10109 Fairland Dr · Houston, TX 77051

$179,789

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 622 Days on market

Built 1954 5,771 sqft lot $150/sqft · at area comps Est $174k · at est. ↓ 10% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +5.9/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

FRESH UPDATES! A wonderful retreat for you and your family awaits in South Houston. This property is an ideal place for a first-time homebuyer or investor looking to purchase a home in a prime up-and-coming location! It boasts 1.196 Sq. Ft. of living space and features a spacious family room and nice kitchen that gives comfort and tranquility. The garage has been converted into a fourth bedroom that is incredibly spacious, and the exterior of the home provides an attached carport and extended driveway. Here you will have direct access to 288 and I-610. You will also enjoy being near some great Houston attractions such as the NRG area, Museum District, Downtown Houston, and Rice Village which are all within a 9-mile radius! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Attached carport
• Extended driveway
• Spacious family room

Tags

• SPACIOUS FAMILY ROOM
• CONVERTED FOURTH BEDROOM
• ATTACHED CARPORT
• EXTENDED DRIVEWAY
• DIRECT ACCESS TO 288 AND I-610

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (19.0% below list).
• Recommended offer: $146k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Reynolds El (math 8% / reading 8%, grade F, #4,301 of 4,322 statewide, top 100%, 334 students, 98% FRL); Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 321 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,456/mo this rent would consume 47% of the median local household income ($37k/yr) (locally 1446% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 622 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,617 (19.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 622 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 10.3

CMA / ARV

• ARV (median comp): $173,607
• List price: $179,789
• Delta: 3.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10006 Chesterfield Dr	0.07mi	3/1.0	1,170 (-2%)	3mo	$125,000	$107	91
10205 Sierra Dr	0.06mi	3/1.0	1,151 (-4%)	3mo	$120,000	$104	88
10209 Cathedral Dr	0.11mi	3/1.5	1,244 (+4%)	3mo	$180,000	$145	84
10014 Sierra Dr	0.10mi	4/2.0 (+1)	1,243 (+4%)	2mo	$185,000	$149	79
3034 Corksie St	0.31mi	3/2.0	1,225 (+2%)	0mo	$219,900	$180	77
3334 Dulcrest St	0.29mi	3/1.0	1,122 (-6%)	3mo	$90,000	$80	73
9321 Cathedral Dr	0.52mi	3/1.0	1,204 (+1%)	4mo	$159,000	$132	71
3018 Elpyco St	0.41mi	4/2.0 (+1)	1,215 (+2%)	2mo	$187,000	$154	68
10818 Carlton Dr	0.62mi	3/1.0	1,246 (+4%)	2mo	$175,999	$141	62
9506 Sierra Dr	0.34mi	4/2.0 (+1)	1,316 (+10%)	3mo	$160,000	$122	56
10611 Leitrim Way	0.69mi	3/1.0	1,105 (-8%)	1mo	$159,900	$145	55
10807 Segrest Dr	0.72mi	3/1.5	1,313 (+10%)	2mo	$220,000	$168	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.76×
• Total profit: $88,484
• Equity at exit: $161,968

10-year hold

• IRR: 19.9%
• Equity multiple: 6.48×
• Total profit: $276,048
• Equity at exit: $349,290

Cash invested: $50,341 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 321
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$943
• Tax from tax record: −$323 /mo · $3,882/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-191

Break-even live

Break-even rent $1,698

Max offer price $146,074

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-140	+0% $-191	+5% $-242	+10% $-293
Rent	-10% $-306	-5% $-248	+0% $-191	+5% $-133	+10% $-76
Rate	-1.0pp $-100	-0.5pp $-145	base $-191	+0.5pp $-237	+1.0pp $-285

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: $44,947
• Closing costs: $5,394
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10510 Cathedral Dr Houston, TX	3.0	1.0	887	$1,300	$1.47	45d	1	0.28mi
4112 Grassmere St Houston, TX	2.0	1.0	711	$700	$0.98	13d	1	0.46mi
9414 Heno St Unit 13 Houston, TX	2.0	1.0	824	$900	$1.09	26d	1	0.51mi
4205 Grassmere St Houston, TX	2.0	1.0	824	$900	$1.09	26d	1	0.52mi
2910 Reed Rd Houston, TX	3.0	2.0	1221	$1,228	$1.01	1d	3	0.78mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	20d	1	0.85mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	1d	2	0.87mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	5d	2	0.96mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	19d	1	1.01mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$975	$1.07	45d	1	1.05mi
4322 Groton Dr Houston, TX	3.0	1.0	858	$1,395	$1.63	45d	1	1.08mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	7d	1	1.31mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	45d	1	1.34mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	7d	1	1.37mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	17d	1	1.39mi
3137 W Bellfort Ave Houston, TX	2.0	2.0	1164	$1,802	$1.55	45d	1	1.40mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	45d	1	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $179,789 Active 622 DOM
2. 2026-06-18
   days on market $179,789 Active 619 DOM
3. 2026-06-17
   days on market $179,789 Active 618 DOM
4. 2026-06-16
   days on market $179,789 Active 617 DOM
5. 2026-06-15
   days on market $179,789 Active 616 DOM
6. 2026-06-13
   days on market $179,789 Active 614 DOM
7. 2026-06-10
   days on market $179,789 Active 610 DOM
8. 2026-06-08
   days on market $179,789 Active 609 DOM
9. 2026-06-07
   days on market $179,789 Active 608 DOM
10. 2026-06-04
    days on market $179,789 Active 605 DOM
11. 2026-06-01
    days on market $179,789 Active 602 DOM
12. 2026-05-31
    days on market $179,789 Active 601 DOM
13. 2026-02-18
    price $179,789 957-char remark

    Show marketing remark (957 chars)

    FRESH UPDATES! A wonderful retreat for you and your family awaits in South Houston. This property is an ideal place for a first-time homebuyer or investor looking to purchase a home in a prime up-and-coming location! It boasts 1.196 Sq. Ft. of living space and features a spacious family room and nice kitchen that gives comfort and tranquility. The garage has been converted into a fourth bedroom that is incredibly spacious, and the exterior of the home provides an attached carport and extended driveway. Here you will have direct access to 288 and I-610. You will also enjoy being near some great Houston attractions such as the NRG area, Museum District, Downtown Houston, and Rice Village which are all within a 9-mile radius! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

14. 2025-09-18
    price $182,789 957-char remark

    Show marketing remark (957 chars)

    FRESH UPDATES! A wonderful retreat for you and your family awaits in South Houston. This property is an ideal place for a first-time homebuyer or investor looking to purchase a home in a prime up-and-coming location! It boasts 1.196 Sq. Ft. of living space and features a spacious family room and nice kitchen that gives comfort and tranquility. The garage has been converted into a fourth bedroom that is incredibly spacious, and the exterior of the home provides an attached carport and extended driveway. Here you will have direct access to 288 and I-610. You will also enjoy being near some great Houston attractions such as the NRG area, Museum District, Downtown Houston, and Rice Village which are all within a 9-mile radius! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

15. 2025-09-15
    price $188,789 957-char remark

    Show marketing remark (957 chars)

    FRESH UPDATES! A wonderful retreat for you and your family awaits in South Houston. This property is an ideal place for a first-time homebuyer or investor looking to purchase a home in a prime up-and-coming location! It boasts 1.196 Sq. Ft. of living space and features a spacious family room and nice kitchen that gives comfort and tranquility. The garage has been converted into a fourth bedroom that is incredibly spacious, and the exterior of the home provides an attached carport and extended driveway. Here you will have direct access to 288 and I-610. You will also enjoy being near some great Houston attractions such as the NRG area, Museum District, Downtown Houston, and Rice Village which are all within a 9-mile radius! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

16. 2025-09-15
    price $178,789 957-char remark

    Show marketing remark (957 chars)

    FRESH UPDATES! A wonderful retreat for you and your family awaits in South Houston. This property is an ideal place for a first-time homebuyer or investor looking to purchase a home in a prime up-and-coming location! It boasts 1.196 Sq. Ft. of living space and features a spacious family room and nice kitchen that gives comfort and tranquility. The garage has been converted into a fourth bedroom that is incredibly spacious, and the exterior of the home provides an attached carport and extended driveway. Here you will have direct access to 288 and I-610. You will also enjoy being near some great Houston attractions such as the NRG area, Museum District, Downtown Houston, and Rice Village which are all within a 9-mile radius! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2025-08-20
    price $188,789 957-char remark

    Show marketing remark (957 chars)

    FRESH UPDATES! A wonderful retreat for you and your family awaits in South Houston. This property is an ideal place for a first-time homebuyer or investor looking to purchase a home in a prime up-and-coming location! It boasts 1.196 Sq. Ft. of living space and features a spacious family room and nice kitchen that gives comfort and tranquility. The garage has been converted into a fourth bedroom that is incredibly spacious, and the exterior of the home provides an attached carport and extended driveway. Here you will have direct access to 288 and I-610. You will also enjoy being near some great Houston attractions such as the NRG area, Museum District, Downtown Houston, and Rice Village which are all within a 9-mile radius! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2024-10-07
    listed $200,789 Active 957-char remark

    Show marketing remark (957 chars)

    FRESH UPDATES! A wonderful retreat for you and your family awaits in South Houston. This property is an ideal place for a first-time homebuyer or investor looking to purchase a home in a prime up-and-coming location! It boasts 1.196 Sq. Ft. of living space and features a spacious family room and nice kitchen that gives comfort and tranquility. The garage has been converted into a fourth bedroom that is incredibly spacious, and the exterior of the home provides an attached carport and extended driveway. Here you will have direct access to 288 and I-610. You will also enjoy being near some great Houston attractions such as the NRG area, Museum District, Downtown Houston, and Rice Village which are all within a 9-mile radius! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

19. 2021-09-17
    soldstatus
20. 1995-09-29
    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: $3,882 · $323/mo
• Projected year-2 tax: $3,882 · $323/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 (shaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,474
• − Mortgage interest: −$10,071
• − Property taxes: −$3,882
• − Insurance: −$899
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$5,230
• Taxable loss: −$5,404
• Est. tax savings @ 24.0%: +$1,297
• After-tax cash flow: $-993/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: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

-10.5% since first listed

8 events — show timeline

• 2026-02-18 Price Changed $179,789 HARMLS
• 2025-09-18 Price Changed $182,789 HARMLS
• 2025-09-15 Price Changed $188,789 HARMLS
• 2025-09-15 Price Changed $178,789 HARMLS
• 2025-08-20 Price Changed $188,789 HARMLS
• 2024-10-07 Listed $200,789 HARMLS
• 2021-09-17 Sold (Public Records) — Public Records
• 1995-09-29 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,882 · -6.5% YoY. Source: county tax records.