11322 Murr Way · Houston, TX 77048

$200,000

4 bd · 2.0 ba · 2,092 sqft · SingleFamily public records · 35 Days on market

Built 1963 5,614 sqft lot Est $318k · 37% under

---

Why this score? — see what drove the C 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 +15.0/15.0
• Appreciation +6.3/10.0
• 1% rule +4.6/10.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

The home is tenant occupied and perfect for an investor looking for tenant-occupied properties. 11322 Murr Way, Houston, TX 77048 is a prime investment opportunity for savvy investors seeking immediate cash flow in a growing Houston market. This property is already tenant-occupied, offering built-in rental income from day one with no vacancy downtime. Located in an established community with convenient access to major highways, Downtown Houston, and the Texas Medical Center, the area continues to show strong rental demand and long-term appreciation potential. Whether you’re looking to expand your rental portfolio or secure a performing asset in a high-demand location, this property de

Key facts

• Strong rental demand
• Tenant occupied
• High demand location

Tags

• TENANT OCCUPIED
• BUILT IN RENTAL INCOME
• STRONG RENTAL DEMAND
• HIGH DEMAND LOCATION
• INCOME PRODUCING POTENTIAL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms listed on the first floor)
• Construction: Built in 1963; Unknown construction materials; Slab foundation; Composition roof
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Seven bedrooms on the first floor (each approximately 11x11); Primary bedroom on the first floor (approximately 13x11)
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: 8 total rooms

🏷️ Possibly a rental listed for sale. The $200,000 price doesn't fit this home's estimated sale value (~$317,984) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $61 ($732/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (4.3% below list).
• Recommended offer: $191k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Woodson School (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 572 students, 99% FRL); Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Sterling H S (math 16% / reading 27%, grade F, #1,377 of 1,632 statewide, top 85%, 1,421 students, 92% FRL) — zoned schools average 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 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 rising (+1.2%/yr); 303 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 1.2% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,349 (4.3% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $317,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11719 Greenshire Dr	0.31mi	3/2.5 (-1)	2,100 (+0%)	6mo	$295,000	$140	72
11810 Mosscrest Dr	0.34mi	3/2.0 (-1)	1,903 (-9%)	0mo	$202,000	$106	64
5327 Cj Walker Ln	0.72mi	4/2.5	2,088 (-0%)	2mo	$317,500	$152	63
5102 Park Village Dr	0.58mi	4/2.0	1,904 (-9%)	1mo	$300,000	$158	57
5218 Greylog	0.42mi	3/2.0 (-1)	1,844 (-12%)	3mo	$204,500	$111	53
11810 Hunkler Dr	0.63mi	4/2.5	1,932 (-8%)	7mo	$199,000	$103	50
12004 Matthew Gaines Dr	0.68mi	4/3.0	1,997 (-4%)	11mo	$332,889	$167	48
5318 Cj Walker Ln	0.72mi	4/3.0	1,997 (-4%)	11mo	$338,134	$169	46
5332 Cj Walker Ln	0.75mi	4/2.5	1,857 (-11%)	10mo	$330,428	$178	36
4710 Paradise Ln	0.67mi	5/3.0 (+1)	1,847 (-12%)	6mo	$215,000	$116	36
5311 Basquiat Dr	0.73mi	3/2.5 (-1)	1,788 (-14%)	4mo	$299,983	$168	31
11807 Martin Luther King	0.73mi	3/3.0 (-1)	1,802 (-14%)	8mo	$160,000	$89	28

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

Projected returns pro-forma

2.61% appreciation · 1.17% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.37×
• Total profit: $20,512
• Equity at exit: $85,589

10-year hold

• IRR: 8.7%
• Equity multiple: 2.22×
• Total profit: $68,472
• Equity at exit: $128,623

Cash invested: $56,000 (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 77048

• Home prices YoY: 1.0%
• Rents YoY: 1.2%
• Active inventory: 303
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$318 /mo · $3,822/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $61

Break-even live

Break-even rent $1,836

Max offer price $200,000

Occupancy floor 92%

Sensitivity live

Price	-10% $174	-5% $118	+0% $61	+5% $4	+10% $-52
Rent	-10% $-90	-5% $-15	+0% $61	+5% $137	+10% $212
Rate	-1.0pp $162	-0.5pp $112	base $61	+0.5pp $9	+1.0pp $-44

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4510 Bungalow Ln Houston, TX	3.0	2.5	2100	$1,995	$0.95	44d	1	0.54mi
12207 Duane Ct Houston, TX	3.0	2.0	1548	$1,646	$1.06	0d	1	0.70mi
12210 Roandale Dr Houston, TX	3.0	2.0	1738	$1,775	$1.02	44d	1	0.79mi
12227 Cape Hyannis Dr Houston, TX	3.0	2.0	1432	$1,705	$1.19	14d	1	0.81mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	6d	1	0.84mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	21d	1	0.85mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	0d	1	0.86mi
5726 Waterford Dr Houston, TX	3.0	2.0	2000	$1,850	$0.93	11d	1	1.06mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	13d	1	1.14mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	25d	1	1.18mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	44d	1	1.28mi

Listing history 34 events

1. 2026-06-18
   days on market $200,000 Active 35 DOM
2. 2026-06-17
   days on market $200,000 Active 34 DOM
3. 2026-06-16
   days on market $200,000 Active 33 DOM
4. 2026-06-15
   days on market $200,000 Active 32 DOM
5. 2026-06-13
   days on market $200,000 Active 30 DOM
6. 2026-06-10
   days on market $200,000 Active 26 DOM
7. 2026-06-08
   days on market $200,000 Active 25 DOM
8. 2026-06-07
   days on market $200,000 Active 24 DOM
9. 2026-06-04
   days on market $200,000 Active 21 DOM
10. 2026-06-01
    days on market $200,000 Active 18 DOM
11. 2026-05-31
    days on market $200,000 Active 17 DOM
12. 2026-05-16
    price $200,000 842-char remark
13. 2026-05-14
    listed $189,000 Active 842-char remark
14. 2026-05-14
    historical
15. 2026-05-09
    status Active
16. 2026-05-06
    status Pending
17. 2026-04-30
    status Pending
18. 2026-03-07
    historical $707
19. 2026-03-03
    listed $189,000 Active
20. 2026-03-03
    historical
21. 2026-03-01
    listed $707
22. 2026-02-16
    listed $189,000 Active
23. 2025-07-19
    historical $600
24. 2025-07-17
    price $600
25. 2025-07-13
    listed $578
26. 2017-09-13
    soldstatus
27. 2017-09-11
    soldstatus Sold
28. 2017-08-07
    status Pending
29. 2017-08-03
    price $37,500
30. 2017-08-03
    status Active
31. 2016-12-16
    historical
32. 2016-12-05
    price $60,000
33. 2016-11-22
    listed $70,000 Active
34. 1988-01-02
    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: $3,822 · $318/mo
• Projected year-2 tax: $3,822 · $318/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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,962
• − Mortgage interest: −$11,203
• − Property taxes: −$3,822
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$5,818
• Taxable loss: −$2,555
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $1,346/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): 21,151
• Household income: $56,747
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 1117.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% Hispanic / Latino 24% Two or more races 6% Asian 3% White 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 20% Tagalog/Filipino 2% Vietnamese 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: ▲ 2.61%
• Current HPI: 266.4468
• Rent YoY: ▲ 1.17%
• 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

+185.7% since first listed

23 events — show timeline

• 2026-05-16 Price Changed $200,000 HARMLS
• 2026-05-14 Listing Removed — HARMLS
• 2026-05-14 Listed $189,000 HARMLS
• 2026-05-09 Relisted — HARMLS
• 2026-05-06 Pending — HARMLS
• 2026-04-30 Pending — HARMLS
• 2026-03-07 Rental Removed $707 ZUMPER1
• 2026-03-03 Listing Removed — HARMLS
• 2026-03-03 Listed $189,000 HARMLS
• 2026-03-01 Listed for Rent $707 ZUMPER1
• 2026-02-16 Listed $189,000 HARMLS
• 2025-07-19 Rental Removed $600 ZUMPER1
• 2025-07-17 Price Changed $600 ZUMPER1
• 2025-07-13 Listed for Rent $578 ZUMPER1
• 2017-09-13 Sold (Public Records) — Public Records
• 2017-09-11 Sold (MLS) — HARMLS
• 2017-08-07 Pending — HARMLS
• 2017-08-03 Price Changed $37,500 HARMLS
• 2017-08-03 Relisted — HARMLS
• 2016-12-16 Listing Removed — HARMLS
• 2016-12-05 Price Changed $60,000 HARMLS
• 2016-11-22 Listed $70,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,822 · +1.6% YoY. Source: county tax records.