10066 Sharpton Dr · Houston, TX 77038

$149,995

2 bd · 1.0 ba · 900 sqft · Townhouse public records · 29 Days on market

Built 1983 3,502 sqft lot Est $137k · 10% 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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.6/10.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully refreshed and move-in ready! This charming 2-bed, 1-bath Ridgepoint home has been thoughtfully updated with fresh paint throughout, gorgeous new marble countertops in the kitchen, new sinks in both kitchen and bathroom, new ceiling fans, and a smart thermostat for modern energy efficiency. Outside, you'll find newly refreshed landscaping and a repaired privacy fence. The 900 sq ft single-story floor plan features an open living area, functional kitchen with included appliances, and comfortable bedrooms. Central electric heat and air. Slab foundation. Situated minutes from Beltway 8, I-45, FM-249, IAH Airport, Greenspoint, and Downtown Houston. Zoned to Aldine ISD. Active HOA managed b

Key facts

• New ceiling fans
• New sinks
• Smart thermostat

Tags

• NEW MARBLE COUNTERTOPS
• NEW SINKS
• NEW CEILING FANS
• SMART THERMOSTAT
• NEWLY REFRESHED LANDSCAPING
• REPAIRED PRIVACY FENCE

Property features AI

Finance

• HOA & community: Association managed by C.I.A. Services

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (entry level: first floor)
• Construction: Built in 1983; Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Fully fenced yard; Asphalt road access; Located in a subdivision

Interior

• Kitchen: Dishwasher; Pantry
• Bedrooms: Primary bedroom on the first floor; Additional bedroom on the first floor
• Bathrooms: 1 full bathroom; Primary bathroom on the first floor
• Heating & cooling: Central heating (electric); Central air (electric); Programmable thermostat
• Interior features: Double vanity; High ceilings; Kitchen/family room combo; Pantry; Tub with shower; Ceiling fans; Programmable thermostat

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gray El (math 17% / reading 18%, grade F, #3,805 of 4,322 statewide, top 89%, 491 students, 96% FRL); Stovall Middle (math 20% / reading 25%, grade F, #1,341 of 1,662 statewide, top 82%, 961 students, 95% FRL); Aldine H S (math 15% / reading 20%, grade F, #1,451 of 1,632 statewide, top 89%, 2,663 students, 94% FRL) — zoned schools average 95% FRL vs 79% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 29 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $37k; list at $150k implies a 305% gain — meaningful room to come down on a strong offer.

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 $147,745 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10038 Woodico Ct	0.11mi	2/1.0	855 (-5%)	2mo	$129,900	$152	85

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

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-6,088
• Equity at exit: $22,365

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $18,317
• Equity at exit: $12,969

Cash invested: $41,999 (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 77038

• Home prices YoY: -20.0%
• Active inventory: 54
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$238 /mo · $2,858/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $285

Break-even live

Break-even rent $1,376

Max offer price $149,995

Occupancy floor 79%

Sensitivity live

Price	-10% $370	-5% $328	+0% $285	+5% $243	+10% $200
Rent	-10% $148	-5% $217	+0% $285	+5% $354	+10% $422
Rate	-1.0pp $361	-0.5pp $323	base $285	+0.5pp $246	+1.0pp $207

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: $37,499
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 Blue Bell Rd Houston, TX	2.0–3.0	1.0–2.0	1418	$1,200	$0.85	1d	7	0.83mi
9750 Deer Trail Dr Houston, TX	2.0	2.0	1000	$1,800	$1.80	26d	1	1.03mi
9750 Deer Trail Dr Houston, TX	3.0	2.0	1050	$2,200	$2.10	45d	1	1.03mi
10445 Greens Crossing Blvd Houston, TX	1.0–3.0	1.0–2.0	862	$1,324	$1.54	1d	44	1.16mi

Listing history 33 events

1. 2026-06-21
   days on market $149,995 Active 29 DOM
2. 2026-06-18
   days on market $149,995 Active 26 DOM
3. 2026-06-17
   days on market $149,995 Active 25 DOM
4. 2026-06-16
   days on market $149,995 Active 24 DOM
5. 2026-06-15
   days on market $149,995 Active 23 DOM
6. 2026-06-13
   days on market $149,995 Active 21 DOM
7. 2026-06-13
   days on market $149,995 Active 20 DOM
8. 2026-06-09
   days on market $149,995 Active 17 DOM
9. 2026-06-08
   days on market $149,995 Active 16 DOM
10. 2026-06-07
    days on market $149,995 Active 15 DOM
11. 2026-06-04
    days on market $149,995 Active 12 DOM
12. 2026-06-03
    days on market $149,995 Active 11 DOM
13. 2026-06-02
    days on market $149,995 Active 10 DOM
14. 2026-06-01
    days on market $149,995 Active 9 DOM
15. 2026-05-31
    days on market $149,995 Active 8 DOM
16. 2026-05-23
    listed $149,995 Active
17. 2025-04-27
    historical $850
18. 2025-03-06
    listed $850
19. 2024-11-19
    soldstatus
20. 2024-11-09
    historical
21. 2024-10-27
    listed $139,999 Active
22. 2024-10-22
    historical
23. 2024-10-11
    price $139,990
24. 2024-08-01
    listed $155,000 Active
25. 2024-08-01
    historical
26. 2024-07-25
    listed $155,000 Active
27. 2023-03-24
    soldstatus
28. 2023-03-24
    soldstatus
29. 2020-10-08
    soldstatus
30. 2020-02-04
    soldstatus
31. 2013-02-08
    soldstatus $37,000
32. 2012-10-19
    soldstatus $130,530
33. 1988-06-06
    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: $2,858 · $238/mo
• Projected year-2 tax: $2,858 · $238/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 (unshaded) · 22% 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,847
• − Mortgage interest: −$8,402
• − Property taxes: −$2,858
• − Insurance: −$750
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,363
• Taxable income: $1,138
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $3,149/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 32,637
• Household income: $57,232
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 1038.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Two or more races 23% Black 21% Asian 4% White 3%
• Hispanic origin (detail): Mexican 52% Puerto Rican 1% Cuban 1%
• Foreign-born: 36% · Canada, Vietnam
• Languages at home: 32% English-only · Spanish 64% Vietnamese 3% Other Asian/Pacific 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: ▼ -69.18%
• Current HPI: 277.0068
• Rent YoY: —
• 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

+14.9% since first listed

18 events — show timeline

• 2026-05-23 Listed $149,995 HARMLS
• 2025-04-27 Rental Removed $850 SHOWMOJO
• 2025-03-06 Listed for Rent $850 SHOWMOJO
• 2024-11-19 Sold (Public Records) — Public Records
• 2024-11-09 Listing Removed — HARMLS
• 2024-10-27 Listed $139,999 HARMLS
• 2024-10-22 Listing Removed — HARMLS
• 2024-10-11 Price Changed $139,990 HARMLS
• 2024-08-01 Listing Removed — HARMLS
• 2024-08-01 Listed $155,000 HARMLS
• 2024-07-25 Listed $155,000 HARMLS
• 2023-03-24 Sold (Public Records) — Public Records
• 2023-03-24 Sold (Public Records) — Public Records
• 2020-10-08 Sold (Public Records) — Public Records
• 2020-02-04 Sold (Public Records) — Public Records
• 2013-02-08 Sold (Public Records) $37,000 Public Records
• 2012-10-19 Sold (Public Records) $130,530 Public Records
• 1988-06-06 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,858 · +13.0% YoY. Source: county tax records.