2710 Golden Leaf Dr · Houston, TX 77339

$279,900

4 bd · 2.5 ba · 2,420 sqft · SingleFamily public records · 37 Days on market

Built 1983 8,616 sqft lot $116/sqft · 11% below area Est $316k · 11% under $31/mo HOA · 1% of rent ↓ 14% 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).

• ARV discount +12.6/15.0
• Cash flow +6.7/30.0
• Appreciation +5.2/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.0/10.0

Listing remarks MLS

BACK ON THE MARKET! New roof, new stove, WDI report and warranty. This beautiful, well-maintained home is located on a cut-de-sac street that connects to the greenbelt. Refrigerator, washer and dryer and playground all convey win the sale. Transferable home warranty being offered by the Seller.

Key facts

• Cul-de-sac street
• Covered patio
• Recent roof

Tags

• RECENT ROOF
• CUL-DE-SAC STREET
• COVERED PATIO
• MATURE TREES
• AWARD WINNING KINGWOOD SCHOOLS

Property features AI

Finance

• HOA & community: Part of the Sterling association; Annual association fee of $375 covering common areas; Curbs in the community

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1983; Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Fenced backyard; Private yard; Concrete road access; Subdivision setting

Interior

• Kitchen: Dishwasher; Electric range / free-standing range; Microwave; Built-in oven; Garbage disposal
• Bedrooms: Primary bedroom on second level (20x12); Three additional bedrooms on second level (12x12; 13x10; 13x12)
• Flooring: Engineered hardwood; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; Tub with shower; Ceiling fans; One fireplace; Seven total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (21.4% below list).
• Recommended offer: $202k (28.0% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bear Branch El (math 48% / reading 57%, grade C-, #720 of 4,322 statewide, top 17%, 666 students, 20% FRL); Creekwood Middle (math 49% / reading 50%, grade C, #356 of 1,662 statewide, top 23%, 1,149 students, 21% FRL); Kingwood H S (math 60% / reading 71%, grade B, #193 of 1,632 statewide, top 12%, 2,898 students, 16% FRL).
• Zoned-school proficiency averages 56% at this address vs 41% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Humble ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.6%/yr); 311 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $201,627 (28.0% 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 37 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.79% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 10.6

CMA / ARV

• ARV (median comp): $315,597
• List price: $279,900
• Delta: -11.31%
• 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
2626 Silver Falls Dr	0.24mi	4/2.5	2,606 (+8%)	3mo	$295,000	$113	74
3215 Park Garden Dr	0.72mi	4/2.5	2,376 (-2%)	2mo	$319,900	$135	62
3747 Clear Falls Dr	0.46mi	3/3.0 (-1)	2,251 (-7%)	1mo	$240,000	$107	59
4010 Garden Lake Dr	0.39mi	4/2.5	2,732 (+13%)	4mo	$330,000	$121	57
2915 Laurel Fork Dr	0.41mi	4/2.0	2,145 (-11%)	4mo	$279,900	$130	57
3407 Sandy Forks Dr	0.60mi	4/2.5	2,677 (+11%)	3mo	$369,995	$138	51
3211 Park Garden Dr	0.71mi	4/2.0	2,233 (-8%)	1mo	$289,999	$130	51
5322 Creek Shadows Dr	0.63mi	3/2.5 (-1)	2,197 (-9%)	1mo	$278,000	$127	50
3302 Holly Green Dr	0.68mi	4/2.0	2,716 (+12%)	1mo	$248,900	$92	45
2311 Fir Grove Dr	0.70mi	4/2.5	2,741 (+13%)	2mo	$369,900	$135	44
5122 Creek Shadows Dr	0.58mi	3/2.5 (-1)	2,072 (-14%)	0mo	$299,900	$145	44
5210 Creek Shadows Dr	0.61mi	3/2.5 (-1)	2,072 (-14%)	4mo	$269,900	$130	39

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

Projected returns pro-forma

0.48% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.54×
• Total profit: $-36,335
• Equity at exit: $88,014

10-year hold

• IRR: -5.7%
• Equity multiple: 0.39×
• Total profit: $-48,117
• Equity at exit: $111,337

Cash invested: $78,372 (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 77339

• Home prices YoY: 0.2%
• Rents YoY: -0.6%
• Active inventory: 311
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$566 /mo · $6,788/yr
• Insurance: −$117
• HOA: −$31
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-443

Break-even live

Break-even rent $2,761

Max offer price $201,627

Occupancy floor —

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3918 Forest Village Dr Kingwood, TX	4.0	2.5	2354	$2,350	$1.00	24d	1	0.22mi
3806 Village Oaks Dr Kingwood, TX	4.0	2.5	2465	$2,300	$0.93	22d	1	0.42mi
3007 Birch Creek Dr Humble, TX	3.0	2.0	1603	$1,795	$1.12	24d	1	0.45mi
2222 Riverford Dr Kingwood, TX	3.0	3.0	1908	$1,895	$0.99	24d	1	0.63mi
3303 Sycamore Springs Dr Kingwood, TX	4.0	2.5	2010	$2,006	$1.00	5d	1	0.72mi
2215 Silver Falls Dr Kingwood, TX	4.0	2.0	2004	$2,075	$1.04	43d	1	0.72mi
3334 Birch Creek Dr Kingwood, TX	5.0	3.5	2950	$2,695	$0.91	43d	1	0.76mi
3327 Sycamore Springs Dr Kingwood, TX	3.0	2.0	1619	$1,575	$0.97	18d	1	0.79mi
3327 Sycamore Springs Dr Kingwood, TX	3.0	2.0	1619	$1,683	$1.04	22d	1	0.79mi
4535 Echo Falls Dr Kingwood, TX	4.0	2.5	2184	$2,145	$0.98	1d	1	0.85mi
3619 Maple Glen Dr Kingwood, TX	4.0	2.0	2332	$2,149	$0.92	16d	1	0.93mi
2115 Oak Shores Dr Kingwood, TX	3.0	2.0	1590	$1,800	$1.13	43d	1	0.94mi
3515 Hidden Pines Dr Kingwood, TX	3.0	2.5	1986	$1,850	$0.93	43d	1	1.05mi
3514 Creek Manor Dr Kingwood, TX	4.0	2.5	2274	$1,995	$0.88	43d	1	1.08mi
5706 Straight Way Kingwood, TX	4.0	2.5	2346	$2,095	$0.89	15d	1	1.19mi
5714 Straight Way Kingwood, TX	3.0	2.0	1788	$1,830	$1.02	19d	1	1.21mi
3311 Pleasant Hollow Ln Porter, TX	5.0	3.5	3196	$3,320	$1.04	16d	1	1.45mi
2230 Lakeville Dr Kingwood, TX	4.0	3.0	2456	$2,400	$0.98	43d	1	1.48mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 25 events

1. 2026-06-18
   days on market $279,900 Active 37 DOM
2. 2026-06-17
   days on market $279,900 Active 36 DOM
3. 2026-06-16
   days on market $279,900 Active 35 DOM
4. 2026-06-15
   days on market $279,900 Active 34 DOM
5. 2026-06-13
   days on market $279,900 Active 32 DOM
6. 2026-06-13
   days on market $279,900 Active 31 DOM
7. 2026-06-09
   days on market $279,900 Active 28 DOM
8. 2026-06-08
   days on market $279,900 Active 27 DOM
9. 2026-06-07
   days on market $279,900 Active 26 DOM
10. 2026-06-04
    days on market $279,900 Active 23 DOM
11. 2026-06-03
    days on market $279,900 Active 22 DOM
12. 2026-06-02
    days on market $279,900 Active 21 DOM
13. 2026-06-01
    days on market $279,900 Active 20 DOM
14. 2026-05-31
    days on market $279,900 Active 19 DOM
15. 2026-05-12
    listed $279,900 Active 185-char remark
16. 2024-04-30
    soldstatus
17. 2024-04-29
    soldstatus Sold 296-char remark

    Show marketing remark (296 chars)

    BACK ON THE MARKET! New roof, new stove, WDI report and warranty. This beautiful, well-maintained home is located on a cut-de-sac street that connects to the greenbelt. Refrigerator, washer and dryer and playground all convey win the sale. Transferable home warranty being offered by the Seller.

18. 2024-04-07
    status Pending 296-char remark

    Show marketing remark (296 chars)

    BACK ON THE MARKET! New roof, new stove, WDI report and warranty. This beautiful, well-maintained home is located on a cut-de-sac street that connects to the greenbelt. Refrigerator, washer and dryer and playground all convey win the sale. Transferable home warranty being offered by the Seller.

19. 2024-03-29
    status Option Pending 296-char remark

    Show marketing remark (296 chars)

    BACK ON THE MARKET! New roof, new stove, WDI report and warranty. This beautiful, well-maintained home is located on a cut-de-sac street that connects to the greenbelt. Refrigerator, washer and dryer and playground all convey win the sale. Transferable home warranty being offered by the Seller.

20. 2024-03-06
    status Active 296-char remark

    Show marketing remark (296 chars)

    BACK ON THE MARKET! New roof, new stove, WDI report and warranty. This beautiful, well-maintained home is located on a cut-de-sac street that connects to the greenbelt. Refrigerator, washer and dryer and playground all convey win the sale. Transferable home warranty being offered by the Seller.

21. 2024-02-21
    status Option Pending 296-char remark

    Show marketing remark (296 chars)

    BACK ON THE MARKET! New roof, new stove, WDI report and warranty. This beautiful, well-maintained home is located on a cut-de-sac street that connects to the greenbelt. Refrigerator, washer and dryer and playground all convey win the sale. Transferable home warranty being offered by the Seller.

22. 2024-02-20
    historical 296-char remark

    Show marketing remark (296 chars)

    BACK ON THE MARKET! New roof, new stove, WDI report and warranty. This beautiful, well-maintained home is located on a cut-de-sac street that connects to the greenbelt. Refrigerator, washer and dryer and playground all convey win the sale. Transferable home warranty being offered by the Seller.

23. 2024-02-12
    listed $325,000 Active 296-char remark

    Show marketing remark (296 chars)

    BACK ON THE MARKET! New roof, new stove, WDI report and warranty. This beautiful, well-maintained home is located on a cut-de-sac street that connects to the greenbelt. Refrigerator, washer and dryer and playground all convey win the sale. Transferable home warranty being offered by the Seller.

24. 2024-02-08
    historical $325,000 296-char remark

    Show marketing remark (296 chars)

    BACK ON THE MARKET! New roof, new stove, WDI report and warranty. This beautiful, well-maintained home is located on a cut-de-sac street that connects to the greenbelt. Refrigerator, washer and dryer and playground all convey win the sale. Transferable home warranty being offered by the Seller.

25. 1999-07-02
    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: $6,788 · $566/mo
• Projected year-2 tax: $6,788 · $566/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 8/10 Severe 7 d/yr ≥111°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$15,679
• − Property taxes: −$6,788
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$372
• − Depreciation: −$8,143
• Taxable loss: −$10,204
• Est. tax savings @ 24.0%: +$2,449
• After-tax cash flow: $-2,868/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: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 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): 44,538
• Household income: $84,102
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2198.0

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: White 59% Hispanic / Latino 24% Two or more races 13% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 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: ▲ 0.48%
• Current HPI: 233.4147
• Rent YoY: ▼ -0.59%
• 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

-13.9% since first listed

11 events — show timeline

• 2026-05-12 Listed $279,900 HARMLS
• 2024-04-30 Sold (Public Records) — Public Records
• 2024-04-29 Sold (MLS) — HARMLS
• 2024-04-07 Pending — HARMLS
• 2024-03-29 Pending — HARMLS
• 2024-03-06 Relisted — HARMLS
• 2024-02-21 Pending — HARMLS
• 2024-02-20 Listing Removed — HARMLS
• 2024-02-12 Listed $325,000 HARMLS
• 2024-02-08 Coming Soon $325,000 HARMLS
• 1999-07-02 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $6,788 · +4.1% YoY. Source: county tax records.