10147 Beekman Place Dr · Houston, TX 77043

$190,000

3 bd · 2.5 ba · 1,760 sqft · Townhouse public records · 25 Days on market

Built 1973 2,063 sqft lot $108/sqft · at area comps Est $197k · at est. $345/mo HOA · 12% of rent

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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 +25.9/30.0
• 1% rule +10.0/10.0
• ARV discount +9.0/15.0
• DSCR +8.7/10.0
• 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

Beautifully maintained 3-bedroom, 2.5-bathroom home in the heart of Spring Branch. The first floor offers open concept living and dining areas with great natural light, while all the bedrooms are located upstairs. Beekman Place is located close to fabulous shopping areas...just 3 minutes from Memorial City and City Centre and in close proximity to I-10 and Beltway 8.

Key facts

• Open concept living
• Great natural light
• Close to i-10

Tags

• OPEN CONCEPT LIVING
• GREAT NATURAL LIGHT
• CLOSE TO SHOPPING AREAS
• CLOSE TO I-10
• CLOSE TO BELTWAY 8

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 43% of the median local income ($79k/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 $6k 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 25 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,150 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.50% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 5.5

CMA / ARV

• ARV (median comp): $196,624
• List price: $190,000
• Delta: -3.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10147 Beekman Place Dr	0.00mi	3/2.5	1,760 (0%)	1mo	$190,000	$108	99
10174 Beekman Place Dr	0.06mi	3/2.5	1,760 (0%)	1mo	$199,900	$114	96
10119 Beekman Place Dr	0.06mi	3/2.5	1,760 (0%)	17mo	$199,000	$113	83
10129 Beekman Place Dr	0.04mi	3/2.5	1,794 (+2%)	16mo	$225,000	$125	82
10132 Beekman Place Dr	0.02mi	3/2.5	1,760 (0%)	22mo	$229,000	$130	81
10157 Beekman Place Dr	0.03mi	4/2.5 (+1)	1,794 (+2%)	16mo	$259,000	$144	77
10176 E Beekman Place Dr	0.07mi	3/2.5	1,760 (0%)	24mo	$239,000	$136	77
1271 Witte Rd #26	0.36mi	2/1.5 (-1)	1,500 (-15%)	4mo	$149,995	$100	46

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-9,034
• Equity at exit: $28,330

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-481
• Equity at exit: $16,428

Cash invested: $53,200 (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 77043

• Rents YoY: -0.9%
• Active inventory: 202
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,854 high
• Mortgage (P&I): −$996
• Tax from tax record: −$367 /mo · $4,399/yr
• Insurance: −$79
• HOA: −$345
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $468

Break-even live

Break-even rent $2,262

Max offer price $190,000

Occupancy floor 79%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Witte Rd Houston, TX	1.0–3.0	1.5–2.5	1085	$1,639	$1.51	2d	13	0.53mi
1506 Witte Rd Unit 16 Houston, TX	3.0	2.0	1350	$1,549	$1.15	43d	1	0.57mi
10214 Londonderry Dr Houston, TX	3.0	2.0	1606	$2,600	$1.62	43d	1	0.58mi
10300 Katy Fwy Houston, TX	1.0–2.0	1.0–2.0	903	$1,961	$2.17	1d	23	0.60mi
10402 Town & Country Way Unit 2174 Houston, TX	2.0	2.0	1278	$2,641	$2.07	10d	1	0.90mi
10402 Town & Country Way Unit 2162 Houston, TX	2.0	2.0	1278	$2,617	$2.05	5d	1	0.90mi
10402 Town & Country Way Unit 10425 Houston, TX	2.0	2.0	1486	$2,965	$2.00	43d	1	0.90mi
10402 Town & Country Way Unit 2187 Houston, TX	2.0	2.0	1278	$2,609	$2.04	2d	1	0.90mi
9807 Katy Fwy Ste 140 Houston, TX	2.0	2.0	1357	$2,362	$1.74	43d	1	0.91mi
10401 Town and Country Way Houston, TX	2.0	2.0	1511	$3,248	$2.15	24d	1	0.93mi
10401 Town and Country Way Houston, TX	2.0	2.0	1511	$3,248	$2.15	43d	1	0.93mi
10401 Town & Country Way Unit 10434 Houston, TX	3.0	2.0	1995	$4,961	$2.49	10d	1	0.93mi
10401 Town & Country Way Apt 424 Houston, TX	2.0	2.0	1511	$3,384	$2.24	5d	1	0.93mi
10401 Town & Country Way Unit 10424 Houston, TX	2.0	2.0	1511	$3,408	$2.26	10d	1	0.93mi
10401 Town & Country Way Unit 3187 Houston, TX	3.0	2.0	1995	$4,929	$2.47	2d	1	0.94mi
10401 Town & Country Way Unit 2187 Houston, TX	2.0	2.0	1511	$3,376	$2.23	2d	1	0.94mi
10409 Town & Country Way Unit 11402 Houston, TX	2.0	2.0	1390	$1,819	$1.31	43d	1	0.94mi
10411 Town & Country Way Houston, TX	3.0	3.0	1866	$3,512	$1.88	19d	1	0.95mi
10411 Town & Country Way Houston, TX	3.0	3.0	1866	$3,512	$1.88	43d	1	0.95mi
10411 Town & Country Way Houston, TX	2.0	2.0	1659	$3,591	$2.16	24d	1	0.95mi
9789 Katy Fwy Houston, TX	2.0	1.0–2.0	1038	$4,794	$4.62	1d	13	1.04mi
1477 Springrock Ln Unit SP99 Houston, TX	2.0	2.5	1260	$1,725	$1.37	5d	1	1.07mi
905 Town and Country Blvd Unit 942 Houston, TX	2.0	2.0	1350	$2,802	$2.08	43d	1	1.09mi
909 Town and Country Blvd Unit 12634 Houston, TX	2.0	2.0	1256	$1,798	$1.43	43d	1	1.10mi
976 Bunker Hill Rd Houston, TX	3.0	2.0	1380	$1,990	$1.44	20d	1	1.12mi
976 Bunker Hill Rd Houston, TX	3.0	2.0	1380	$1,990	$1.44	43d	1	1.12mi
9757 Katy Fwy Unit 3165 Houston, TX	3.0	2.0	2304	$9,981	$4.33	2d	1	1.12mi
9757 Katy Fwy Unit 9780 Houston, TX	2.0	2.0	1238	$4,474	$3.61	10d	1	1.12mi
9757 Katy Fwy Unit 9790 Houston, TX	3.0	2.0	1750	$5,462	$3.12	13d	1	1.12mi
9757 Katy Fwy Unit 510 Houston, TX	3.0	2.0	2304	$10,013	$4.35	10d	1	1.12mi
9757 Katy Fwy Unit 421 Houston, TX	2.0	2.0	1238	$4,450	$3.59	5d	1	1.12mi
9757 Katy Fwy Unit 2165 Houston, TX	2.0	2.0	1238	$4,442	$3.59	2d	1	1.12mi
12000 Barryknoll Ln Unit 3165 Houston, TX	3.0	2.0	1821	$4,572	$2.51	2d	1	1.16mi
12000 Barryknoll Ln Unit 12033 Houston, TX	3.0	2.0	1821	$4,604	$2.53	10d	1	1.16mi
801 Town & Country Ln Houston, TX	1.0–3.0	1.0–2.0	1123	$3,420	$3.05	1d	15	1.17mi
966 Bunker Hill Rd Houston, TX	2.0	2.0	1249	$2,952	$2.36	11d	1	1.18mi
970 Bunker Hill Rd Unit 3174 Houston, TX	3.0	2.0	1460	$2,193	$1.50	10d	1	1.19mi
970 Bunker Hill Rd Unit 3148 Houston, TX	3.0	2.0	1460	$2,161	$1.48	2d	1	1.19mi
970 Bunker Hill Rd Unit 1003 Houston, TX	3.0	2.0	1460	$2,204	$1.51	43d	1	1.19mi
800 Town and Country Blvd Unit 23028 Houston, TX	2.0	2.0	1412	$1,721	$1.22	43d	1	1.23mi

HOA detail

• Monthly dues: $345 · $4,140/yr

Listing history 22 events

1. 2026-05-18
   status Pending 370-char remark

   Show marketing remark (370 chars)

   Beautifully maintained 3-bedroom, 2.5-bathroom home in the heart of Spring Branch. The first floor offers open concept living and dining areas with great natural light, while all the bedrooms are located upstairs. Beekman Place is located close to fabulous shopping areas...just 3 minutes from Memorial City and City Centre and in close proximity to I-10 and Beltway 8.

2. 2026-05-13
   status Pending 370-char remark

   Show marketing remark (370 chars)

   Beautifully maintained 3-bedroom, 2.5-bathroom home in the heart of Spring Branch. The first floor offers open concept living and dining areas with great natural light, while all the bedrooms are located upstairs. Beekman Place is located close to fabulous shopping areas...just 3 minutes from Memorial City and City Centre and in close proximity to I-10 and Beltway 8.

3. 2026-04-22
   listed $190,000 Active 370-char remark

   Show marketing remark (370 chars)

   Beautifully maintained 3-bedroom, 2.5-bathroom home in the heart of Spring Branch. The first floor offers open concept living and dining areas with great natural light, while all the bedrooms are located upstairs. Beekman Place is located close to fabulous shopping areas...just 3 minutes from Memorial City and City Centre and in close proximity to I-10 and Beltway 8.

4. 2026-04-22
   historical

   Show marketing remark (370 chars)

   Beautifully maintained 3-bedroom, 2.5-bathroom home in the heart of Spring Branch. The first floor offers open concept living and dining areas with great natural light, while all the bedrooms are located upstairs. Beekman Place is located close to fabulous shopping areas...just 3 minutes from Memorial City and City Centre and in close proximity to I-10 and Beltway 8.

5. 2026-03-03
   listed $200,000 Active
6. 2026-03-03
   historical
7. 2025-12-09
   listed $210,000 Active
8. 2025-12-09
   historical
9. 2025-10-19
   listed $220,000 Active
10. 2014-03-20
    historical
11. 2014-03-19
    soldstatus Sold
12. 2014-03-19
    soldstatus
13. 2014-03-13
    status Pending, Continue to Show
14. 2014-03-06
    status Option Pending
15. 2014-02-25
    price $110,000
16. 2014-02-25
    status Active
17. 2014-02-20
    status Pending
18. 2014-02-13
    status Option Pending
19. 2014-02-11
    listed $99,000 Active
20. 2004-02-23
    soldstatus
21. 2003-07-22
    soldstatus
22. 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: $4,399 · $367/mo
• Projected year-2 tax: $4,399 · $367/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 · 23 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: $34,249
• − Mortgage interest: −$10,643
• − Property taxes: −$4,399
• − Insurance: −$950
• − Repairs & maintenance: −$2,740
• − Management: −$2,740
• − HOA: −$4,140
• − Depreciation: −$5,527
• Taxable income: $3,110
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $4,865/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

+91.9% since first listed

22 events — show timeline

• 2026-05-18 Pending — HARMLS
• 2026-05-13 Pending — HARMLS
• 2026-04-22 Listing Removed — HARMLS
• 2026-04-22 Listed $190,000 HARMLS
• 2026-03-03 Listing Removed — HARMLS
• 2026-03-03 Listed $200,000 HARMLS
• 2025-12-09 Listing Removed — HARMLS
• 2025-12-09 Listed $210,000 HARMLS
• 2025-10-19 Listed $220,000 HARMLS
• 2014-03-20 Listing Removed — HARMLS
• 2014-03-19 Sold (Public Records) — Public Records
• 2014-03-19 Sold (MLS) — HARMLS
• 2014-03-13 Pending — HARMLS
• 2014-03-06 Pending — HARMLS
• 2014-02-25 Price Changed $110,000 HARMLS
• 2014-02-25 Relisted — HARMLS
• 2014-02-20 Pending — HARMLS
• 2014-02-13 Pending — HARMLS
• 2014-02-11 Listed $99,000 HARMLS
• 2004-02-23 Sold (Public Records) — Public Records
• 2003-07-22 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,399 · -5.7% YoY. Source: county tax records.