10046 Ridgecoral Dr · Houston, TX 77038

$141,454

2 bd · 2.0 ba · 1,137 sqft · Townhouse public records · 18 Days on market

Built 1984 4,268 sqft lot Est $151k · 6% under $19/mo HOA · 1% of rent

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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 +20.7/30.0
• ARV discount +10.4/15.0
• 1% rule +6.6/10.0
• DSCR +6.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated duplex home on large, corner lot perfect for a or roommates. This 2/2 property has been recently renovated with new tile flooring throughout, fresh paint, new kitchen appliances, new ceiling fans, etc. The property has a two master bedroom layout. Each bathroom has dual vanities and large walk-in closets. Vaulted ceilings in the living room and kitchen. The large backyard is great for entertaining. Conveniently located near I-45, Beltway 8 and Veterans Memorial Drive. Don't miss out on this fantastic opportunity to call this your home!

Key facts

• Dual vanities
• Ceiling fans
• Large backyard

Tags

• TILE FLOORING
• CEILING FANS
• DUAL VANITIES
• LARGE WALK-IN CLOSETS
• VAULTED CEILINGS
• LARGE BACKYARD

Property features AI

Finance

• HOA & community: CIA Services association with an annual fee of $228

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Entry on first floor
• Construction: Built in 1984; Brick and wood siding construction; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Primary bedroom on the first floor; Second primary bedroom on the first floor
• Bathrooms: 2 full bathrooms on the first floor
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric)
• Interior features: Gas log fireplace (1); Breakfast bar; Double vanity; Kitchen/family room combo; Tub with shower; Walk-in pantry; Total 6 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $141k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $141k).
• Recommended offer: $139k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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: 52 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/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 $978 of loan paydown is wiped out by about $4k 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

• It's been on market 18 days — a 2% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $44k; list at $141k implies a 218% gain — meaningful room to come down on a strong offer.

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 $139,332 (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: 1.16% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $151,221
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10052 Sharpton Dr	0.16mi	3/2.0 (+1)	1,244 (+9%)	9mo	$165,000	$133	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-10,571
• Equity at exit: $21,091

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $6,984
• Equity at exit: $12,230

Cash invested: $39,607 (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 77038

• Home prices YoY: -20.0%
• Active inventory: 52
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$742
• Tax from tax record: −$286 /mo · $3,427/yr
• Insurance: −$59
• HOA: −$19
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $192

Break-even live

Break-even rent $1,399

Max offer price $141,454

Occupancy floor 83%

Sensitivity live

Price	-10% $272	-5% $232	+0% $192	+5% $152	+10% $112
Rent	-10% $63	-5% $127	+0% $192	+5% $257	+10% $322
Rate	-1.0pp $264	-0.5pp $228	base $192	+0.5pp $156	+1.0pp $118

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: $35,364
• Closing costs: $4,244
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 Blue Bell Rd Houston, TX	2.0–3.0	1.0–2.0	1418	$1,200	$0.85	0d	7	0.70mi
9750 Deer Trail Dr Houston, TX	2.0	2.0	1000	$1,800	$1.80	25d	1	0.87mi
9750 Deer Trail Dr Houston, TX	3.0	2.0	1050	$2,200	$2.10	44d	1	0.87mi
10445 Greens Crossing Blvd Houston, TX	1.0–3.0	1.0–2.0	862	$1,324	$1.54	0d	44	0.99mi
13154 Winding Wood Dr Houston, TX	3.0	2.0	1339	$1,629	$1.22	3d	1	1.44mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 14 events

1. 2026-06-18
   days on market $141,454 Active 18 DOM
2. 2026-06-17
   days on market $141,454 Active 17 DOM
3. 2026-06-16
   days on market $141,454 Active 16 DOM
4. 2026-06-15
   days on market $141,454 Active 15 DOM
5. 2026-06-13
   days on market $141,454 Active 13 DOM
6. 2026-06-13
   days on market $141,454 Active 12 DOM
7. 2026-06-09
   days on market $141,454 Active 9 DOM
8. 2026-06-08
   days on market $141,454 Active 8 DOM
9. 2026-06-07
   days on market $141,454 Active 7 DOM
10. 2026-06-04
    days on market $141,454 Active 4 DOM
11. 2026-06-03
    days on market $141,454 Active 3 DOM
12. 2026-06-02
    days on market $141,454 Active 2 DOM
13. 2026-06-01
    remarks 441-char remark
14. 2026-06-01
    listed $141,454 Active 1 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: $3,427 · $286/mo
• Projected year-2 tax: $3,427 · $286/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,710
• − Mortgage interest: −$7,924
• − Property taxes: −$3,427
• − Insurance: −$707
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − HOA: −$228
• − Depreciation: −$4,115
• Taxable income: $156
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,270/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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 32,637
• Household income: $57,232
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 1038.0

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 Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 23% Black 21% Asian 4% White 3%
• Hispanic origin (detail): Mexican 52% Puerto Rican 1% Cuban 1%
• Foreign-born: 36% · Canada, Vietnam
• Languages at home: 32% English-only · Spanish 64% Vietnamese 3% Other Asian/Pacific 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: ▼ -69.18%
• Current HPI: 277.0068
• Rent YoY: —
• 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

+217.9% since first listed

14 events — show timeline

• 2026-05-31 Listed $141,454 HARMLS
• 2020-03-09 Sold (Public Records) — Public Records
• 2020-03-06 Sold (MLS) — HARMLS
• 2020-01-27 Pending — HARMLS
• 2020-01-20 Pending — HARMLS
• 2020-01-06 Price Changed $107,900 HARMLS
• 2019-11-27 Listed $110,000 HARMLS
• 2019-10-25 Listing Removed — HARMLS
• 2019-10-10 Listed $95,000 HARMLS
• 2019-09-09 Sold (Public Records) — Public Records
• 2007-03-15 Sold (Public Records) — Public Records
• 2002-06-17 Sold (Public Records) — Public Records
• 2000-06-12 Sold (Public Records) — Public Records
• 2000-05-01 Sold (Public Records) $44,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,427 · +11.3% YoY. Source: county tax records.