10702 Rubin St · Houston, TX 77047

$120,000

3 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 12 Days on market

Built 1962 7,975 sqft lot Est $192k · 38% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS: Single-story home situated on a spacious lot with mature trees and a functional floor plan featuring 3 bedrooms, 2 bathrooms, a large living area, dining area, and attached garage. Property has been completely cleaned out and is ready for renovation and improvement. The existing layout offers flexibility for modernization. Attached garage provides additional space that may present future expansion possibilities. Large backyard offers room for outdoor living and additional enhancements. A rare opportunity to transform and customize a property with strong upside potential. Mature landscaping, generous room sizes, and a spacious lot provide a solid foundation for updates and improve

Key facts

• Large living area
• Attached garage
• Large backyard

Tags

• SINGLE-STORY HOME
• SPACIOUS LOT
• LARGE LIVING AREA
• DINING AREA
• ATTACHED GARAGE
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces east; Entry level on the first floor
• Construction: Built in 1962; Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Concrete road surface; Located in a subdivision

Interior

• Kitchen: Double oven; Gas cooktop
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Washer hookup; Double oven; Gas cooktop
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 12.2% 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.
• 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: Woodson School (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 572 students, 99% FRL); Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 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 98% FRL vs 71% district-wide (27 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 soft (-0.2%/yr); 280 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $830 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $120,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.59% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.22%
• DSCR: 1.94
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $192,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4418 Groton Dr	0.30mi	4/2.0 (+1)	1,344 (-1%)	1mo	$200,000	$149	79
10807 Segrest Dr	0.28mi	3/1.5	1,313 (-3%)	2mo	$220,000	$168	78
4322 Friar Point Rd	0.23mi	3/2.0	1,508 (+11%)	2mo	$225,000	$149	69
4306 Brisbane St	0.41mi	4/2.0 (+1)	1,316 (-3%)	6mo	$210,000	$160	66
4914 Airport Blvd	0.53mi	3/1.0	1,360 (+0%)	10mo	$185,000	$136	63
5023 Denoron Dr	0.66mi	3/1.5	1,380 (+2%)	4mo	$189,999	$138	61
11018 Long Gate	0.48mi	3/1.5	1,242 (-8%)	2mo	$130,000	$105	60
10818 Carlton Dr	0.46mi	3/1.0	1,246 (-8%)	2mo	$175,999	$141	60
4826 Airport Blvd	0.48mi	3/1.0	1,260 (-7%)	6mo	$164,900	$131	56
4115 Hartsville Rd	0.33mi	3/2.0	1,539 (+14%)	10mo	$219,000	$142	54
4407 Mowery Rd	0.49mi	3/2.5	1,556 (+15%)	2mo	$99,000	$64	49
4419 Botany Ln	0.61mi	3/2.0	1,173 (-13%)	3mo	$190,000	$162	47

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: 10.1%
• Equity multiple: 1.38×
• Total profit: $12,898
• Equity at exit: $17,892

10-year hold

• IRR: 16.5%
• Equity multiple: 2.15×
• Total profit: $38,710
• Equity at exit: $10,375

Cash invested: $33,600 (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 77047

• Home prices YoY: -10.1%
• Rents YoY: -0.2%
• Active inventory: 280
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$629
• Tax from tax record: −$231 /mo · $2,777/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $594

Break-even live

Break-even rent $1,153

Max offer price $120,000

Occupancy floor 64%

Sensitivity live

Price	-10% $662	-5% $628	+0% $594	+5% $560	+10% $526
Rent	-10% $444	-5% $519	+0% $594	+5% $669	+10% $745
Rate	-1.0pp $655	-0.5pp $625	base $594	+0.5pp $563	+1.0pp $532

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	6d	1	0.76mi
11319 Murr Way Houston, TX	3.0	1.5	1213	$1,699	$1.40	19d	1	0.77mi
10510 Cathedral Dr Houston, TX	3.0	1.0	887	$1,300	$1.47	44d	1	0.95mi
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	44d	1	0.96mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	13d	1	0.96mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	1.00mi
12207 Duane Ct Houston, TX	3.0	2.0	1548	$1,646	$1.06	0d	1	1.02mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	25d	1	1.05mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	0d	1	1.05mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	1.07mi
4015 Marchant Rd Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	1.15mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	44d	1	1.20mi
5426 Greylog Dr Houston, TX	3.0	2.0	1205	$1,750	$1.45	25d	1	1.20mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	6d	1	1.23mi
12227 Cape Hyannis Dr Houston, TX	3.0	2.0	1432	$1,705	$1.19	14d	1	1.26mi
12210 Roandale Dr Houston, TX	3.0	2.0	1738	$1,775	$1.02	44d	1	1.29mi
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,450	$1.35	22d	1	1.31mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,400	$1.32	5d	1	1.31mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	21d	1	1.36mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	1.40mi
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	18d	1	1.41mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	44d	1	1.43mi
9610 Buffum St Houston, TX	3.0	3.0	1605	$1,799	$1.12	44d	1	1.44mi
10902 Faircroft Dr Houston, TX	3.0	1.0	1308	$1,480	$1.13	44d	1	1.47mi

Listing history 9 events

1. 2026-06-18
   days on market $120,000 Active 12 DOM
2. 2026-06-17
   days on market $120,000 Active 11 DOM
3. 2026-06-16
   days on market $120,000 Active 10 DOM
4. 2026-06-15
   days on market $120,000 Active 9 DOM
5. 2026-06-13
   days on market $120,000 Active 7 DOM
6. 2026-06-09
   days on market $120,000 Active 3 DOM
7. 2026-06-08
   days on market $120,000 Active 2 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $120,000 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: $2,777 · $231/mo
• Projected year-2 tax: $2,777 · $231/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 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $22,859
• − Mortgage interest: −$6,722
• − Property taxes: −$2,777
• − Insurance: −$600
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$3,491
• Taxable income: $5,612
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $5,784/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): 34,987
• Household income: $78,538
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 1109.0

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 0.58)
• Race & ethnicity: Black 57% Hispanic / Latino 29% Two or more races 15% White 6% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 23% Vietnamese 1% Other Indo-European 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: ▼ -26.76%
• Current HPI: 239.2287
• Rent YoY: ▼ -0.21%
• 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

3 events — show timeline

• 2026-06-06 Listed $120,000 HARMLS
• 2026-03-16 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,777 · +11.7% YoY. Source: county tax records.