11910 Hazy Hill Dr · Houston, TX 77044

$108,000

3 bd · 2.0 ba · 1,036 sqft · Manufactured public records · 23 Days on market

Built 2017 5,000 sqft lot Est $111k · at est. $10/mo HOA · 1% of rent

---

Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• 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

This well-maintained 3-bedroom, 2-bathroom residence offers privacy and peace of mind. Featuring a highly functional floor plan - great layout, fully usable backyard, this home is a standout asset in the neighborhood. Move-in ready with immaculate upkeep. Contact us today to lock in your showing!

Key facts

• 5,000 sq ft lot
• Built 2017
• Listed 22 days

Tags

• FULLY USABLE BACKYARD

Property features AI

Finance

• HOA & community: Parkway Community Services association; Annual association fee of $125

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Entry level: first level
• Construction: Built in 2017; Vinyl siding; Block foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Primary bedroom (first level) — 11 x 11; Bedroom (first level) — 10 x 10; Bedroom (first level) — 10 x 9
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Electric oven and electric range; Laminate flooring; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.1% 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.
• 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.
• Zoned schools: C E King Middle (math 13% / reading 24%, grade F, #1,478 of 1,662 statewide, top 90%, 1,311 students, 90% FRL) — zoned schools average 90% FRL vs 72% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 340 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $747 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 $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $106,380 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.95%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $110,852
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11931 Aloha Trail Dr	0.32mi	2/2.0 (-1)	1,120 (+8%)	10mo	$120,000	$107	58

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: 19.7%
• Equity multiple: 1.85×
• Total profit: $25,695
• Equity at exit: $23,065

10-year hold

• IRR: 24.6%
• Equity multiple: 3.20×
• Total profit: $66,523
• Equity at exit: $21,744

Cash invested: $30,240 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$566
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$45
• HOA: −$10
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $629

Break-even live

Break-even rent $853

Max offer price $108,000

Occupancy floor 57%

Sensitivity live

Price	-10% $690	-5% $659	+0% $629	+5% $598	+10% $568
Rent	-10% $499	-5% $564	+0% $629	+5% $694	+10% $759
Rate	-1.0pp $683	-0.5pp $656	base $629	+0.5pp $601	+1.0pp $572

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12324 Tidwell Rd Houston, TX	3.0	2.0	1170	$1,254	$1.07	25d	1	0.56mi
12212 Tidwell Rd Houston, TX	1.0–3.0	1.0–2.0	949	$1,315	$1.39	6d	15	0.61mi
12227 Ghita Ln Houston, TX	3.0	2.0	1433	$1,750	$1.22	44d	1	0.71mi
12539 Fern Forest Dr Houston, TX	3.0	2.0	1192	$1,750	$1.47	5d	1	0.76mi
12610 Fern Forest Dr Houston, TX	3.0	2.0	1196	$1,736	$1.45	44d	1	0.81mi
12635 Tidwell Rd Houston, TX	2.0	2.0	945	$1,177	$1.25	44d	7	0.83mi
12315 Roy Mix Bohn Ln Houston, TX	3.0	2.0	1433	$1,750	$1.22	44d	1	0.85mi
15 Parkway Forest Dr Houston, TX	2.0	2.0	906	$1,069	$1.18	44d	1	0.87mi
15 Parkway Forest Dr Houston, TX	2.0	2.0	906	$1,069	$1.18	19d	1	0.87mi
15 Parkway Forest Dr Houston, TX	3.0	2.0	1116	$1,279	$1.15	25d	1	0.87mi
12703 Enchanted Path Dr Houston, TX	3.0	2.0	1432	$1,701	$1.19	13d	1	0.90mi
9930 Valley Lake Dr Houston, TX	4.0	2.0	1385	$1,795	$1.30	44d	1	1.01mi
8523 Brock Park Blvd Unit 1 Houston, TX	3.0	1.5	1130	$1,375	$1.22	6d	1	1.04mi
9943 Valley Wind Dr Houston, TX	3.0	2.0	1319	$1,575	$1.19	0d	1	1.13mi
9418 Belleclaire Ln Houston, TX	3.0	2.0	1424	$1,950	$1.37	25d	1	1.25mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 14 events

1. 2026-06-21
   days on market $108,000 Active 23 DOM
2. 2026-06-18
   days on market $108,000 Active 20 DOM
3. 2026-06-17
   days on market $108,000 Active 19 DOM
4. 2026-06-16
   days on market $108,000 Active 18 DOM
5. 2026-06-15
   days on market $108,000 Active 17 DOM
6. 2026-06-13
   days on market $108,000 Active 15 DOM
7. 2026-06-09
   days on market $108,000 Active 11 DOM
8. 2026-06-08
   days on market $108,000 Active 10 DOM
9. 2026-06-07
   days on market $108,000 Active 9 DOM
10. 2026-06-04
    days on market $108,000 Active 6 DOM
11. 2026-06-03
    days on market $108,000 Active 5 DOM
12. 2026-06-02
    days on market $108,000 Active 4 DOM
13. 2026-06-01
    days on market $108,000 Active 3 DOM
14. 2026-05-31
    days on market $108,000 Active 2 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: $631 · $53/mo
• Projected year-2 tax: $1,976 · $165/mo
• Expected delta: +$1,345/yr (+$112/mo · 213.1%)

ⓘ 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 (shaded) · 0% 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: $19,790
• − Mortgage interest: −$6,050
• − Property taxes: −$631
• − Insurance: −$540
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − HOA: −$120
• − Depreciation: −$3,142
• Taxable income: $6,141
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $6,072/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

2 events — show timeline

• 2026-05-29 Listed $108,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $631 · +22.7% YoY. Source: county tax records.