311 Burris Park Dr · Spring, TX 77373

$1,800

3 bd · 2.0 ba · 1,648 sqft · SingleFamily public records · 3 Days on market

Built 2006

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well taken care of home in gated community. Formal dining could be a study. Custom paint. Arches and art niche. Corian counters and lots of counter space. Very quiet and private, small neighborhood. Easy access to shopping and I45

Key facts

• 2 garage spots
• Built 2006
• Listed 2 days

Property features AI

Finance

• HOA & community: Lease considered

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms listed on first floor)
• Construction: Brick construction; Built in 2006; Composition roof; Slab foundation
• Exterior features: Lot with other/features (unspecified)

Interior

• Kitchen: Gas range
• Bedrooms: Primary bedroom on first floor (approx. 16.11 x 14.8); Bedroom on first floor (approx. 13 x 11); Bedroom on first floor (approx. 12 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Gas range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 1199.5% vs local median 4.5% in Spring — 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 66/100 on livability (#635 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D, amenities F, commute F.
• Spring ISD (suburban): math 19% / reading 26% proficiency, ranked #730 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ginger Mcnabb El (math 47% / reading 43%, grade D-, #1,133 of 4,322 statewide, top 27%, 713 students, 86% FRL); Twin Creeks Middle (math 23% / reading 24%, grade F, #1,317 of 1,662 statewide, top 80%, 973 students, 83% FRL); Spring H S (math 12% / reading 21%, grade F, #1,497 of 1,632 statewide, top 92%, 2,760 students, 72% FRL).
• Market conditions: Rents soft (-0.3%/yr); 595 active listings in the ZIP; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/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 $12 of loan paydown is wiped out by about $54 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 (-3.0% appreciation + 0.0% rent growth), your $504 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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

• 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 $1,800

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D 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?
3. 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?
4. 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.
5. 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.
6. 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: 126.74% ✓
• Cap rate: 1199.47%
• Cash-on-cash: 4261.34%
• DSCR: 190.61
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 213.40×
• Total profit: $107,048
• Equity at exit: $268

10-year hold

• IRR: —
• Equity multiple: 426.20×
• Total profit: $214,300
• Equity at exit: $156

Cash invested: $504 (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 77373

• Rents YoY: -0.3%
• Active inventory: 595
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,281 medium
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $27/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,790

Break-even live

Break-even rent $16

Max offer price $1,800

Occupancy floor 17%

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: $450
• Closing costs: $54
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-23
   listed $1,800 Active
2. 2013-10-21
   historical 230-char remark

   Show marketing remark (230 chars)

   Well taken care of home in gated community. Formal dining could be a study. Custom paint. Arches and art niche. Corian counters and lots of counter space. Very quiet and private, small neighborhood. Easy access to shopping and I45

3. 2013-10-21
   soldstatus

   Show marketing remark (230 chars)

   Well taken care of home in gated community. Formal dining could be a study. Custom paint. Arches and art niche. Corian counters and lots of counter space. Very quiet and private, small neighborhood. Easy access to shopping and I45

4. 2013-10-15
   soldstatus Sold 230-char remark

   Show marketing remark (230 chars)

   Well taken care of home in gated community. Formal dining could be a study. Custom paint. Arches and art niche. Corian counters and lots of counter space. Very quiet and private, small neighborhood. Easy access to shopping and I45

5. 2013-10-10
   status Pending 230-char remark

   Show marketing remark (230 chars)

   Well taken care of home in gated community. Formal dining could be a study. Custom paint. Arches and art niche. Corian counters and lots of counter space. Very quiet and private, small neighborhood. Easy access to shopping and I45

6. 2013-09-24
   status Pending, Continue to Show 230-char remark

   Show marketing remark (230 chars)

   Well taken care of home in gated community. Formal dining could be a study. Custom paint. Arches and art niche. Corian counters and lots of counter space. Very quiet and private, small neighborhood. Easy access to shopping and I45

7. 2013-09-09
   status Option Pending 230-char remark

   Show marketing remark (230 chars)

   Well taken care of home in gated community. Formal dining could be a study. Custom paint. Arches and art niche. Corian counters and lots of counter space. Very quiet and private, small neighborhood. Easy access to shopping and I45

8. 2013-08-20
   listed $130,000 Active 230-char remark

   Show marketing remark (230 chars)

   Well taken care of home in gated community. Formal dining could be a study. Custom paint. Arches and art niche. Corian counters and lots of counter space. Very quiet and private, small neighborhood. Easy access to shopping and I45

9. 2012-05-22
   soldstatus
10. 2012-05-21
    soldstatus 425-char remark

    Show marketing remark (425 chars)

    We have verbal lender approval. Gated community. No rear neighbors. Formal dining or study. Custom paint. Carpet and tile flooring. Stylish arches and art niche. Corian counters with look and feel of granite. Original owner. Easy access to 45 for commuters. Close to schools, shopping, and restaurants. (Master bedroom size estimated. ) Very private and quiet, small neighborhood with many conveniences. All appliances stay.

11. 2012-05-02
    historical 425-char remark

    Show marketing remark (425 chars)

    We have verbal lender approval. Gated community. No rear neighbors. Formal dining or study. Custom paint. Carpet and tile flooring. Stylish arches and art niche. Corian counters with look and feel of granite. Original owner. Easy access to 45 for commuters. Close to schools, shopping, and restaurants. (Master bedroom size estimated. ) Very private and quiet, small neighborhood with many conveniences. All appliances stay.

12. 2011-09-15
    listed $115,000 425-char remark

    Show marketing remark (425 chars)

    We have verbal lender approval. Gated community. No rear neighbors. Formal dining or study. Custom paint. Carpet and tile flooring. Stylish arches and art niche. Corian counters with look and feel of granite. Original owner. Easy access to 45 for commuters. Close to schools, shopping, and restaurants. (Master bedroom size estimated. ) Very private and quiet, small neighborhood with many conveniences. All appliances stay.

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,375
• − Mortgage interest: −$101
• − Property taxes: −$27
• − Insurance: −$9
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − Depreciation: −$52
• Taxable income: $22,806
• Est. tax owed @ 24.0%: −$5,473
• After-tax cash flow: $16,004/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: Spring ISD
• NCES district ID: 4841220
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,584
• Composite: 20.12/100
• National rank: #8643
• State rank: #730 of 826 in TX

Livability — Spring

• Score: 66/100
• State rank: #635
• US rank: #12101

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spring, TX
• County: Harris County · 4,702,590 people
• City population: 430,529
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,739
• Household income: $88,617
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 1050.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 40% White 30% Black 23% Two or more races 22% Asian 3%
• Hispanic origin (detail): Mexican 27% Puerto Rican 2% Cuban 2% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 32% 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: ▼ -142.98%
• Current HPI: 251.7231
• Rent YoY: ▼ -0.30%
• 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

-98.4% since first listed

12 events — show timeline

• 2026-05-23 Listed $1,800 HARMLS
• 2013-10-21 Listing Removed — HARMLS
• 2013-10-21 Sold (Public Records) — Public Records
• 2013-10-15 Sold (MLS) — HARMLS
• 2013-10-10 Pending — HARMLS
• 2013-09-24 Pending — HARMLS
• 2013-09-09 Pending — HARMLS
• 2013-08-20 Listed $130,000 HARMLS
• 2012-05-22 Sold (Public Records) — Public Records
• 2012-05-21 Sold (MLS) — HARMLS
• 2012-05-02 Listing Removed — HARMLS
• 2011-09-15 Listed $115,000 HARMLS

Property tax history

+7.3%/yr

Latest (2025): $5,205 · +2.9% YoY. Source: county tax records.