10110 Royal Oaks Dr · Houston, TX 77016

$139,000

2 bd · 2.0 ba · 1,465 sqft · SingleFamily public records · 7 Days on market

Built 1960 6,581 sqft lot Est $173k · 20% under

---

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 +22.7/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +7.3/10.0
• 1% rule +6.4/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming brick home is turning heads for all the right reasons, opportunities like this don't come around often. Rental-ready, move-in ready, and investor-friendly, this property checks all the boxes whether you're looking for your next home or your next smart investment. A motivated seller means the timing couldn't be better. Don't let this golden opportunity slip away!

Key facts

• 6,581 sq ft lot
• Built 1960
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story layout (rooms listed on first floor)
• Construction: Brick construction; Built in 1960; Composition roof; Slab foundation
• Exterior features: Cleared lot

Interior

• Kitchen: Kitchen on the first floor (approx. 14x16)
• Bedrooms: Primary bedroom on the first floor (approx. 11x11); Two additional bedrooms on the first floor (each approx. 10x10)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 8.3% 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: 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: Shadydale El (math 11% / reading 20%, grade F, #3,990 of 4,322 statewide, top 93%, 631 students, 95% FRL); Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% 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 15% at this address vs 31% district-wide (-16 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 flat; 372 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 40% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($961 loan paydown + $12k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1960 — 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: 1.14% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $172,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6219 Hesta Ln	0.54mi	3/1.5 (+1)	1,436 (-2%)	7mo	$169,000	$118	58
7203 Gore Dr	0.33mi	3/1.0 (+1)	1,609 (+10%)	2mo	$159,000	$99	58
7822 Laurel Gem Dr	0.54mi	3/2.0 (+1)	1,401 (-4%)	7mo	$214,990	$153	57
6206 Antha St	0.72mi	3/2.0 (+1)	1,415 (-3%)	4mo	$170,000	$120	52
10313 E Blades St	0.51mi	3/2.5 (+1)	1,578 (+8%)	5mo	$175,000	$111	52
7618 Boggess Rd	0.71mi	3/1.5 (+1)	1,436 (-2%)	6mo	$145,999	$102	52
10535 Hollyglen Dr	0.53mi	3/1.0 (+1)	1,344 (-8%)	4mo	$124,900	$93	50
7321 Wiley Rd	0.44mi	3/1.0 (+1)	1,262 (-14%)	2mo	$179,900	$143	46
7603 Caddo Rd	0.65mi	3/1.5 (+1)	1,356 (-7%)	6mo	$106,000	$78	46
7630 Yoe St	0.73mi	3/2.0 (+1)	1,300 (-11%)	2mo	$239,000	$184	41
10618 Wolbrook St	0.72mi	3/2.0 (+1)	1,662 (+13%)	4mo	$210,000	$126	36
6015 Langley Rd	0.62mi	3/1.0 (+1)	1,245 (-15%)	2mo	$95,000	$76	35

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.91×
• Total profit: $74,326
• Equity at exit: $111,794

10-year hold

• IRR: 22.2%
• Equity multiple: 6.08×
• Total profit: $197,548
• Equity at exit: $228,092

Cash invested: $38,920 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$729
• Tax from tax record: −$225 /mo · $2,698/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $238

Break-even live

Break-even rent $1,281

Max offer price $139,000

Occupancy floor 80%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	24d	1	0.21mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	43d	1	0.31mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	43d	1	0.44mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	43d	1	0.44mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	43d	1	0.44mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	16d	1	0.46mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	43d	1	0.46mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	20d	1	0.53mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.75mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	21d	1	0.79mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,695	$1.05	14d	1	0.80mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,782	$2.53	7d	1	0.92mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	43d	1	0.99mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	18d	1	1.07mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	24d	1	1.12mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,199	$1.34	1d	5	1.24mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	43d	1	1.35mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	43d	1	1.39mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	15d	1	1.42mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	7d	1	1.43mi
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	43d	1	1.47mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	24d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $139,000 Active 7 DOM
2. 2026-06-17
   days on market $139,000 Active 6 DOM
3. 2026-06-16
   days on market $139,000 Active 5 DOM
4. 2026-06-15
   days on market $139,000 Active 4 DOM
5. 2026-06-13
   remarks 378-char remark
6. 2026-06-13
   listed $139,000 Active 2 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: $2,698 · $225/mo
• Projected year-2 tax: $2,698 · $225/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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,983
• − Mortgage interest: −$7,786
• − Property taxes: −$2,698
• − Insurance: −$695
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$4,044
• Taxable income: $723
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $2,683/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

• 2026-06-11 Listed $139,000 HARMLS
• 2018-02-02 Sold (Public Records) — Public Records
• 1988-01-20 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,698 · +11.7% YoY. Source: county tax records.