	$1.81	45d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $380,000 Active 96 DOM
2. 2026-06-18
   days on market $380,000 Active 93 DOM
3. 2026-06-17
   days on market $380,000 Active 92 DOM
4. 2026-06-16
   days on market $380,000 Active 91 DOM
5. 2026-06-15
   days on market $380,000 Active 90 DOM
6. 2026-06-13
   days on market $380,000 Active 88 DOM
7. 2026-06-10
   days on market $380,000 Active 84 DOM
8. 2026-06-08
   days on market $380,000 Active 83 DOM
9. 2026-06-07
   days on market $380,000 Active 82 DOM
10. 2026-06-04
    days on market $380,000 Active 79 DOM
11. 2026-06-01
    days on market $380,000 Active 76 DOM
12. 2026-05-31
    days on market $380,000 Active 75 DOM
13. 2026-03-17
    historical

    Show marketing remark (685 chars)

    This Contemporary Modern Home in East End features 3 bedrooms, 2.5 bathrooms with an open floor plan, high ceilings, a remarkable kitchen with quartz island and stainless steel appliances, living and dining area with plenty of lighting, powder room downstairs, a spacious gated backyard with a covered patio, epoxy concrete. The home and bathrooms are equipped with beautiful quartz countertops, soft close cabinets through out the kitchen. The first floor has tile floors, laminate flooring on the second floor and includes dual vanities in the primary bedroom and a vast walk-in closet. Garage has epoxy coating, Garage Opener included. No Hoa or Deed Restrictions. Ready to move in!

14. 2026-03-17
    listed $380,000 Active 685-char remark

    Show marketing remark (685 chars)

    This Contemporary Modern Home in East End features 3 bedrooms, 2.5 bathrooms with an open floor plan, high ceilings, a remarkable kitchen with quartz island and stainless steel appliances, living and dining area with plenty of lighting, powder room downstairs, a spacious gated backyard with a covered patio, epoxy concrete. The home and bathrooms are equipped with beautiful quartz countertops, soft close cabinets through out the kitchen. The first floor has tile floors, laminate flooring on the second floor and includes dual vanities in the primary bedroom and a vast walk-in closet. Garage has epoxy coating, Garage Opener included. No Hoa or Deed Restrictions. Ready to move in!

15. 2026-02-26
    price $380,000
16. 2026-02-10
    listed $389,900 Active
17. 2026-02-10
    historical
18. 2025-12-15
    listed $380,000 Active
19. 2024-10-08
    soldstatus
20. 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: $1,536 · $128/mo
• Projected year-2 tax: $6,954 · $580/mo
• Expected delta: +$5,418/yr (+$452/mo · 352.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $24,202
• − Mortgage interest: −$21,286
• − Property taxes: −$1,536
• − Insurance: −$1,900
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$11,055
• Taxable loss: −$15,446
• Est. tax savings @ 24.0%: +$3,707
• After-tax cash flow: $-4,522/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

+0.0% since first listed

8 events — show timeline

• 2026-03-17 Listed $380,000 HARMLS
• 2026-03-17 Listing Removed — HARMLS
• 2026-02-26 Price Changed $380,000 HARMLS
• 2026-02-10 Listing Removed — HARMLS
• 2026-02-10 Listed $389,900 HARMLS
• 2025-12-15 Listed $380,000 HARMLS
• 2024-10-08 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,536 · -19.4% YoY. Source: county tax records.