11702 Greenglen Dr · Houston, TX 77044

$100,000

4 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 68 Days on market

Built 2002 4,399 sqft lot $74/sqft · 36% below area Est $155k · 36% under $18/mo HOA · 1% of rent ↓ 35% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Convenient location off Beltway 8. Close to shopping, medical, everything. 4/2/1. Corner Lot. Being sold AS IS.

Key facts

• Convenient location
• Corner lot
• 4,399 sq ft lot

Tags

• CONVENIENT LOCATION
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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.
• Sheldon ISD (suburban): math 19% / reading 25% proficiency, ranked #746 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 340 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $691 of loan paydown is wiped out by about $2k 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.
• At projected returns (-1.6% appreciation + 0.9% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.96% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.59%
• DSCR: 2.14
• GRM: 4.3

CMA / ARV

• ARV (median comp): $155,116
• List price: $100,000
• Delta: -35.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11722 Greenglen Dr	0.03mi	3/2.0 (-1)	1,188 (-12%)	1mo	$169,000	$142	73
11738 Greencanyon Dr	0.12mi	3/2.0 (-1)	1,232 (-9%)	4mo	$159,900	$130	71
11958 Greensbrook Forest Dr	0.25mi	3/2.0 (-1)	1,188 (-12%)	0mo	$159,999	$135	63
11807 Greensbrook Forest Dr	0.08mi	3/2.0 (-1)	1,188 (-12%)	11mo	$134,900	$114	62
11954 Greensbrook Forest Dr	0.24mi	3/2.0 (-1)	1,188 (-12%)	4mo	$125,000	$105	61
11818 Kingslake Forest Dr	0.31mi	3/2.0 (-1)	1,188 (-12%)	1mo	$68,000	$57	60
11835 Greensbrook Forest Dr	0.14mi	3/2.0 (-1)	1,188 (-12%)	11mo	$135,000	$114	60
12231 Kings Meadow Dr	0.45mi	3/2.0 (-1)	1,190 (-12%)	12mo	$199,900	$168	44
12314 Greenglen Dr	0.59mi	4/2.0	1,201 (-11%)	12mo	$205,000	$171	44
12243 Haroldson Forest Dr	0.47mi	3/2.0 (-1)	1,190 (-12%)	14mo	$202,000	$170	41
12243 Carola Forest Dr	0.51mi	3/2.0 (-1)	1,171 (-13%)	12mo	$179,900	$154	39
11647 Cabot Hill St	0.74mi	3/2.0 (-1)	1,488 (+10%)	13mo	$235,000	$158	33

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

Projected returns pro-forma

-1.59% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.71×
• Total profit: $19,869
• Equity at exit: $21,357

10-year hold

• IRR: 21.3%
• Equity multiple: 2.84×
• Total profit: $51,480
• Equity at exit: $20,133

Cash invested: $28,000 (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 77044

• Home prices YoY: -0.7%
• Rents YoY: 0.9%
• Active inventory: 340
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$365 /mo · $4,377/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$18
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $531

Break-even live

Break-even rent $1,285

Max offer price $100,000

Occupancy floor 68%

Sensitivity live

Price	-10% $587	-5% $559	+0% $531	+5% $502	+10% $474
Rent	-10% $376	-5% $453	+0% $531	+5% $608	+10% $685
Rate	-1.0pp $581	-0.5pp $556	base $531	+0.5pp $505	+1.0pp $478

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11711 Greenglen Dr Houston, TX	3.0	2.0	1080	$1,603	$1.48	3d	1	0.03mi
11950 Greensbrook Forest Dr Houston, TX	3.0	2.0	1080	$1,500	$1.39	20d	1	0.25mi
12211 Haroldson Forest Dr Houston, TX	3.0	2.0	958	$1,619	$1.69	4d	1	0.38mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 12 events

1. 2026-05-07
   status Pending 116-char remark

   Show marketing remark (116 chars)

   Convenient location off Beltway 8. Close to shopping, medical, everything. 4/2/1. Corner Lot. Being sold AS IS.

2. 2026-04-27
   status Active 116-char remark

   Show marketing remark (116 chars)

   Convenient location off Beltway 8. Close to shopping, medical, everything. 4/2/1. Corner Lot. Being sold AS IS.

3. 2026-04-27
   price $100,000 116-char remark

   Show marketing remark (116 chars)

   Convenient location off Beltway 8. Close to shopping, medical, everything. 4/2/1. Corner Lot. Being sold AS IS.

4. 2026-01-13
   historical 116-char remark

   Show marketing remark (116 chars)

   Convenient location off Beltway 8. Close to shopping, medical, everything. 4/2/1. Corner Lot. Being sold AS IS.

5. 2025-11-16
   listed $130,000 Active 116-char remark

   Show marketing remark (116 chars)

   Convenient location off Beltway 8. Close to shopping, medical, everything. 4/2/1. Corner Lot. Being sold AS IS.

6. 2024-09-27
   historical $1,400
7. 2024-09-10
   listed $1,400
8. 2024-04-25
   status Pending
9. 2024-04-25
   historical
10. 2024-03-05
    listed $155,000 Active
11. 2013-04-04
    soldstatus
12. 1997-06-25
    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: $4,377 · $365/mo
• Projected year-2 tax: $4,377 · $365/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $23,482
• − Mortgage interest: −$5,602
• − Property taxes: −$4,377
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − HOA: −$216
• − Depreciation: −$2,909
• Taxable income: $5,324
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $5,090/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: Sheldon ISD
• NCES district ID: 4839990
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $49,443
• Composite: 19.5/100
• National rank: #8772
• State rank: #746 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): 58,347
• Household income: $95,000
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1332.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 44% Black 32% White 19% Two or more races 18% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1% Romanian 1% Iranian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 35% French/Haitian/Cajun 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: ▼ -1.59%
• Current HPI: 215.5736
• Rent YoY: ▲ 0.92%
• 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

-35.5% since first listed

12 events — show timeline

• 2026-05-07 Pending — HARMLS
• 2026-04-27 Relisted — HARMLS
• 2026-04-27 Price Changed $100,000 HARMLS
• 2026-01-13 Listing Removed — HARMLS
• 2025-11-16 Listed $130,000 HARMLS
• 2024-09-27 Rental Removed $1,400 HARMLS
• 2024-09-10 Listed for Rent $1,400 HARMLS
• 2024-04-25 Pending — HARMLS
• 2024-04-25 Listing Removed — HARMLS
• 2024-03-05 Listed $155,000 HARMLS
• 2013-04-04 Sold (Public Records) — Public Records
• 1997-06-25 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $4,377 · -6.7% YoY. Source: county tax records.