10466 Hammerly Blvd #70 · Houston, TX 77043

$166,000

3 bd · 2.5 ba · 1,518 sqft · Townhouse public records · 111 Days on market

Built 1970 813 sqft lot $109/sqft · 11% below area Est $186k · 11% 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 +17.1/30.0
• ARV discount +12.3/15.0
• 1% rule +6.2/10.0
• DSCR +5.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Currently leased and generating immediate cash flow, this recently renovated townhouse is a great investment. The bright living area features tile floors and new light fixtures. The kitchen offers stainless steel appliances, granite countertops, and custom cabinetry, adjacent to a practical dining space. Upstairs, the home includes three bedrooms. The master features an updated private bathroom with a tub, and all secondary bathrooms are fully renovated. Equipped with a newer AC system and located directly across from an elementary, middle, and high school, this property delivers turnkey performance.

Key facts

• Custom cabinetry
• Renovated townhouse
• Tile floors

Tags

• RENOVATED TOWNHOUSE
• BRIGHT LIVING AREA
• TILE FLOORS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $166k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $151k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: schools D, crime F.
• Spring Branch ISD (urban): math 47% / reading 46% proficiency, ranked #215 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 (-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

• It's been on market 111 days — a 9% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,060 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 7.5

CMA / ARV

• ARV (median comp): $185,629
• List price: $166,000
• Delta: -10.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10358 Hammerly Blvd #18	0.15mi	3/2.5	1,518 (0%)	1mo	$195,000	$128	92
2244 Triway Ln #109	0.06mi	3/2.5	1,584 (+4%)	3mo	$185,000	$117	88
10434 Hammerly Blvd #54	0.06mi	3/2.5	1,518 (0%)	14mo	$169,900	$112	86
10320 Hammerly Blvd #171	0.18mi	3/2.5	1,656 (+9%)	10mo	$188,000	$114	68
2246 Triway Ln	0.07mi	4/2.5 (+1)	1,716 (+13%)	10mo	$219,900	$128	62
10462 Hammerly Blvd #68	0.01mi	3/2.5	1,716 (+13%)	19mo	$195,000	$114	62
10312 Hammerly Blvd #175	0.16mi	3/2.5	1,656 (+9%)	22mo	$215,000	$130	59
2360 Triway Ln #156	0.18mi	3/2.5	1,716 (+13%)	18mo	$143,500	$84	55
10116 Emnora Ln #116	0.51mi	3/2.5	1,440 (-5%)	17mo	$219,500	$152	54
10018 Knoboak Dr #20	0.61mi	3/2.5	1,408 (-7%)	13mo	$199,000	$141	49
10002 Knoboak Dr #43	0.65mi	3/1.5	1,408 (-7%)	14mo	$178,999	$127	42
10018 Knoboak Dr #3	0.61mi	3/1.5	1,408 (-7%)	18mo	$189,500	$135	40

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: -15.5%
• Equity multiple: 0.47×
• Total profit: $-24,835
• Equity at exit: $24,751

10-year hold

• IRR: -14.5%
• Equity multiple: 0.30×
• Total profit: $-32,534
• Equity at exit: $14,353

Cash invested: $46,480 (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 77043

• Rents YoY: -0.9%
• Active inventory: 202
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$871
• Tax from tax record: −$408 /mo · $4,896/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $115

Break-even live

Break-even rent $1,706

Max offer price $166,000

Occupancy floor 89%

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2226 Triway Ln #100 Houston, TX	3.0	2.5	1584	$1,900	$1.20	43d	1	0.04mi
10386 Hammerly Blvd Houston, TX	3.0	3.0	1716	$1,950	$1.14	43d	1	0.13mi
10580 Hammerly Blvd Houston, TX	1.0–4.0	1.0–2.5	987	$1,357	$1.37	1d	31	0.34mi
1776 Gessner Rd Houston, TX	1.0–4.0	1.0–2.0	934	$1,232	$1.32	43d	11	0.72mi
2823 Stetson Ln Houston, TX	4.0	2.0	2050	$3,050	$1.49	43d	1	0.77mi
9999 Kempwood Dr Houston, TX	1.0–2.0	1.0–2.0	932	$1,552	$1.66	43d	31	0.80mi
10214 Londonderry Dr Houston, TX	3.0	2.0	1606	$2,600	$1.62	43d	1	0.83mi
10105 Kempwood Dr Houston, TX	1.0–3.0	1.0–2.0	925	$1,575	$1.70	2d	24	0.84mi
10005 Kempwood Dr Houston, TX	2.0	2.0	1100	$1,213	$1.10	43d	1	0.89mi
1562 Gessner Rd Houston, TX	3.0	2.0	1130	$1,425	$1.26	15d	1	1.01mi
3125 Crestdale Dr Unit 1082 Houston, TX	4.0	2.0	1600	$1,200	$0.75	43d	1	1.09mi
3125 Crestdale Dr Unit 1091 Houston, TX	3.0	2.0	1450	$1,500	$1.03	43d	1	1.09mi
3125 Crestdale Dr Unit 1436 Houston, TX	3.0	2.0	1450	$1,599	$1.10	43d	1	1.09mi
3125 Crestdale Dr Unit 1305 Houston, TX	4.0	2.0	1600	$1,819	$1.14	43d	1	1.09mi
3125 Crestdale Dr Unit 1006 Houston, TX	3.0	2.0	1500	$1,629	$1.09	43d	1	1.09mi
3125 Crestdale Dr Unit 2523 Houston, TX	2.0	2.0	1080	$1,299	$1.20	43d	1	1.09mi
3125 Crestdale Dr Unit 1006 Houston, TX	3.0	2.0	1495	$1,629	$1.09	24d	1	1.09mi
3125 Crestdale Dr Unit 1185 Houston, TX	2.0	2.0	1150	$1,249	$1.09	43d	1	1.09mi
3125 Crestdale Dr Unit 1064 Houston, TX	3.0	2.0	1400	$1,399	$1.00	43d	1	1.09mi
3125 Crestdale Dr Unit 1057 Houston, TX	3.0	2.0	1241	$1,419	$1.14	43d	1	1.09mi
3125 Crestdale Dr Unit 2346 Houston, TX	3.0	2.0	1354	$1,499	$1.11	43d	1	1.09mi
10850 Hammerly Blvd Houston, TX	1.0–2.0	1.0–2.0	882	$2,320	$2.63	2d	22	1.14mi
1888 Brittmoore Rd Houston, TX	1.0–2.0	1.0–2.0	904	$2,025	$2.24	1d	13	1.15mi
10221 Centrepark Dr Unit 3174 Houston, TX	3.0	2.0	1386	$2,090	$1.51	11d	1	1.15mi
10221 Centrepark Dr Unit 10254 Houston, TX	3.0	2.0	1386	$2,014	$1.45	43d	1	1.15mi
10221 Centrepark Dr Unit 525 Houston, TX	3.0	2.0	1386	$2,047	$1.48	2d	1	1.15mi
3125 Crestdale Dr Houston, TX	3.0	3.0	1400	$1,749	$1.25	43d	1	1.17mi
1506 Witte Rd Unit 16 Houston, TX	3.0	2.0	1350	$1,549	$1.15	43d	1	1.17mi
10227 Centrepark Dr Houston, TX	2.0	2.0	1148	$1,558	$1.36	43d	1	1.20mi
1500 Witte Rd Houston, TX	1.0–3.0	1.5–2.5	1085	$1,639	$1.51	2d	13	1.21mi
10829 Hammerly Blvd Houston, TX	2.0	2.0	1226	$2,064	$1.68	24d	1	1.23mi
3125 Crestdale Dr Unit 3158 Houston, TX	3.0	2.0	1241	$1,573	$1.27	10d	1	1.25mi
3125 Crestdale Dr Unit 3148 Houston, TX	3.0	2.0	1241	$1,541	$1.24	2d	1	1.25mi
10339 Clay Rd Unit 4054 Houston, TX	2.0	2.0	1096	$1,808	$1.65	43d	1	1.26mi
10333 Clay Rd Unit 10370 Houston, TX	2.0	2.0	1133	$1,804	$1.59	43d	1	1.26mi
10333 Clay Rd Unit 2174 Houston, TX	2.0	2.0	1133	$1,803	$1.59	10d	1	1.27mi
10333 Clay Rd Unit 425 Houston, TX	2.0	2.0	1133	$1,771	$1.56	2d	1	1.27mi
10333 Clay Rd Unit 424 Houston, TX	2.0	2.0	1133	$1,779	$1.57	5d	1	1.27mi
9634 Rockhurst Dr Houston, TX	4.0	2.0	1881	$2,700	$1.44	43d	1	1.37mi
10350 Clay Rd Ste 150 Houston, TX	2.0	2.0	1079	$1,460	$1.35	43d	1	1.38mi

Listing history 38 events

1. 2026-06-18
   days on market $166,000 Active 111 DOM
2. 2026-06-17
   days on market $166,000 Active 110 DOM
3. 2026-06-16
   days on market $166,000 Active 109 DOM
4. 2026-06-15
   days on market $166,000 Active 108 DOM
5. 2026-06-13
   days on market $166,000 Active 106 DOM
6. 2026-06-09
   days on market $166,000 Active 102 DOM
7. 2026-06-08
   days on market $166,000 Active 101 DOM
8. 2026-06-07
   days on market $166,000 Active 100 DOM
9. 2026-06-04
   days on market $166,000 Active 97 DOM
10. 2026-06-03
    days on market $166,000 Active 96 DOM
11. 2026-06-02
    days on market $166,000 Active 95 DOM
12. 2026-06-02
    price $166,000 Active 94 DOM
13. 2026-06-01
    days on market $169,500 Active 94 DOM
14. 2026-05-31
    days on market $169,500 Active 93 DOM
15. 2026-03-13
    price $169,500 613-char remark

    Show marketing remark (613 chars)

    Currently leased and generating immediate cash flow, this recently renovated townhouse is a great investment. The bright living area features tile floors and new light fixtures. The kitchen offers stainless steel appliances, granite countertops, and custom cabinetry, adjacent to a practical dining space. Upstairs, the home includes three bedrooms. The master features an updated private bathroom with a tub, and all secondary bathrooms are fully renovated. Equipped with a newer AC system and located directly across from an elementary, middle, and high school, this property delivers turnkey performance.

16. 2026-02-27
    listed $172,500 Active 613-char remark

    Show marketing remark (613 chars)

    Currently leased and generating immediate cash flow, this recently renovated townhouse is a great investment. The bright living area features tile floors and new light fixtures. The kitchen offers stainless steel appliances, granite countertops, and custom cabinetry, adjacent to a practical dining space. Upstairs, the home includes three bedrooms. The master features an updated private bathroom with a tub, and all secondary bathrooms are fully renovated. Equipped with a newer AC system and located directly across from an elementary, middle, and high school, this property delivers turnkey performance.

17. 2026-01-05
    historical
18. 2025-11-10
    historical $1,650
19. 2025-10-22
    price $175,000
20. 2025-10-17
    listed $1,650
21. 2025-10-16
    price $179,000
22. 2025-09-16
    listed $185,000 Active
23. 2025-09-05
    historical $1,800
24. 2025-08-17
    listed $1,800
25. 2025-05-29
    historical $1,800
26. 2025-03-06
    listed $1,800
27. 2024-12-03
    historical $1,800
28. 2024-10-25
    price $1,800
29. 2024-10-04
    listed $1,850
30. 2024-10-03
    historical
31. 2024-10-03
    listed $1,850 Active
32. 2015-09-02
    soldstatus
33. 2015-09-01
    soldstatus Sold
34. 2015-08-03
    status Pending
35. 2015-07-22
    status Option Pending
36. 2015-07-19
    listed $129,900 Active
37. 2008-10-01
    soldstatus
38. 1996-12-19
    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: $4,896 · $408/mo
• Projected year-2 tax: $4,896 · $408/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,222
• − Mortgage interest: −$9,299
• − Property taxes: −$4,896
• − Insurance: −$830
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$4,829
• Taxable loss: −$1,187
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $1,668/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 Branch ISD
• NCES district ID: 4841100
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $60,311
• Composite: 40.88/100
• National rank: #3624
• State rank: #215 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): 29,048
• Household income: $79,359
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1667.0

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% White 37% Two or more races 25% Black 8% Asian 6%
• Hispanic origin (detail): Mexican 24% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 36% French/Haitian/Cajun 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: ▼ -283.51%
• Current HPI: 286.4053
• Rent YoY: ▼ -0.86%
• 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

+30.5% since first listed

24 events — show timeline

• 2026-03-13 Price Changed $169,500 HARMLS
• 2026-02-27 Listed $172,500 HARMLS
• 2026-01-05 Listing Removed — HARMLS
• 2025-11-10 Rental Removed $1,650 HARMLS
• 2025-10-22 Price Changed $175,000 HARMLS
• 2025-10-17 Listed for Rent $1,650 HARMLS
• 2025-10-16 Price Changed $179,000 HARMLS
• 2025-09-16 Listed $185,000 HARMLS
• 2025-09-05 Rental Removed $1,800 HARMLS
• 2025-08-17 Listed for Rent $1,800 HARMLS
• 2025-05-29 Rental Removed $1,800 HARMLS
• 2025-03-06 Listed for Rent $1,800 HARMLS
• 2024-12-03 Rental Removed $1,800 HARMLS
• 2024-10-25 Price Changed $1,800 HARMLS
• 2024-10-04 Listed for Rent $1,850 HARMLS
• 2024-10-03 Listed $1,850 HARMLS
• 2024-10-03 Listing Removed — HARMLS
• 2015-09-02 Sold (Public Records) — Public Records
• 2015-09-01 Sold (MLS) — HARMLS
• 2015-08-03 Pending — HARMLS
• 2015-07-22 Pending — HARMLS
• 2015-07-19 Listed $129,900 HARMLS
• 2008-10-01 Sold (Public Records) — Public Records
• 1996-12-19 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,896 · +18.3% YoY. Source: county tax records.