10100 S Gessner Rd #202 · Houston, TX 77071

$58,000

1 bd · 1.5 ba · 918 sqft · Condo public records · 109 Days on market

Built 1980 $63/sqft · at area comps Est $61k · at est. $310/mo HOA · 30% of rent

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Why this score? — see what drove the C 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 +18.0/30.0
• 1% rule +10.0/10.0
• ARV discount +9.6/15.0
• DSCR +5.6/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

READY TO MOVE IN! Updated and upgraded 2-bedroom, 1.5-bath 2nd-floor corner unit in Bayglen One. Beautiful tile flooring throughout with granite countertops in the kitchen and bathrooms. Spacious living room with a built-in fireplace and cozy dining area. Kitchen features granite countertops, a large pantry, and 2-year-old appliances. Fresh interior paint, ceiling fans in every room, and recent insulation. Primary bedroom includes a large walk-in closet. Bathrooms offer granite countertops, separate vanity sinks, and large mirrors. Private staircase with security-locked gate leads to spacious balcony overlooking parking area. Washer/Dryer connections accessed from the balcony. Located in a gated community. Walking distance to Brays Bayou. Close to restaurants and shopping. Call today!n

Key facts

• Built-in fireplace
• Walk-in closet
• Ceiling fans

Tags

• TILE FLOORING
• GRANITE COUNTERTOPS
• BUILT-IN FIREPLACE
• LARGE PANTRY
• CEILING FANS
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $58k.

Deal economics

• At list price, monthly cash flow is $50 ($599/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• 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.
• Market conditions: Rents soft (-1.5%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $401 of loan paydown is wiped out by about $422 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 109 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $17k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 30% of rent.
• 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 $52,780 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.77% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 4.7

CMA / ARV

• ARV (median comp): $60,875
• List price: $58,000
• Delta: -4.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.73% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.80×
• Total profit: $-3,250
• Equity at exit: $14,763

10-year hold

• IRR: -3.0%
• Equity multiple: 0.76×
• Total profit: $-3,955
• Equity at exit: $16,162

Cash invested: $16,240 (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 77071

• Home prices YoY: -0.3%
• Rents YoY: -1.5%
• Active inventory: 133
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,029 high
• Mortgage (P&I): −$304
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$24
• HOA: −$310
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $50

Break-even live

Break-even rent $966

Max offer price $58,000

Occupancy floor 90%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Gustine Ln Houston, TX	1.0	1.0	757	$775	$1.02	43d	1	0.08mi
10222 S Gessner Rd Houston, TX	2.0	2.0	1030	$1,239	$1.20	43d	1	0.08mi
10222 S Gessner Rd Houston, TX	1.0	1.0	740	$899	$1.21	12d	1	0.08mi
10222 S Gessner Rd Unit 1165 Houston, TX	1.0	1.0	740	$907	$1.23	3d	1	0.09mi
10222 S Gessner Rd Unit 324 Houston, TX	1.0	1.0	740	$910	$1.23	7d	1	0.09mi
10222 S Gessner Rd Unit 1162 Houston, TX	1.0	1.0	740	$910	$1.23	5d	1	0.09mi
10222 S Gessner Rd Unit 2112 Houston, TX	2.0	2.0	910	$1,072	$1.18	3d	1	0.09mi
10222 S Gessner Rd Unit 422 Houston, TX	2.0	2.0	910	$1,080	$1.19	7d	1	0.09mi
10222 S Gessner Rd Unit 2162 Houston, TX	2.0	2.0	910	$1,080	$1.19	5d	1	0.09mi
10222 S Gessner Rd Unit 10243 Houston, TX	1.0	1.0	740	$945	$1.28	14d	1	0.09mi
10222 S Gessner Rd Unit 10273 Houston, TX	1.0	1.0	740	$940	$1.27	43d	1	0.09mi
10222 S Gessner Rd Unit 10243 Houston, TX	1.0	1.0	740	$949	$1.28	11d	1	0.09mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$890	$1.18	43d	20	0.16mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$550	$0.73	1d	25	0.16mi
10228 S Gessner Rd Houston, TX	1.0	1.0	740	$905	$1.22	43d	1	0.20mi
9707 S Gessner Rd Houston, TX	2.0	1.0–2.0	726	$909	$1.25	2d	74	0.38mi
8110 Creekbend Dr Unit 113 Houston, TX	2.0	2.0	915	$1,260	$1.38	24d	1	0.39mi
8110 Creekbend Dr Apt 628 Houston, TX	1.0	1.0	710	$920	$1.30	24d	1	0.39mi
8110 Creekbend Dr Apt 115 Houston, TX	2.0	1.0	850	$1,181	$1.39	24d	1	0.39mi
8110 Creekbend Dr Apt 616 Houston, TX	1.0	1.0	710	$921	$1.30	43d	1	0.39mi
9707 Braeburn Glen Blvd Houston, TX	1.0–3.0	1.0–2.0	905	$810	$0.90	7d	15	0.40mi
10750 Westbrae Pkwy Unit 2165 Houston, TX	2.0	2.0	838	$1,127	$1.34	3d	1	0.43mi
10750 Westbrae Pkwy Unit 10801 Houston, TX	1.0	1.0	660	$869	$1.32	43d	1	0.43mi
10750 Westbrae Pkwy Unit 10807 Houston, TX	2.0	2.0	838	$1,159	$1.38	11d	1	0.43mi
10750 Westbrae Pkwy Unit 10824 Houston, TX	1.0	1.0	660	$904	$1.37	11d	1	0.43mi
10750 Westbrae Pkwy Unit 10771 Houston, TX	1.0	1.0	660	$927	$1.40	14d	1	0.43mi
10750 Westbrae Pkwy Unit 324 Houston, TX	1.0	1.0	660	$865	$1.31	7d	1	0.43mi
10750 Westbrae Pkwy Unit 1165 Houston, TX	1.0	1.0	660	$862	$1.31	3d	1	0.43mi
10750 Westbrae Pkwy Unit 422 Houston, TX	2.0	2.0	838	$1,135	$1.35	7d	1	0.43mi
10750 Westbrae Pkwy Unit 1047 Houston, TX	1.0	1.0	660	$889	$1.35	18d	1	0.43mi
10750 Westbrae Pkwy Houston, TX	1.0	1.0	660	$854	$1.29	12d	1	0.43mi
10750 Westbrae Pkwy Unit 2047 Houston, TX	2.0	2.0	838	$1,159	$1.38	3d	1	0.43mi
10756 Westbrae Pkwy Houston, TX	2.0	2.0	838	$1,145	$1.37	43d	1	0.47mi
9001 S Braeswood Blvd Houston, TX	1.0–2.0	1.0–2.0	739	$728	$0.99	43d	26	0.48mi
9001 S Braeswood Blvd Houston, TX	1.0–2.0	1.0–2.0	739	$604	$0.82	1d	26	0.48mi
8901 Bissonnet St Unit 038 Houston, TX	2.0	1.0	950	$800	$0.84	43d	1	0.49mi
8901 Bissonnet St Apt 253 Houston, TX	2.0	2.0	1100	$900	$0.82	43d	1	0.49mi
8901 Bissonnet St Unit 044 Houston, TX	1.0	1.0	675	$710	$1.05	43d	1	0.49mi
8901 Bissonnet St Unit 129 Houston, TX	2.0	1.0	750	$740	$0.99	43d	1	0.49mi
8901 Bissonnet St Houston, TX	1.0–3.0	1.0–2.0	962	$712	$0.74	1d	14	0.54mi

HOA detail condo

• Monthly dues: $310 · $3,720/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $58,000 Active 109 DOM
2. 2026-06-17
   days on market $58,000 Active 108 DOM
3. 2026-06-16
   days on market $58,000 Active 107 DOM
4. 2026-06-15
   days on market $58,000 Active 106 DOM
5. 2026-06-13
   pricedays on market $58,000 Active 104 DOM
6. 2026-06-10
   days on market $60,000 Active 100 DOM
7. 2026-06-08
   days on market $60,000 Active 99 DOM
8. 2026-06-07
   days on market $60,000 Active 98 DOM
9. 2026-06-04
   days on market $60,000 Active 95 DOM
10. 2026-06-01
    days on market $60,000 Active 92 DOM
11. 2026-05-31
    days on market $60,000 Active 91 DOM
12. 2026-05-05
    price $64,000 811-char remark

    Show marketing remark (811 chars)

    READY TO MOVE IN! Updated and upgraded 2-bedroom, 1.5-bath 2nd-floor corner unit in Bayglen One. Beautiful tile flooring throughout with granite countertops in the kitchen and bathrooms. Spacious living room with a built-in fireplace and cozy dining area. Kitchen features granite countertops, a large pantry, and 2-year-old appliances. Fresh interior paint, ceiling fans in every room, and recent insulation. Primary bedroom includes a large walk-in closet. Bathrooms offer granite countertops, separate vanity sinks, and large mirrors. Private staircase with security-locked gate leads to spacious balcony overlooking parking area. Washer/Dryer connections accessed from the balcony. Located in a gated community. Walking distance to Brays Bayou. Close to restaurants and shopping. Call today!n

13. 2026-03-24
    price $70,000 811-char remark

    Show marketing remark (811 chars)

    READY TO MOVE IN! Updated and upgraded 2-bedroom, 1.5-bath 2nd-floor corner unit in Bayglen One. Beautiful tile flooring throughout with granite countertops in the kitchen and bathrooms. Spacious living room with a built-in fireplace and cozy dining area. Kitchen features granite countertops, a large pantry, and 2-year-old appliances. Fresh interior paint, ceiling fans in every room, and recent insulation. Primary bedroom includes a large walk-in closet. Bathrooms offer granite countertops, separate vanity sinks, and large mirrors. Private staircase with security-locked gate leads to spacious balcony overlooking parking area. Washer/Dryer connections accessed from the balcony. Located in a gated community. Walking distance to Brays Bayou. Close to restaurants and shopping. Call today!n

14. 2026-03-01
    listed $75,000 Active 811-char remark

    Show marketing remark (811 chars)

    READY TO MOVE IN! Updated and upgraded 2-bedroom, 1.5-bath 2nd-floor corner unit in Bayglen One. Beautiful tile flooring throughout with granite countertops in the kitchen and bathrooms. Spacious living room with a built-in fireplace and cozy dining area. Kitchen features granite countertops, a large pantry, and 2-year-old appliances. Fresh interior paint, ceiling fans in every room, and recent insulation. Primary bedroom includes a large walk-in closet. Bathrooms offer granite countertops, separate vanity sinks, and large mirrors. Private staircase with security-locked gate leads to spacious balcony overlooking parking area. Washer/Dryer connections accessed from the balcony. Located in a gated community. Walking distance to Brays Bayou. Close to restaurants and shopping. Call today!n

15. 2022-10-24
    soldstatus
16. 2022-10-19
    soldstatus Sold 636-char remark

    Show marketing remark (636 chars)

    READY TO MOVE-IN. 2 bedroom, 1.5 Bath Condo, 2nd floor. Upgraded kitchen with granite countertops with spacious pantry, Freshly painted, cozy dining area, living room with a built-in fireplace. Ceiling fans in each room. New stone flooring. Master bedroom has large walk-in closet. Large mirrors and separate vanity sinks with newly installed granite countertops in each restroom. Washer/Dryer connections access from balcony. Private staircase with security locked gate leading to spacious balcony, which overlooks the parking area and neighbors. Is walking distance from Brays Bayou. Several restaurants and shopping centers close-by.

17. 2022-09-12
    status Pending 636-char remark

    Show marketing remark (636 chars)

    READY TO MOVE-IN. 2 bedroom, 1.5 Bath Condo, 2nd floor. Upgraded kitchen with granite countertops with spacious pantry, Freshly painted, cozy dining area, living room with a built-in fireplace. Ceiling fans in each room. New stone flooring. Master bedroom has large walk-in closet. Large mirrors and separate vanity sinks with newly installed granite countertops in each restroom. Washer/Dryer connections access from balcony. Private staircase with security locked gate leading to spacious balcony, which overlooks the parking area and neighbors. Is walking distance from Brays Bayou. Several restaurants and shopping centers close-by.

18. 2022-09-06
    status Option Pending 636-char remark

    Show marketing remark (636 chars)

    READY TO MOVE-IN. 2 bedroom, 1.5 Bath Condo, 2nd floor. Upgraded kitchen with granite countertops with spacious pantry, Freshly painted, cozy dining area, living room with a built-in fireplace. Ceiling fans in each room. New stone flooring. Master bedroom has large walk-in closet. Large mirrors and separate vanity sinks with newly installed granite countertops in each restroom. Washer/Dryer connections access from balcony. Private staircase with security locked gate leading to spacious balcony, which overlooks the parking area and neighbors. Is walking distance from Brays Bayou. Several restaurants and shopping centers close-by.

19. 2022-09-02
    listed $60,000 Active 636-char remark

    Show marketing remark (636 chars)

    READY TO MOVE-IN. 2 bedroom, 1.5 Bath Condo, 2nd floor. Upgraded kitchen with granite countertops with spacious pantry, Freshly painted, cozy dining area, living room with a built-in fireplace. Ceiling fans in each room. New stone flooring. Master bedroom has large walk-in closet. Large mirrors and separate vanity sinks with newly installed granite countertops in each restroom. Washer/Dryer connections access from balcony. Private staircase with security locked gate leading to spacious balcony, which overlooks the parking area and neighbors. Is walking distance from Brays Bayou. Several restaurants and shopping centers close-by.

20. 2013-02-04
    soldstatus
21. 2008-07-02
    soldstatus
22. 1988-04-14
    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: $1,500 · $125/mo
• Projected year-2 tax: $1,500 · $125/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 ≥110°F today · 23 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: $12,354
• − Mortgage interest: −$3,249
• − Property taxes: −$1,500
• − Insurance: −$290
• − Repairs & maintenance: −$988
• − Management: −$988
• − HOA: −$3,720
• − Depreciation: −$1,687
• Taxable loss: −$70
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $616/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): 27,056
• Household income: $54,139
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1242.0

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 0.69)
• Race & ethnicity: Black 46% Hispanic / Latino 26% White 17% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 25% Vietnamese 3% Chinese 2%

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: ▼ -0.73%
• Current HPI: 250.0788
• Rent YoY: ▼ -1.51%
• 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

+6.7% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $64,000 HARMLS
• 2026-03-24 Price Changed $70,000 HARMLS
• 2026-03-01 Listed $75,000 HARMLS
• 2022-10-24 Sold (Public Records) — Public Records
• 2022-10-19 Sold (MLS) — HARMLS
• 2022-09-12 Pending — HARMLS
• 2022-09-06 Pending — HARMLS
• 2022-09-02 Listed $60,000 HARMLS
• 2013-02-04 Sold (Public Records) — Public Records
• 2008-07-02 Sold (Public Records) — Public Records
• 1988-04-14 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,500 · -2.0% YoY. Source: county tax records.