1115 Glen Echo Dr · Houston, TX 77088

$165,000

3 bd · 2.0 ba · 1,745 sqft · SingleFamily public records · 10 Days on market

Built 1968 7,030 sqft lot Est $230k · 28% under

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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 +19.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

"Investors Special". This property is located in an established community. This home is ready for your personal touch! The home is in a quiet neighborhood with easy access to I-45 N, Downtown, and within 30 minutes to the Woodlands for shopping and dining. Intercontinental Airport is an easy commute! All measurements are approximate, buyer and buyers agent to verify. This home is an excellent opportunity for FYIers, first-time buyers, investors, or anyone looking for a well-built property with great potential for improvements.

Key facts

• Quiet neighborhood
• 7,030 sq ft lot
• 2 garage spots

Tags

• ESTABLISHED COMMUNITY
• QUIET NEIGHBORHOOD
• EASY ACCESS TO I-45 N

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 7.7% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Stovall Middle (math 20% / reading 25%, grade F, #1,341 of 1,662 statewide, top 82%, 961 students, 95% FRL); Aldine H S (math 15% / reading 20%, grade F, #1,451 of 1,632 statewide, top 89%, 2,663 students, 94% FRL) — zoned schools average 95% FRL vs 79% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 44% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $5k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $165,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.20% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $230,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 Glen Echo Dr	0.00mi	3/2.0	1,745 (0%)	1mo	$165,000	$95	99
8935 Glen Shadow Dr	0.23mi	3/2.0	1,652 (-5%)	2mo	$270,000	$163	78
910 Beaver Bend Rd	0.31mi	3/2.0	1,650 (-5%)	2mo	$265,000	$161	75
9022 Lazy River Ln	0.18mi	4/2.0 (+1)	1,648 (-6%)	2mo	$255,000	$155	75
8914 Ivy Spring Ln	0.30mi	3/2.0	1,596 (-8%)	1mo	$325,000	$204	71
9002 Bunny Run Dr	0.12mi	3/2.0	1,544 (-12%)	4mo	$170,000	$110	71
9202 Sunnywood Dr	0.34mi	3/2.0	1,608 (-8%)	1mo	$180,000	$112	70
954 W Bertrand St	0.35mi	4/2.0 (+1)	1,822 (+4%)	4mo	$225,000	$123	68
1330 Mosher Ln	0.42mi	3/2.0	1,514 (-13%)	2mo	$200,000	$132	57
542 W Mierianne St	0.71mi	4/1.5 (+1)	1,756 (+1%)	5mo	$99,000	$56	55
1722 Hidden Vly	0.63mi	3/2.0	1,600 (-8%)	4mo	$220,000	$138	54
1707 Winter Bay Ln	0.67mi	4/2.0 (+1)	1,560 (-11%)	4mo	$160,000	$103	43

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-19,654
• Equity at exit: $24,602

10-year hold

• IRR: -9.4%
• Equity multiple: 0.51×
• Total profit: $-22,472
• Equity at exit: $14,266

Cash invested: $46,200 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$865
• Tax from tax record: −$429 /mo · $5,151/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $200

Break-even live

Break-even rent $1,726

Max offer price $165,000

Occupancy floor 85%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9002 Bunny Run Dr Houston, TX	3.0	2.0	1544	$1,950	$1.26	24d	1	0.09mi
1438 Peach Spring Dr Houston, TX	4.0	1.5	1288	$1,599	$1.24	2d	1	0.38mi
8406 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,695	$1.06	44d	1	0.94mi
8404 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,900	$1.19	44d	1	0.94mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	0.97mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	21d	1	0.97mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	0.98mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	0.99mi
8304 De Priest St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	1.00mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	44d	1	1.02mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	44d	1	1.02mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.02mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.02mi
9750 Deer Trail Dr Houston, TX	3.0	2.0	1050	$2,200	$2.10	44d	1	1.03mi
929 Marjorie St Unit 1060806P Houston, TX	3.0	2.0	1076	$3,091	$2.87	8d	1	1.04mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.05mi
1330 Blue Bell Rd Houston, TX	2.0–3.0	1.0–2.0	1418	$1,790	$1.26	2d	6	1.05mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.06mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.06mi
206 Beaver Bend Rd Houston, TX	4.0	1.5	1470	$1,920	$1.31	13d	1	1.13mi
1450 Dewalt St Houston, TX	3.0	2.5	1371	$2,500	$1.82	44d	1	1.18mi
783 Fortune St Unit A Houston, TX	3.0	2.5	1328	$1,795	$1.35	17d	1	1.23mi
855 S Victory Dr Unit C Houston, TX	3.0	2.5	1546	$2,300	$1.49	44d	1	1.42mi

Listing history 4 events

1. 2026-02-08
   status Pending
2. 2026-02-02
   status Pending
3. 2026-01-28
   listed $165,000 Active
4. 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: $5,151 · $429/mo
• Projected year-2 tax: $5,151 · $429/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,740
• − Mortgage interest: −$9,243
• − Property taxes: −$5,151
• − Insurance: −$825
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$4,800
• Taxable loss: −$77
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $2,414/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

4 events — show timeline

• 2026-02-08 Pending — HARMLS
• 2026-02-02 Pending — HARMLS
• 2026-01-28 Listed $165,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $5,151 · +8.9% YoY. Source: county tax records.