10211 Sugar Branch Dr #411 · Houston, TX 77036

$67,000

2 bd · 1.0 ba · 1,002 sqft · Condo public records · 35 Days on market

Built 1982 $67/sqft · 18% below area Est $81k · 18% under $356/mo HOA · 30% of rent ↓ 11% since listing

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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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.4/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +0.8/5.0

Listing remarks

Great 2-bedroom condo in gated Forum Park! Open living area with fireplace, spacious bedrooms, private balcony, and strong rental potential. Conveniently access to beltway 8, Hwy 59, shopping, dinning pool, ideal for owner-occupants or investors.

Key facts

• Private balcony
• Open living area
• Gated forum park

Tags

• GATED FORUM PARK
• OPEN LIVING AREA
• FIREPLACE
• PRIVATE BALCONY
• STRONG RENTAL POTENTIAL
• CONVENIENT ACCESS TO BELTWAY 8

Property features AI

Finance

• Other: Owner is the listing agent
• Financial info: Lease considered
• HOA & community: Forum Park Three HOA with gated access; Monthly association fee of $356 covering common areas, gas, insurance, grounds and structure maintenance, sewer, trash and water; Community pool

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-story property; Built in 1982; Slab foundation
• Construction: Wood siding construction; Year built 1982
• Exterior features: Shingle and wood roof; Lot size approximately 123,390 square feet

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $67k.

Deal economics

• At list price, monthly cash flow is $48 ($580/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Olle Middle (math 16% / reading 32%, grade F, #1,301 of 1,662 statewide, top 79%, 1,067 students, 90% FRL) — zoned schools average 90% FRL vs 74% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-6.6%/yr); 200 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 31% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $463 of loan paydown is wiped out by about $490 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 35 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.76% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 4.7

CMA / ARV

• ARV (median comp): $81,247
• List price: $67,000
• Delta: -17.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.4%
• Equity multiple: 0.77×
• Total profit: $-4,324
• Equity at exit: $17,042

10-year hold

• IRR: -3.7%
• Equity multiple: 0.70×
• Total profit: $-5,709
• Equity at exit: $18,646

Cash invested: $18,760 (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 77036

• Home prices YoY: -0.3%
• Rents YoY: -6.6%
• Active inventory: 200
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$351
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$28
• HOA: −$356
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $48

Break-even live

Break-even rent $1,117

Max offer price $67,000

Occupancy floor 91%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10286 Forum West Dr Houston, TX	2.0	2.0	1046	$1,200	$1.15	24d	1	0.07mi
10101 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	809	$1,145	$1.41	43d	1	0.13mi
10110 Forum Park Dr Houston, TX	1.0–2.0	1.0–2.0	976	$999	$1.02	43d	2	0.15mi
10225 Bissonnet St Houston, TX	1.0–2.0	1.0–2.5	992	$1,480	$1.49	1d	49	0.28mi
9898 Forum Park Dr Unit 6406 Houston, TX	1.0	1.0	750	$925	$1.23	43d	1	0.32mi
10107 Forum Park Dr Houston, TX	2.0	2.0	1100	$970	$0.88	24d	1	0.33mi
10101 Forum Park Dr Houston, TX	1.0–2.0	1.0–2.0	825	$1,323	$1.60	1d	21	0.34mi
10009 Forum Park Dr Houston, TX	2.0	2.0	969	$979	$1.01	24d	1	0.37mi
10440 South Dr Houston, TX	1.0–2.0	1.0–2.0	773	$1,340	$1.73	1d	27	0.40mi
9707 Forum Park Dr Houston, TX	2.0	2.0	1147	$992	$0.86	43d	1	0.42mi
9502 Woodfair Dr Houston, TX	1.0–2.0	1.0–2.0	711	$1,093	$1.54	3d	31	0.63mi
9502 Woodfair Dr Houston, TX	1.0–2.0	1.0	636	$950	$1.49	43d	31	0.63mi
10306 S Wilcrest Dr Houston, TX	3.0	2.0	1200	$1,349	$1.12	43d	1	0.64mi
9430 Concourse Dr Houston, TX	1.0	1.0	719	$842	$1.17	12d	1	0.69mi
10300 S Wilcrest Dr Unit 10333 Houston, TX	3.0	2.0	1200	$1,321	$1.10	2d	1	0.70mi
9475 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	725	$1,284	$1.77	5d	18	0.70mi
9445 Concourse Dr Houston, TX	1.0–2.0	1.0–2.0	715	$1,104	$1.54	1d	21	0.72mi
14 W Sam Houston Pkwy S Houston, TX	2.0	2.0	1000	$1,054	$1.05	24d	1	0.73mi
9350 Country Creek St Houston, TX	3.0	2.0	1272	$1,500	$1.18	43d	1	0.85mi
9303 Woodfair Dr Houston, TX	1.0–2.0	1.0–2.0	791	$1,045	$1.32	43d	42	0.90mi
8606 S Course Dr Houston, TX	2.0	2.0	913	$1,050	$1.15	43d	1	0.93mi
9907 Club Creek Dr Houston, TX	2.0	1.0	1170	$1,120	$0.96	24d	1	1.00mi
10411 South Dr Houston, TX	1.0–2.0	1.0–2.0	757	$1,495	$1.97	43d	1	1.00mi
8600 S Course Dr Houston, TX	1.0–2.0	1.0–2.0	706	$1,218	$1.72	1d	31	1.01mi
9901 Club Creek Dr Houston, TX	1.0–3.0	1.0–2.0	855	$992	$1.16	1d	13	1.01mi
10925 Stancliff Rd Houston, TX	2.0	2.0	931	$1,425	$1.53	43d	1	1.02mi
9255 W Sam Houston Pkwy S Houston, TX	1.0	1.0	750	$1,049	$1.40	43d	1	1.04mi
10919 Stancliff Rd Unit 10976 Houston, TX	2.0	2.0	931	$1,544	$1.66	43d	1	1.05mi
10919 Stancliff Rd Unit 2162 Houston, TX	2.0	2.0	931	$1,519	$1.63	5d	1	1.05mi
10919 Stancliff Rd Unit 2112 Houston, TX	2.0	2.0	931	$1,511	$1.62	2d	1	1.05mi
10919 Stancliff Rd Unit 422 Houston, TX	2.0	2.0	931	$1,519	$1.63	7d	1	1.05mi
10919 Stancliff Rd Unit 3174 Houston, TX	3.0	2.0	1239	$1,923	$1.55	10d	1	1.05mi
10919 Stancliff Rd Unit 10952 Houston, TX	3.0	2.0	1346	$1,974	$1.47	43d	1	1.05mi
10919 Stancliff Rd Unit 3148 Houston, TX	3.0	2.0	1239	$1,891	$1.53	2d	1	1.05mi
10919 Stancliff Rd Unit 2174 Houston, TX	2.0	2.0	931	$1,543	$1.66	10d	1	1.05mi
9797 Leawood Blvd Houston, TX	2.0	2.0	1095	$1,175	$1.07	43d	2	1.05mi
10919 Stancliff Rd Unit 3047 Houston, TX	3.0	2.0	1239	$1,934	$1.56	11d	1	1.06mi
10919 Stancliff Rd Houston, TX	2.0	2.0	931	$1,529	$1.64	43d	1	1.06mi
10250 Lands End Dr Houston, TX	2.0	1.0–2.0	750	$1,399	$1.86	24d	16	1.10mi
10356 Lands End Dr Houston, TX	3.0	2.0	1133	$1,377	$1.22	43d	1	1.14mi

HOA detail condo

• Monthly dues: $356 · $4,272/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $67,000 Active 35 DOM
2. 2026-06-17
   days on market $67,000 Active 34 DOM
3. 2026-06-16
   days on market $67,000 Active 33 DOM
4. 2026-06-15
   days on market $67,000 Active 32 DOM
5. 2026-06-13
   days on market $67,000 Active 30 DOM
6. 2026-06-09
   days on market $67,000 Active 26 DOM
7. 2026-06-08
   days on market $67,000 Active 25 DOM
8. 2026-06-07
   days on market $67,000 Active 24 DOM
9. 2026-06-04
   days on market $67,000 Active 21 DOM
10. 2026-06-03
    days on market $67,000 Active 20 DOM
11. 2026-06-02
    days on market $67,000 Active 19 DOM
12. 2026-06-01
    days on market $67,000 Active 18 DOM
13. 2026-05-31
    days on market $67,000 Active 17 DOM
14. 2026-05-14
    listed $75,000 Active 248-char remark
15. 2013-12-03
    soldstatus
16. 1998-12-08
    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: $1,762 · $147/mo
• Projected year-2 tax: $1,762 · $147/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $14,134
• − Mortgage interest: −$3,753
• − Property taxes: −$1,762
• − Insurance: −$335
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − HOA: −$4,272
• − Depreciation: −$1,949
• Taxable loss: −$199
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $628/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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): 71,770
• Household income: $45,716
• Rent vs Own: 82.3% rent · 17.7% own
• Severe rent burden: 4374.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 28% Black 11% Asian 9% White 7%
• Hispanic origin (detail): Mexican 33% Cuban 3%
• Foreign-born: 55% · Canada, China, Vietnam
• Languages at home: 20% English-only · Spanish 66% Chinese 5% Vietnamese 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: 221.1045
• Rent YoY: ▼ -6.62%
• 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

-10.7% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $67,000 HARMLS
• 2026-05-14 Listed $75,000 HARMLS
• 2013-12-03 Sold (Public Records) — Public Records
• 1998-12-08 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,762 · -5.9% YoY. Source: county tax records.