13811 Flagstone Dr · Houston, TX 77041

$220,000

3 bd · 2.0 ba · 1,414 sqft · SingleFamily · 14 Days on market

Built 1980 Fair condition 6,050 sqft lot Est $222k · at est. $35/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 +10.4/30.0
• ARV discount +7.9/15.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0

Listing remarks

Investor special! This 3-bedroom, 2-bath home offers a great opportunity for investors, flippers, or buyers looking to add value. Featuring a functional single-story floor plan, spacious living area, attached garage, and a fenced backyard, this property has strong potential for renovation and customization. Situated in an established neighborhood with convenient access to Hwy 290, Hwy 6, shopping, dining, and major employment centers. Whether you're looking for your next fix-and-flip project or a long-term rental investment, this property presents an excellent opportunity to maximize value. Property is being sold as-is.

Key facts

• Spacious living area
• Fenced backyard
• 6,050 sq ft lot

Tags

• SINGLE-STORY FLOOR PLAN
• SPACIOUS LIVING AREA
• FENCED BACKYARD
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS TO HWY 290
• CONVENIENT ACCESS TO HWY 6

Property features AI

Finance

• Other: Rooms total: 8; Living area reported as 1,414
• HOA & community: Chimney Hill Community association; Annual association fee; Community clubhouse, playground, and tennis courts; Association fee covers clubhouse and recreation facilities

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer
• Home design: Residential property; Built in 1980; Slab foundation; Composition roof
• Construction: Brick and cement siding construction
• Exterior features: Fenced backyard; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Granite counters
• Bedrooms: Primary bedroom (First level); Bedroom (First level); Bedroom (First level)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Granite counters; Wood-burning fireplace
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (17.2% below list).
• Recommended offer: $182k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hairgrove El (math 52% / reading 53%, grade C-, #720 of 4,322 statewide, top 17%, 769 students, 88% FRL); Labay Middle (math 46% / reading 47%, grade D+, #443 of 1,662 statewide, top 28%, 1,199 students, 70% FRL); Cypress-Fairbanks J J A E P (12 students, 0% FRL).
• Market conditions: Rents flat; 177 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,218 (17.2% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $221,998
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7607 Wovenwood Ln	0.04mi	3/2.0	1,430 (+1%)	6mo	$215,000	$150	91
7611 Millbrae Ln	0.08mi	3/2.0	1,450 (+2%)	7mo	$215,000	$148	86
7439 Kite Hill Dr	0.20mi	3/2.0	1,356 (-4%)	2mo	$219,000	$162	82
7614 Kite Hill Dr	0.14mi	3/2.0	1,301 (-8%)	4mo	$195,000	$150	77
13215 Vista Oro Dr	0.57mi	3/1.5	1,430 (+1%)	2mo	$169,900	$119	68
13322 Chaston Dr	0.52mi	3/2.0	1,364 (-4%)	6mo	$219,997	$161	65
7315 Weatherhill Ln	0.37mi	3/2.0	1,573 (+11%)	1mo	$239,900	$153	63
13222 Noblecrest Dr	0.59mi	3/2.0	1,348 (-5%)	2mo	$212,000	$157	62
7315 Millbrae Ln	0.34mi	3/2.0	1,589 (+12%)	4mo	$254,900	$160	60
13411 Blazey Dr	0.34mi	3/2.5	1,603 (+13%)	0mo	$235,000	$147	60
7331 Burkridge Dr	0.64mi	3/2.0	1,302 (-8%)	8mo	$229,900	$177	50
13122 Eldridge Chase Ct	0.72mi	3/2.0	1,556 (+10%)	2mo	$270,000	$174	48

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

Projected returns pro-forma

-1.47% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.46×
• Total profit: $-33,423
• Equity at exit: $48,189

10-year hold

• IRR: -9.4%
• Equity multiple: 0.28×
• Total profit: $-44,207
• Equity at exit: $46,523

Cash invested: $61,600 (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 77041

• Home prices YoY: -0.6%
• Rents YoY: 0.2%
• Active inventory: 177
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$35
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-116

Break-even live

Break-even rent $1,969

Max offer price $203,237

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-40	+0% $-116	+5% $-192	+10% $-268
Rent	-10% $-260	-5% $-188	+0% $-116	+5% $-44	+10% $28
Rate	-1.0pp $-5	-0.5pp $-60	base $-116	+0.5pp $-173	+1.0pp $-231

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7511 Stamen Dr Houston, TX	3.0	2.5	1575	$2,350	$1.49	45d	1	0.23mi
13200 Firebrick Dr Houston, TX	2.0	2.0	1131	$1,708	$1.51	26d	1	0.65mi
14811 West Rd Houston, TX	2.0	2.0	943	$1,455	$1.54	45d	1	0.77mi
14811 West Rd Houston, TX	2.0	2.0	943	$1,455	$1.54	26d	1	0.77mi
8261 Sunbury Ln Houston, TX	2.0	2.0	900	$1,322	$1.47	45d	1	0.80mi
14811 West Rd Unit 14844 Houston, TX	3.0	2.0	1570	$2,172	$1.38	12d	1	0.80mi
14811 West Rd Unit 422 Houston, TX	2.0	2.0	1081	$1,658	$1.53	9d	1	0.80mi
14811 West Rd Unit 3148 Houston, TX	3.0	2.0	1570	$2,132	$1.36	0d	1	0.80mi
14811 West Rd Unit 425 Houston, TX	2.0	2.0	1081	$1,642	$1.52	0d	1	0.80mi
14811 West Rd Unit 14834 Houston, TX	2.0	2.0	1081	$1,682	$1.56	12d	1	0.80mi
14811 West Rd Unit 14848 Houston, TX	2.0	2.0	1187	$1,809	$1.52	45d	1	0.80mi
14811 West Rd Unit 424 Houston, TX	2.0	2.0	1081	$1,658	$1.53	7d	1	0.80mi
14811 West Rd Unit 14838 Houston, TX	2.0	2.0	943	$1,599	$1.70	14d	1	0.80mi
8335 Columbia Forest Dr Houston, TX	3.0	3.0	1767	$2,000	$1.13	45d	1	0.88mi
8255 Sunbury Ln Unit 8288 Houston, TX	3.0	2.0	1185	$1,561	$1.32	18d	1	0.93mi
8255 Sunbury Ln Apt 424 Houston, TX	2.0	2.0	900	$1,051	$1.17	18d	1	0.93mi
13339 West Rd Houston, TX	2.0	2.0	1327	$1,500	$1.13	45d	1	0.96mi
8255 Sunbury Ln Houston, TX	1.0–3.0	1.0–2.0	892	$1,709	$1.91	1d	27	0.99mi
13330 West Rd Houston, TX	1.0–3.0	1.0–2.0	1021	$1,837	$1.80	0d	38	1.02mi
13333 West Rd Unit 525 Houston, TX	3.0	2.0	1337	$1,873	$1.40	0d	1	1.03mi
13333 West Rd Unit 422 Houston, TX	2.0	2.0	995	$1,415	$1.42	9d	1	1.03mi
13333 West Rd Unit 13366 Houston, TX	3.0	2.0	1337	$1,934	$1.45	45d	1	1.03mi
13333 West Rd Unit 2162 Houston, TX	2.0	2.0	995	$1,415	$1.42	7d	1	1.03mi
13333 West Rd Unit 13370 Houston, TX	2.0	2.0	995	$1,439	$1.45	12d	1	1.03mi
13333 West Rd Unit 2228 Houston, TX	2.0	2.0	995	$1,399	$1.41	0d	1	1.03mi
13333 West Rd Unit 13390 Houston, TX	2.0	2.0	995	$1,500	$1.51	45d	1	1.03mi
13333 West Rd Unit 2165 Houston, TX	2.0	2.0	995	$1,440	$1.45	0d	1	1.03mi
13333 West Rd Unit 3174 Houston, TX	3.0	2.0	1337	$1,924	$1.44	0d	1	1.03mi
8440 Easton Commons Dr Unit 8497 Houston, TX	2.0	2.0	907	$1,233	$1.36	12d	1	1.06mi
8440 Easton Commons Dr Unit 2165 Houston, TX	2.0	2.0	907	$1,193	$1.32	0d	1	1.06mi
13333 West Rd Houston, TX	2.0	2.0	1131	$1,708	$1.51	45d	1	1.09mi
13333 West Rd Houston, TX	2.0	2.0	1131	$1,708	$1.51	14d	1	1.09mi
13333 West Rd Unit 3047 Houston, TX	3.0	2.0	1337	$1,924	$1.44	13d	1	1.11mi
8550 Easton Commons Dr Unit 8583 Houston, TX	3.0	2.0	1325	$1,837	$1.39	18d	1	1.17mi
15125 West Rd Houston, TX	1.0–3.0	1.0–2.0	969	$1,995	$2.06	1d	29	1.19mi
8550 Easton Commons Dr Houston, TX	1.0–2.0	1.0–2.0	824	$1,675	$2.03	1d	16	1.20mi
8550 Easton Commons Dr Houston, TX	3.0	2.0	1325	$1,945	$1.47	45d	1	1.20mi
15131 West Rd Houston, TX	3.0	2.0	1295	$1,885	$1.46	45d	1	1.25mi
15131 West Rd Houston, TX	2.0	2.0	1095	$1,440	$1.32	26d	1	1.25mi
15131 West Rd Houston, TX	3.0	2.0	1295	$1,885	$1.46	24d	1	1.25mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 10 events

1. 2026-06-21
   days on market $220,000 Active 14 DOM
2. 2026-06-18
   days on market $220,000 Active 11 DOM
3. 2026-06-17
   days on market $220,000 Active 10 DOM
4. 2026-06-16
   days on market $220,000 Active 9 DOM
5. 2026-06-15
   days on market $220,000 Active 8 DOM
6. 2026-06-13
   days on market $220,000 Active 6 DOM
7. 2026-06-13
   days on market $220,000 Active 5 DOM
8. 2026-06-09
   pricedays on market $220,000 Active 2 DOM
9. 2026-06-08
   remarks 627-char remark
10. 2026-06-08
    listed $215,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,866
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − HOA: −$420
• − Depreciation: −$6,400
• Taxable loss: −$5,176
• Est. tax savings @ 24.0%: +$1,242
• After-tax cash flow: $-148/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This single-family home requires significant repairs and maintenance, including a new roof, exterior and interior painting, and landscaping improvements. While it has potential, the current condition is not investor-ready and requires substantial work to increase its value.

Repairs flagged

• Major roof — The satellite image suggests potential roof damage.
• Major exterior siding — The siding is peeling and the paint is chipping.
• Major interior walls — The walls have visible damage and the paint is peeling.
• Major landscaping — The landscaping is overgrown and in need of maintenance.
• Major HVAC/mechanicals — The overall condition suggests they may need attention, though specific details are not visible.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint can improve the curb appeal and interior aesthetics, making the home more attractive to buyers and renters.
• Both Replace the roof — A new roof will protect the home from water damage and improve its overall appearance.
• Both Trim and maintain the landscaping — A well-maintained yard can enhance the home's curb appeal and add value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image suggests potential roof damage.	Major	$15,000–50,000
exterior siding · The siding is peeling and the paint is chipping.	Major	$15,000–50,000
interior walls · The walls have visible damage and the paint is peeling.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and in need of maintenance.	Major	$15,000–50,000
HVAC/mechanicals · The overall condition suggests they may need attention, though specific details are not visible.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint can improve the curb appeal and interior aesthetics, making the home more attractive to buyers and renters. ↑
• Both Replace the roof — A new roof will protect the home from water damage and improve its overall appearance. ↑
• Both Trim and maintain the landscaping — A well-maintained yard can enhance the home's curb appeal and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,349
• Household income: $77,083
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 537.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 25% White 23% Asian 16% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 36% Cuban 2% Salvadoran 1%
• Common ancestry: Italian 1% Portuguese 1% Romanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 39% Vietnamese 8% Other Indo-European 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: ▼ -1.47%
• Current HPI: 241.5096
• Rent YoY: ▲ 0.25%
• 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

1 event — show timeline

• 2026-06-07 Listed $215,000 HARMLS