10235 Lafferty Oaks St · Houston, TX 77013

$99,900

3 bd · 1.5 ba · 1,294 sqft · SingleFamily public records · 4 Days on market

Built 1955 0.25 ac lot Est $197k · 49% 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 +25.5/30.0
• ARV discount +15.0/15.0
• 1% rule +8.6/10.0
• DSCR +8.4/10.0
• Appreciation +7.6/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

Investor special in Houston! This brick single sits on a corner lot and offers a strong value-add opportunity as it's in need of some serious TLC. Featuring a one-level layout and a 2-car attached garage, this property is ready for a full renovation project. Sold completely as-is, with no repairs to be made by the seller. Handymen looking to flip or add to a rental portfolio, look no further. Don't miss this opportunity to unlock this homes full potential!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: City water and sewer
• Home design: Pre-owned home; Approximately 71 years old
• Construction: Slab foundation; Other roof type (see remarks)
• Exterior features: Brick exterior

Interior

• Kitchen: Kitchen approximately 14 x 16
• Bedrooms: Master bedroom (lower level), approximately 12 x 12; Bedroom 2, approximately 11 x 11; Bedroom 3, approximately 10 x 10
• Flooring: Carpeting; Wood floors; Other flooring (see remarks)
• Bathrooms: 2 bathrooms total (1 full, 1 half)
• Heating & cooling: Other heating fuel (see remarks)
• Interior features: One living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.1% 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 rising fast (+5.0%/yr); 33 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 35% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($691 loan paydown + $5k appreciation (5.3% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.3% appreciation + 5.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $99,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $196,688
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10303 Filey Ct	0.09mi	3/2.0	1,307 (+1%)	6mo	$218,999	$168	87
735 Kilroy St	0.27mi	3/1.0	1,251 (-3%)	13mo	$195,000	$156	69
519 Westshire Dr	0.36mi	3/1.5	1,146 (-11%)	2mo	$169,000	$147	62
10709 Valencia Dr	0.46mi	4/2.0 (+1)	1,288 (-0%)	11mo	$189,000	$147	62
10418 S Oswego St	0.68mi	3/2.0	1,256 (-3%)	2mo	$205,000	$163	60
631 Soft Shadows Ln	0.65mi	3/2.0	1,328 (+3%)	9mo	$196,000	$148	56
10931 Dunvegan Way	0.69mi	3/2.0	1,374 (+6%)	16mo	$209,000	$152	42
10626 N Duncum St	0.48mi	3/2.0	1,458 (+13%)	15mo	$189,900	$130	42
522 Soft Shadows Ln	0.62mi	3/2.0	1,480 (+14%)	12mo	$224,999	$152	35

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

Projected returns pro-forma

5.28% appreciation · 5.02% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.51×
• Total profit: $42,376
• Equity at exit: $58,305

10-year hold

• IRR: 23.7%
• Equity multiple: 5.32×
• Total profit: $120,804
• Equity at exit: $102,054

Cash invested: $27,972 (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 77013

• Home prices YoY: 1.7%
• Rents YoY: 5.0%
• Active inventory: 33
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$524
• Tax from tax record: −$278 /mo · $3,332/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $233

Break-even live

Break-even rent $1,067

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $289	-5% $261	+0% $233	+5% $204	+10% $176
Rent	-10% $125	-5% $179	+0% $233	+5% $286	+10% $340
Rate	-1.0pp $283	-0.5pp $258	base $233	+0.5pp $207	+1.0pp $180

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Westshire Dr Houston, TX	3.0	2.0	1696	$2,000	$1.18	44d	1	0.31mi
10208 Challenger 7 Dr Jacinto City, TX	2.0	1.0	900	$1,190	$1.32	44d	1	0.63mi
10202 Challenger 7 Dr Unit 2047 Jacinto City, TX	2.0	2.0	900	$1,150	$1.28	11d	1	0.63mi
10202 Challenger 7 Dr Unit 424 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	6d	1	0.64mi
10202 Challenger 7 Dr Unit 422 Jacinto City, TX	2.0	2.0	900	$1,115	$1.24	8d	1	0.64mi
10202 Challenger 7 Dr Unit 10259 Jacinto City, TX	2.0	2.0	900	$1,145	$1.27	0d	1	0.64mi
9701 Market St Houston, TX	1.0–2.0	1.0	798	$1,309	$1.64	8d	1	0.84mi
768 Coolwood Dr Houston, TX	2.0	1.0	1102	$1,295	$1.18	44d	1	1.32mi
778 Coolwood Dr Houston, TX	2.0	1.0	1000	$1,295	$1.29	44d	1	1.35mi
734 Coolwood Dr Houston, TX	2.0	1.5	1000	$1,295	$1.29	44d	1	1.35mi
9709 Cargill St Houston, TX	3.0	2.0	1184	$2,300	$1.94	44d	1	1.48mi

Listing history 3 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $99,900 New
3. 1988-01-02
   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: $3,332 · $278/mo
• Projected year-2 tax: $3,332 · $278/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 5/10 Major FEMA zone X (unshaded) · 41% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $16,342
• − Mortgage interest: −$5,596
• − Property taxes: −$3,332
• − Insurance: −$500
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$2,906
• Taxable income: $1,394
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,458/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): 18,259
• Household income: $47,060
• Rent vs Own: 58.1% rent · 41.9% own
• Severe rent burden: 930.0

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 51% Black 19% White 7%
• Hispanic origin (detail): Mexican 50% Cuban 3%
• Foreign-born: 34% · Canada
• Languages at home: 35% English-only · Spanish 64% 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: ▲ 5.28%
• Current HPI: 312.1444
• Rent YoY: ▲ 5.02%
• 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

• 2026-05-12 Pending — LERA
• 2026-05-08 Listed $99,900 LERA
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,332 · +11.7% YoY. Source: county tax records.