2611 Skyview Long Dr · Houston, TX 77047

$239,900

3 bd · 2.0 ba · 1,590 sqft · SingleFamily public records · 2 Days on market

Built 2017 4,399 sqft lot Est $270k · 11% under $29/mo HOA · 1% 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).

• ARV discount +12.6/15.0
• Cash flow +7.3/30.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful one-story home with a thoughtfully designed open-concept layout that blends comfort and functionality. The inviting living area flows seamlessly into the kitchen and dining space, creating an ideal setting for both everyday living and entertaining. The private primary suite offers a relaxing retreat with an en-suite bath and walk-in closet, while the secondary bedrooms provide versatility for family, guests, or a home office. Enjoy a low-maintenance backyard with space for outdoor gatherings, gardening, or pets. With its modern design, natural light, and well-appointed living spaces, this home is ready to welcome its next owner.

Key facts

• 4,399 sq ft lot
• 2 garage spots
• Built 2017

Property features AI

Finance

• Other: Living area approximately 1,590; Lot size about 4,400 square feet (0.101 acre)
• Financial info: Lease not considered
• HOA & community: Community association: Spectrum; Association fee $350 annually

Exterior

• Parking: Attached 2-car garage
• Security: Security details not provided
• Utilities: Public water; Public sewer; Electric service available
• Home design: Residential property; Built in 2017; Single-story (entry level not specified); Facing direction not specified
• Construction: Brick and wood siding construction; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Gas cooling
• Interior features: 6 total rooms; Seller disclosure provided
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (13.5% below list).
• Recommended offer: $184k (23.4% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% 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 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 280 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 32% 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,659 (23.4% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.87% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $270,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2503 Skyview Long Dr	0.09mi	3/2.0	1,590 (0%)	5mo	$269,900	$170	92
2906 Chase Cross Ln	0.37mi	3/2.0	1,586 (-0%)	5mo	$297,900	$188	78
2830 Chancery Summit Ct	0.21mi	4/2.0 (+1)	1,730 (+9%)	0mo	$319,900	$185	70
12709 Sainsbury Dr	0.41mi	3/2.0	1,690 (+6%)	3mo	$299,999	$178	68
12820 Harlesden Ln	0.53mi	3/2.0	1,690 (+6%)	1mo	$299,900	$177	64
12706 Spitalfield Way	0.42mi	3/2.0	1,758 (+11%)	4mo	$314,990	$179	60
11930 Chanteloup Dr	0.66mi	3/2.5	1,570 (-1%)	7mo	$222,000	$141	59
2666 Skyview Knoll Ct	0.34mi	3/2.0	1,810 (+14%)	2mo	$235,000	$130	59
12902 Wempe Way	0.61mi	3/2.0	1,740 (+9%)	0mo	$289,000	$166	55
11823 Longwood Garden Way	0.67mi	3/2.0	1,464 (-8%)	1mo	$219,600	$150	55
2606 Skyview Shadows Ct	0.64mi	3/2.5	1,740 (+9%)	5mo	$235,000	$135	48
11929 Sanspereil Dr	0.71mi	4/2.5 (+1)	1,820 (+14%)	1mo	$244,900	$135	35

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: -30.1%
• Equity multiple: 0.03×
• Total profit: $-65,018
• Equity at exit: $35,770

10-year hold

• IRR: -56.5%
• Equity multiple: -0.57×
• Total profit: $-105,359
• Equity at exit: $20,742

Cash invested: $67,172 (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: 280
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$571 /mo · $6,855/yr
• Insurance: −$100
• HOA: −$29
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-318

Break-even live

Break-even rent $2,479

Max offer price $183,659

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12320 Chesney Downs Dr Houston, TX	4.0	2.5	2000	$3,500	$1.75	3d	1	0.39mi
11806 City Park Central Ln Houston, TX	2.0	2.0	1107	$1,636	$1.48	16d	1	0.51mi
11806 City Park Central Ln Houston, TX	2.0	2.0	1107	$1,636	$1.48	44d	1	0.51mi
2920 Stamford Hill Ln Houston, TX	3.0	2.0	1690	$2,200	$1.30	44d	1	0.55mi
3020 Gunnersbury Dr Houston, TX	4.0	2.0	1670	$1,499	$0.90	15d	1	0.55mi
11900 City Park Central Ln Houston, TX	1.0–2.0	1.0–2.0	877	$1,726	$1.97	2d	23	0.62mi
11915 Sanspereil Dr Houston, TX	3.0	2.0	1308	$1,695	$1.30	3d	1	0.72mi
13351 Cityscape Ave Houston, TX	1.0–2.0	1.0–2.0	974	$1,820	$1.87	1d	26	0.73mi
1409 Woods Lake Ct Houston, TX	3.0	2.5	1719	$2,191	$1.27	44d	1	0.87mi
1661 Nichole Woods Dr Houston, TX	3.0	2.0	1152	$1,746	$1.52	5d	1	0.90mi
13426 Sombrero Cay Dr Houston, TX	4.0	3.0	2108	$2,300	$1.09	44d	1	0.97mi
13511 Hycohen Rd Unit 13534 Houston, TX	2.0	2.0	1153	$1,712	$1.48	3d	1	1.06mi
13511 Hycohen Rd Unit 424 Houston, TX	2.0	2.0	1153	$1,720	$1.49	5d	1	1.06mi
13511 Hycohen Rd Houston, TX	1.0–2.0	1.5–2.5	961	$1,710	$1.78	13d	26	1.08mi
4015 Marchant Rd Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	1.15mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	5d	1	1.20mi
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,450	$1.35	22d	1	1.20mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,400	$1.32	5d	1	1.20mi
2201 W Orem Dr Unit 2047 Houston, TX	2.0	2.0	1138	$1,589	$1.40	11d	1	1.25mi
11826 Fortune Park Dr Houston, TX	3.0	2.0	1913	$2,100	$1.10	44d	1	1.25mi
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	18d	1	1.27mi
10415 Lancaster Ln Houston, TX	3.0–4.0	2.5	1937	$2,525	$1.30	21d	1	1.28mi
3110 Kainer Meadows Ln Houston, TX	3.0	2.0	1469	$1,900	$1.29	8d	1	1.28mi
2201 W Orem Dr Unit 2238 Houston, TX	2.0	2.0	1138	$1,579	$1.39	44d	1	1.29mi
2201 W Orem Dr Unit 2238 Houston, TX	2.0	2.0	1138	$1,578	$1.39	11d	1	1.29mi
2201 W Orem Dr Apt 424 Houston, TX	2.0	2.0	1138	$1,554	$1.37	8d	1	1.29mi
2201 W Orem Dr Unit 2148 Houston, TX	2.0	2.0	1138	$1,546	$1.36	3d	1	1.29mi
6 W Orem Dr Houston, TX	2.0	2.0	1138	$1,380	$1.21	44d	1	1.33mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 3 events

1. 2026-06-18
   days on market $239,900 Active 2 DOM
2. 2026-06-17
   remarks 646-char remark
3. 2026-06-17
   listed $239,900 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: $6,855 · $571/mo
• Projected year-2 tax: $6,855 · $571/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 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $24,910
• − Mortgage interest: −$13,438
• − Property taxes: −$6,855
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − HOA: −$348
• − Depreciation: −$6,979
• Taxable loss: −$7,895
• Est. tax savings @ 24.0%: +$1,895
• After-tax cash flow: $-1,926/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

1 event — show timeline

• 2026-06-16 Listed $239,900 HARMLS

Property tax history

+34.4%/yr

Latest (2025): $6,855 · +5.7% YoY. Source: county tax records.