11926 Jelicoe Dr · Houston, TX 77047

$245,000

4 bd · 2.5 ba · 2,080 sqft · SingleFamily public records · 36 Days on market

Built 2013 2,565 sqft lot $118/sqft · at area comps Est $253k · at est. $73/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 +10.5/30.0
• ARV discount +8.9/15.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• 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

Brand new home that includes Environments for Living package and comes with a 10 year home warranty.

Key facts

• 2,565 sq ft lot
• 2 garage spots
• Built 2013

Property features AI

Finance

• HOA & community: Community association managed by Spectrum Association Management; Annual association fee of $880; Association covers common areas and grounds maintenance; Community curbs

Exterior

• Parking: Detached garage; 2 garage spaces; Additional parking; Alley access; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Corner lot in a subdivision; Concrete road access; Full ownership; Slab foundation; Composition roof
• Construction: Built in 2013; Cement siding
• Exterior features: Fenced backyard; Porch

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Oven; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on first floor; Additional bedrooms on second floor (3); Total rooms include a game room on the second floor
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Attic fan
• Interior features: Double vanity; Kitchen and family room combined; Bath in primary bedroom; Pantry; Separate shower; Tub with shower; Ceiling fans; Kitchen and dining combined; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (9.0% below list).
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $223k (9.0% below list) — sets the bar for cash-flow.
• 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.
• 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• It's been on market 36 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 3.3% of price.
• Climate carrying-cost: major flood risk; 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 $223,057 (9.0% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 8.0

CMA / ARV

• ARV (median comp): $252,863
• List price: $245,000
• Delta: -3.11%
• 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
1708 Claremont Garden Cir	0.08mi	3/2.5 (-1)	2,132 (+2%)	0mo	$269,900	$127	87
11930 Prior Park Dr	0.16mi	4/2.5	1,933 (-7%)	1mo	$255,000	$132	80
11914 Longwood Garden Way	0.30mi	3/2.5 (-1)	2,124 (+2%)	2mo	$270,000	$127	76
1618 City Nights Way	0.31mi	4/2.5	2,249 (+8%)	3mo	$315,000	$140	70
1926 Lingard Park Ct	0.22mi	3/2.0 (-1)	1,926 (-7%)	2mo	$283,797	$147	69
12534 Chiswick Rd	0.56mi	4/2.5	1,968 (-5%)	1mo	$263,000	$134	64
12209 City Skyline Ct	0.38mi	4/3.0	2,259 (+9%)	3mo	$340,000	$151	64
11929 Sanspereil Dr	0.34mi	4/2.5	1,820 (-12%)	1mo	$244,900	$135	63
11726 Dandy Park Ct	0.28mi	3/2.0 (-1)	1,860 (-11%)	1mo	$289,000	$155	62
2122 Mateo Park Dr	0.40mi	4/2.0	2,284 (+10%)	2mo	$302,000	$132	61
1406 Lake City Ln	0.55mi	4/2.5	2,292 (+10%)	1mo	$340,000	$148	56
13110 Highbury View Ct	0.70mi	3/2.5 (-1)	2,296 (+10%)	4mo	$245,000	$107	42

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-54,750
• Equity at exit: $36,530

10-year hold

• IRR: -36.4%
• Equity multiple: -0.24×
• Total profit: $-85,388
• 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: 8.0×

Monthly cashflow live

• Estimated rent: $2,541 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$672 /mo · $8,059/yr
• Insurance: −$102
• HOA: −$73
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-124

Break-even live

Break-even rent $2,698

Max offer price $223,057

Occupancy floor 100%

Sensitivity live

Price	-10% $14	-5% $-55	+0% $-124	+5% $-194	+10% $-263
Rent	-10% $-325	-5% $-225	+0% $-124	+5% $-24	+10% $77
Rate	-1.0pp $-1	-0.5pp $-62	base $-124	+0.5pp $-188	+1.0pp $-252

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 10 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	0.23mi
1409 Woods Lake Ct Houston, TX	3.0	2.5	1719	$2,191	$1.27	45d	1	0.62mi
2706 Skyview Downs Dr Houston, TX	4.0	2.5	2464	$2,200	$0.89	4d	1	1.07mi
2920 Stamford Hill Ln Houston, TX	3.0	2.0	1690	$2,200	$1.30	45d	1	1.34mi
3013 Maughan Heights Trl Houston, TX	4.0	2.5	2386	$5,000	$2.10	0d	1	1.41mi
13426 Sombrero Cay Dr Houston, TX	4.0	3.0	2108	$2,300	$1.09	45d	1	1.41mi
3020 Gunnersbury Dr Houston, TX	4.0	2.0	1670	$1,499	$0.90	17d	1	1.42mi
3002 Crown Gate Dr Unit 1568481P Houston, TX	4.0	2.5	2195	$3,345	$1.52	1d	1	1.43mi
14435 Acuna Ln Houston, TX	3.0	2.0	1496	$1,805	$1.21	45d	1	1.44mi
12320 Chesney Downs Dr Houston, TX	4.0	2.5	2000	$3,500	$1.75	4d	1	1.45mi

HOA detail

• Monthly dues: $73 · $876/yr

Listing history 18 events

1. 2026-06-21
   days on market $245,000 Active 36 DOM
2. 2026-06-18
   days on market $245,000 Active 33 DOM
3. 2026-06-17
   days on market $245,000 Active 32 DOM
4. 2026-06-16
   days on market $245,000 Active 31 DOM
5. 2026-06-15
   days on market $245,000 Active 30 DOM
6. 2026-06-13
   days on market $245,000 Active 28 DOM
7. 2026-06-10
   days on market $245,000 Active 24 DOM
8. 2026-06-08
   days on market $245,000 Active 23 DOM
9. 2026-06-07
   pricedays on market $245,000 Active 22 DOM
10. 2026-06-04
    days on market $255,900 Active 19 DOM
11. 2026-06-01
    days on market $255,900 Active 16 DOM
12. 2026-05-31
    days on market $255,900 Active 15 DOM
13. 2026-05-16
    listed $255,900 Active 946-char remark
14. 2026-05-14
    historical $255,900 946-char remark
15. 2013-10-30
    soldstatus Sold 100-char remark

    Show marketing remark (100 chars)

    Brand new home that includes Environments for Living package and comes with a 10 year home warranty.

16. 2013-10-10
    status Pending, Continue to Show 100-char remark

    Show marketing remark (100 chars)

    Brand new home that includes Environments for Living package and comes with a 10 year home warranty.

17. 2013-06-03
    price $141,390 100-char remark

    Show marketing remark (100 chars)

    Brand new home that includes Environments for Living package and comes with a 10 year home warranty.

18. 2013-03-25
    listed $138,390 Active 100-char remark

    Show marketing remark (100 chars)

    Brand new home that includes Environments for Living package and comes with a 10 year home warranty.

ⓘ 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: $8,059 · $672/mo
• Projected year-2 tax: $8,059 · $672/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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $30,489
• − Mortgage interest: −$13,724
• − Property taxes: −$8,059
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − HOA: −$876
• − Depreciation: −$7,127
• Taxable loss: −$5,399
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $-195/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

+77.0% since first listed

7 events — show timeline

• 2026-06-04 Price Changed $245,000 HARMLS
• 2026-05-16 Listed $255,900 HARMLS
• 2026-05-14 Coming Soon $255,900 HARMLS
• 2013-10-30 Sold (MLS) — HARMLS
• 2013-10-10 Pending — HARMLS
• 2013-06-03 Price Changed $141,390 HARMLS
• 2013-03-25 Listed $138,390 HARMLS

Property tax history

+21.1%/yr

Latest (2025): $8,059 · +4.3% YoY. Source: county tax records.