10 Foster Ln · Hempstead, TX 77445

$71,999

3 bd · 1.0 ba · 1,008 sqft · SingleFamily · 235 Days on market

Built 1950 Poor condition 0.40 ac lot Est $111k · 35% under ↓ 28% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Condition / age +1.0/5.0

Listing remarks

Great investment property located at the end of a Cul-de-sac, very private . call from more information.

Key facts

• Very private
• Cul-de-sac
• 0.4 acre lot

Tags

• CUL-DE-SAC
• VERY PRIVATE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.3% in Hempstead — 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 60/100 on livability (#1,099 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• Hempstead ISD (town): math 16% / reading 19% proficiency, ranked #795 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hempstead El (math 19% / reading 15%, grade F, #3,836 of 4,322 statewide, top 91%, 834 students, 90% FRL); Hempstead Middle (math 14% / reading 16%, grade F, #1,569 of 1,662 statewide, top 95%, 339 students, 84% FRL); Hempstead H S (math 12% / reading 32%, grade F, #1,366 of 1,632 statewide, top 84%, 465 students, 80% FRL).
• Market conditions: 422 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($498 loan paydown + $7k appreciation (10.0% local appreciation)).
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,359 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — 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 F-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 D 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: 1.62% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.36%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $110,880
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1335 3rd St	0.28mi	3/1.0	912 (-10%)	6mo	$100,000	$110	66
506 Kosse St	0.45mi	3/1.0	1,032 (+2%)	11mo	$160,000	$155	66
1620 2nd St	0.30mi	2/2.0 (-1)	896 (-11%)	13mo	$99,000	$110	48
1343 3rd St	0.28mi	4/2.0 (+1)	1,152 (+14%)	8mo	$75,000	$65	48
2029 6th St	0.71mi	3/2.0	1,080 (+7%)	12mo	$185,000	$171	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.4%
• Equity multiple: 4.29×
• Total profit: $66,369
• Equity at exit: $64,862

10-year hold

• IRR: 37.5%
• Equity multiple: 9.64×
• Total profit: $174,138
• Equity at exit: $139,878

Cash invested: $20,160 (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 77445

• Home prices YoY: 12.3%
• Active inventory: 422
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $426

Break-even live

Break-even rent $630

Max offer price $71,999

Occupancy floor 59%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1246 5th St Hempstead, TX	2.0	1.5	1353	$1,400	$1.03	10d	1	0.39mi
1235 11th St Unit 15 Hempstead, TX	2.0	1.0	900	$950	$1.06	43d	1	0.86mi
1235 11th St Apt 8 Hempstead, TX	2.0	1.0	900	$975	$1.08	44d	1	0.86mi
1046 15th St Hempstead, TX	2.0	1.0	884	$1,100	$1.24	12d	1	1.11mi
302 16th St Hempstead, TX	3.0	2.0	1408	$1,450	$1.03	43d	1	1.30mi
117 Clear Creek St Hempstead, TX	2.0	2.0	1192	$1,003	$0.84	22d	1	1.31mi

Listing history 10 events

1. 2026-04-25
   status Pending
2. 2026-04-25
   historical
3. 2026-04-23
   status Pending
4. 2026-04-22
   status Pending
5. 2026-03-28
   status Pending
6. 2026-03-18
   status Pending
7. 2026-03-02
   price $71,999
8. 2025-10-02
   price $76,999
9. 2025-08-25
   price $80,999
10. 2025-08-05
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,030
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,095
• Taxable income: $4,218
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $4,101/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement, siding repair, and landscaping. Significant value can be added through these improvements, making it a good investment opportunity.

Repairs flagged

• Major siding — Severe weathering
• Major roof — Signs of deterioration
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both landscaping and vegetation removal — Improves curb appeal and safety
• Both roof replacement — Essential for structural integrity and safety
• Both siding repair/replacement — Enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering	Major	$15,000–50,000
roof · Signs of deterioration	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and vegetation removal — Improves curb appeal and safety ↑
• Both roof replacement — Essential for structural integrity and safety ↑
• Both siding repair/replacement — Enhances curb appeal and structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hempstead ISD
• NCES district ID: 4822920
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 19% ▼ -4.00%
• Median HH income: $40,396
• Composite: 14.92/100
• National rank: #9371
• State rank: #795 of 826 in TX

Livability — Hempstead

• Score: 60/100
• State rank: #1099
• US rank: #19446

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D Housing A+ Health & safety C User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hempstead, TX
• City population: 14,943
• Population (ZIP): 14,943

Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 34% White 32% Black 31% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 30% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 74% English-only · Spanish 25%

Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.43%
• Current HPI: 359.93
• Rent YoY: —
• Metro: —
• 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

-28.0% since first listed

10 events — show timeline

• 2026-04-25 Pending — HARMLS
• 2026-04-25 Listing Removed — HARMLS
• 2026-04-23 Pending — HARMLS
• 2026-04-22 Pending — HARMLS
• 2026-03-28 Pending — HARMLS
• 2026-03-18 Pending — HARMLS
• 2026-03-02 Price Changed $71,999 HARMLS
• 2025-10-02 Price Changed $76,999 HARMLS
• 2025-08-25 Price Changed $80,999 HARMLS
• 2025-08-05 Listed $100,000 HARMLS