10546 Royal Oaks Dr · Houston, TX 77016

$185,000

4 bd · 2.0 ba · 1,313 sqft · SingleFamily public records · 55 Days on market

Built 1955 7,418 sqft lot $141/sqft · 12% above area Est $165k · 12% over

---

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 +17.9/30.0
• Appreciation +9.3/10.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0

Listing remarks

Investor special. Comes with tenant in place until 2/28/2027 and already paying rent! Welcome to 10546 Royal Oaks Dr, Houston, TX 77016, a charming single-family home with 4 bedrooms and 2 bathrooms. The open-concept living and dining area is brightened by large windows. The modern kitchen features updated cabinetry, ample counter space, and a breakfast nook. The primary suite includes an en-suite bathroom and generous closet space, while additional bedrooms are versatile for guests or a home office. The fenced backyard with mature landscaping and a covered patio is perfect for outdoor relaxation and entertaining.

Key facts

• Breakfast nook
• Ample counter space
• En-suite bathroom

Tags

• MODERN KITCHEN
• UPDATED CABINETRY
• AMPLE COUNTER SPACE
• BREAKFAST NOOK
• EN-SUITE BATHROOM
• GENEROUS CLOSET SPACE

Property features AI

Finance

• HOA & community: Curbs in the community

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living)
• Construction: Wood siding exterior; Composition roof; Slab foundation; Built in 1955
• Exterior features: Concrete road access; Located in a subdivision

Interior

• Kitchen: Dishwasher
• Bedrooms: Primary bedroom on the first floor (approx. 11 x 10); Three additional bedrooms on the first floor (each approx. 10 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters; Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.

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; 376 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($179k) 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (median comp): $165,275
• List price: $185,000
• Delta: 11.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10507 Royal Oaks Dr	0.12mi	4/2.0	1,311 (-0%)	2mo	$215,000	$164	92
10535 Hollyglen Dr	0.09mi	3/1.0 (-1)	1,344 (+2%)	4mo	$124,900	$93	80
10430 Royal Oaks Dr	0.17mi	4/2.0	1,402 (+7%)	6mo	$234,000	$167	76
6015 Langley Rd	0.14mi	3/1.0 (-1)	1,245 (-5%)	2mo	$95,000	$76	74
5702 Yorkwood St	0.43mi	3/1.5 (-1)	1,312 (-0%)	2mo	$165,000	$126	71
10414 Onslow St	0.48mi	3/2.0 (-1)	1,212 (-8%)	3mo	$199,500	$165	57
7422 Wheatley Gardens Dr	0.48mi	3/2.0 (-1)	1,416 (+8%)	3mo	$190,000	$134	57
7321 Wiley Rd	0.57mi	3/1.0 (-1)	1,262 (-4%)	2mo	$179,900	$143	56
7234 Boggess Rd	0.52mi	3/1.0 (-1)	1,236 (-6%)	1mo	$168,000	$136	56
10329 Wicklowe St	0.57mi	3/2.0 (-1)	1,194 (-9%)	2mo	$149,000	$125	52
10214 Bretton Dr	0.45mi	3/1.0 (-1)	1,126 (-14%)	3mo	$125,000	$111	44
7449 Gleason Rd	0.53mi	3/1.5 (-1)	1,124 (-14%)	6mo	$169,000	$150	39

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: 23.1%
• Equity multiple: 2.72×
• Total profit: $89,251
• Equity at exit: $148,791

10-year hold

• IRR: 20.1%
• Equity multiple: 5.70×
• Total profit: $243,587
• Equity at exit: $303,575

Cash invested: $51,800 (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: 376
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$970
• Tax from tax record: −$267 /mo · $3,206/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $156

Break-even live

Break-even rent $1,664

Max offer price $185,000

Occupancy floor 87%

Sensitivity live

Price	-10% $260	-5% $208	+0% $156	+5% $103	+10% $51
Rent	-10% $9	-5% $82	+0% $156	+5% $229	+10% $303
Rate	-1.0pp $249	-0.5pp $203	base $156	+0.5pp $108	+1.0pp $59

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	16d	1	0.29mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	26d	1	0.42mi
10221 Bretton Dr Houston, TX	3.0	1.0	1650	$1,650	$1.00	0d	1	0.42mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	19d	1	0.51mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	45d	1	0.51mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	22d	1	0.57mi
7176 Parker Rd Houston, TX	4.0	2.0	1152	$1,200	$1.04	45d	1	0.62mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	45d	1	0.62mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	20d	1	0.71mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	9d	1	0.83mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,865	$2.58	0d	1	0.91mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	45d	1	0.98mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	26d	1	1.05mi
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	45d	1	1.07mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	7d	1	1.17mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	45d	1	1.19mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,520	$1.49	9d	1	1.25mi
9410 Firnat St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	1d	1	1.28mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	1.28mi
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	24d	1	1.29mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	24d	1	1.32mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,675	$1.04	1d	1	1.34mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	45d	1	1.43mi
11435 Raincove Dr Unit A Houston, TX	3.0	1.0	1000	$1,345	$1.34	6d	1	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $185,000 Active 55 DOM
2. 2026-06-18
   days on market $185,000 Active 52 DOM
3. 2026-06-17
   days on market $185,000 Active 51 DOM
4. 2026-06-16
   days on market $185,000 Active 50 DOM
5. 2026-06-15
   days on market $185,000 Active 49 DOM
6. 2026-06-13
   days on market $185,000 Active 47 DOM
7. 2026-06-10
   days on market $185,000 Active 43 DOM
8. 2026-06-08
   days on market $185,000 Active 42 DOM
9. 2026-06-07
   days on market $185,000 Active 41 DOM
10. 2026-06-04
    days on market $185,000 Active 38 DOM
11. 2026-06-01
    days on market $185,000 Active 35 DOM
12. 2026-05-31
    days on market $185,000 Active 34 DOM
13. 2026-04-27
    listed $185,000 Active 621-char remark
14. 2025-02-22
    historical $1,975
15. 2025-01-23
    listed $1,975
16. 2025-01-23
    historical $1,975
17. 2024-11-17
    listed $1,975
18. 2023-02-08
    soldstatus
19. 1998-01-26
    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: $3,206 · $267/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$179/yr (+$15/mo · 5.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $22,331
• − Mortgage interest: −$10,363
• − Property taxes: −$3,206
• − Insurance: −$925
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$5,382
• Taxable loss: −$1,117
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $2,137/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

+9267.1% since first listed

7 events — show timeline

• 2026-04-27 Listed $185,000 HARMLS
• 2025-02-22 Rental Removed $1,975 HARMLS
• 2025-01-23 Listed for Rent $1,975 HARMLS
• 2025-01-23 Rental Removed $1,975 HARMLS
• 2024-11-17 Listed for Rent $1,975 HARMLS
• 2023-02-08 Sold (Public Records) — Public Records
• 1998-01-26 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $3,206 · +0.9% YoY. Source: county tax records.