10710 Staghill Dr · Houston, TX 77064

$204,900

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 48 Days on market

Built 1983 4,599 sqft lot $135/sqft · 9% below area Est $224k · 9% under

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Why this score? — see what drove the D 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).

• ARV discount +11.4/15.0
• Cash flow +8.0/30.0
• Appreciation +4.8/10.0
• Schools +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.7/5.0

Listing remarks

Move-in ready and beautifully updated, 10710 Staghill Drive is a must-see! This fully renovated home features brand-new flooring throughout and fresh interior paint, creating a bright, clean, and modern feel. Thoughtfully updated and ready for immediate enjoyment, this turnkey property offers the perfect blend of style and comfort for its next owner. Whether you’re searching for a primary residence or an investment opportunity, this home is ready to impress. Don’t miss your chance to own this beautifully refreshed Houston property!

Key facts

• 4,599 sq ft lot
• 2 garage spots
• Built 1983

Property features AI

Finance

• HOA & community: Community managed by Sustained Management Services (association present)

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1983; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Located in a subdivision; Situated on a cul-de-sac

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: Total of 3 rooms
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; Municipal Utility District and seller disclosures available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (13.2% below list).
• Recommended offer: $168k (17.9% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: crime F.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Emmott El (math 25% / reading 31%, grade F, #2,740 of 4,322 statewide, top 64%, 638 students, 78% FRL); Campbell Middle (math 33% / reading 42%, grade F, #736 of 1,662 statewide, top 45%, 1,103 students, 78% FRL); Cypress-Fairbanks J J A E P (12 students, 0% FRL).
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Cypress-Fairbanks ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.4%/yr); 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $505 of equity ($1k loan paydown + $-912 appreciation (-0.4% local appreciation)).
• 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 48 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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: property tax is 2.7% of price.
• 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 $168,121 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.87% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 9.6

CMA / ARV

• ARV (median comp): $224,437
• List price: $204,900
• Delta: -8.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10726 Staghill Dr	0.03mi	3/2.0	1,516 (0%)	10mo	$199,900	$132	90
10922 Fallbrook Dr	0.23mi	3/2.0	1,520 (+0%)	2mo	$211,000	$139	87
10727 Staghill Dr	0.05mi	3/2.0	1,470 (-3%)	9mo	$199,900	$136	85
10838 Indian Vista Dr	0.25mi	3/2.0	1,452 (-4%)	3mo	$220,000	$152	79
10627 Autumn Meadow Ln	0.11mi	3/2.0	1,344 (-11%)	7mo	$229,950	$171	70
10550 Walnut Glen Dr	0.35mi	3/2.0	1,592 (+5%)	7mo	$230,000	$144	70
10119 Golden Meadow Dr	0.47mi	3/2.0	1,580 (+4%)	2mo	$265,000	$168	70
10303 Saddlehorn Trl	0.75mi	3/2.0	1,557 (+3%)	0mo	$259,000	$166	60
10534 Twilight Moon Dr	0.41mi	3/2.0	1,650 (+9%)	9mo	$274,000	$166	59
10006 Twilight Moon Dr	0.59mi	3/2.0	1,645 (+8%)	6mo	$199,000	$121	54
9934 Elm Meadow Trl	0.59mi	3/2.0	1,731 (+14%)	10mo	$300,000	$173	40
10319 Tablerock Dr	0.69mi	3/2.0	1,696 (+12%)	10mo	$264,900	$156	40

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

Projected returns pro-forma

-0.44% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.50×
• Total profit: $-28,564
• Equity at exit: $54,979

10-year hold

• IRR: -7.5%
• Equity multiple: 0.31×
• Total profit: $-39,308
• Equity at exit: $62,582

Cash invested: $57,372 (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 77064

• Home prices YoY: -0.2%
• Rents YoY: -3.4%
• Active inventory: 155
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$453 /mo · $5,438/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-208

Break-even live

Break-even rent $2,042

Max offer price $168,121

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-150	+0% $-208	+5% $-266	+10% $-324
Rent	-10% $-349	-5% $-278	+0% $-208	+5% $-138	+10% $-68
Rate	-1.0pp $-105	-0.5pp $-156	base $-208	+0.5pp $-261	+1.0pp $-315

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10743 Staghill Dr Houston, TX	4.0	2.0	1883	$1,995	$1.06	7d	1	0.08mi
10027 Encino Cove Ct Houston, TX	3.0	2.0	1822	$1,900	$1.04	14d	1	0.44mi
10210 Rippling Fields Dr Houston, TX	3.0	2.0	1580	$1,765	$1.12	9d	1	0.46mi
12919 Windfern Rd Houston, TX	1.0–3.0	1.0–2.0	995	$1,599	$1.61	0d	9	0.49mi
12925 Windfern Rd Houston, TX	3.0	2.0	1240	$1,470	$1.19	45d	1	0.54mi
10015 Rippling Fields Dr Houston, TX	4.0	2.5	2160	$2,100	$0.97	14d	1	0.56mi
10730 Glenora Dr Unit 10763 Houston, TX	3.0	2.0	1235	$1,632	$1.32	18d	1	0.90mi
10730 Glenora Dr Houston, TX	1.0–3.0	1.0–2.0	967	$1,732	$1.79	3d	15	0.94mi
10901 Ranchstone Dr Houston, TX	1.0–3.0	1.0–2.0	961	$1,888	$1.96	0d	13	1.03mi
11240 Perry Rd Houston, TX	2.0	1.0–2.0	1025	$1,362	$1.33	4d	5	1.05mi
9915 Cypress Creek Pkwy Houston, TX	1.0–3.0	1.0–2.5	1023	$1,550	$1.51	1d	1	1.07mi
9539 Bent Spur Ln Houston, TX	4.0	3.0	1680	$1,976	$1.18	24d	1	1.08mi
11130 Thunderhaven Dr Houston, TX	3.0	1.5	1066	$1,645	$1.54	24d	1	1.08mi
10910 West Rd Houston, TX	1.0–3.0	1.0–2.5	882	$1,550	$1.76	45d	1	1.09mi
10770 Barely Ln Houston, TX	1.0–3.0	1.0–2.0	917	$1,770	$1.93	1d	19	1.10mi
10990 West Rd Houston, TX	1.0–2.0	1.0–2.0	937	$2,185	$2.33	1d	5	1.11mi
10990 West Rd Apt 103 Houston, TX	2.0	2.0	1147	$1,785	$1.56	5d	1	1.14mi
9247 Autumnsong Dr Houston, TX	4.0	2.0	1328	$1,750	$1.32	13d	1	1.16mi
10907 Ranchstone Dr Houston, TX	2.0	2.0	1082	$1,413	$1.31	26d	1	1.17mi
10907 Ranchstone Dr Houston, TX	3.0	2.0	1320	$1,773	$1.34	45d	1	1.17mi
10907 Ranchstone Dr Houston, TX	3.0	2.0	1320	$1,773	$1.34	22d	1	1.17mi
11220 West Rd Houston, TX	1.0–2.0	1.0–2.0	863	$1,801	$2.09	0d	29	1.21mi
10919 West Rd Houston, TX	1.0–2.0	1.0–2.0	870	$1,444	$1.66	0d	17	1.23mi
9575 Farm to Market 1960 Rd W Houston, TX	3.0	2.0	1234	$1,310	$1.06	45d	1	1.27mi
10802 Legacy Park Dr Unit 10835 Houston, TX	3.0	2.0	1395	$1,703	$1.22	12d	1	1.30mi
11245 West Rd Unit 11282 Houston, TX	2.0	2.0	1146	$1,507	$1.32	14d	1	1.33mi
11245 West Rd Unit 11278 Houston, TX	3.0	2.0	1315	$1,738	$1.32	12d	1	1.33mi
11245 West Rd Unit 3112 Houston, TX	3.0	2.0	1315	$1,698	$1.29	0d	1	1.33mi
10802 Legacy Park Dr Unit 3148 Houston, TX	3.0	2.0	1395	$1,663	$1.19	0d	1	1.34mi
10000 N Eldridge Pkwy Houston, TX	1.0–2.0	1.0–2.0	894	$1,475	$1.65	1d	20	1.35mi
10000 N Eldridge Pkwy Houston, TX	1.0–2.0	1.0–2.0	969	$1,519	$1.57	19d	26	1.35mi
11906 Woolford Dr Houston, TX	3.0	2.0	1483	$1,795	$1.21	26d	1	1.39mi
9014 Pheasant Trace Ct Houston, TX	3.0	2.0	2146	$2,425	$1.13	45d	1	1.41mi
11245 West Rd Unit 3047 Houston, TX	3.0	2.0	1315	$1,749	$1.33	13d	1	1.43mi
9799 Green Valley Ln Unit DWR Houston, TX	2.0	2.0	1312	$1,350	$1.03	13d	1	1.45mi
11806 Perry Rd Houston, TX	3.0	2.0	1760	$1,985	$1.13	0d	1	1.47mi
11925 Jones Rd Unit 11948 Houston, TX	2.0	2.0	1126	$1,699	$1.51	12d	1	1.49mi
11925 Jones Rd Unit 2112 Houston, TX	2.0	2.0	1126	$1,659	$1.47	0d	1	1.49mi
11920 Jansells Crossing Dr Houston, TX	2.0	2.0	1126	$1,449	$1.29	26d	1	1.49mi
9631 E Savile Cir Houston, TX	3.0	2.0	1490	$1,725	$1.16	19d	1	1.49mi

Listing history 28 events

1. 2026-06-21
   days on market $204,900 Active 48 DOM
2. 2026-06-18
   days on market $204,900 Active 45 DOM
3. 2026-06-17
   days on market $204,900 Active 44 DOM
4. 2026-06-16
   days on market $204,900 Active 43 DOM
5. 2026-06-15
   days on market $204,900 Active 42 DOM
6. 2026-06-13
   days on market $204,900 Active 40 DOM
7. 2026-06-13
   pricedays on market $204,900 Active 39 DOM
8. 2026-06-09
   days on market $209,900 Active 36 DOM
9. 2026-06-08
   days on market $209,900 Active 35 DOM
10. 2026-06-07
    days on market $209,900 Active 34 DOM
11. 2026-06-04
    days on market $209,900 Active 31 DOM
12. 2026-06-03
    days on market $209,900 Active 30 DOM
13. 2026-06-02
    days on market $209,900 Active 29 DOM
14. 2026-06-02
    pricedays on market $209,900 Active 28 DOM
15. 2026-05-31
    days on market $214,900 Active 27 DOM
16. 2026-05-04
    listed $214,900 Active 549-char remark
17. 2023-10-01
    historical $1,750
18. 2023-09-28
    listed $1,750
19. 2023-09-27
    historical $1,750
20. 2023-09-23
    listed $1,750
21. 2021-08-09
    soldstatus
22. 2009-05-26
    historical
23. 2007-07-05
    listed $95,500
24. 2007-03-22
    historical
25. 2006-03-22
    listed $95,500
26. 2006-02-22
    historical
27. 2005-11-09
    listed $92,500
28. 1996-08-15
    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: $5,438 · $453/mo
• Projected year-2 tax: $5,438 · $453/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,340
• − Mortgage interest: −$11,478
• − Property taxes: −$5,438
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,961
• Taxable loss: −$5,975
• Est. tax savings @ 24.0%: +$1,434
• After-tax cash flow: $-1,064/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 49,591
• Household income: $81,658
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1589.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 45% White 22% Two or more races 19% Asian 15% Black 15%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 51% English-only · Spanish 35% Vietnamese 9% Other Indo-European 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: ▼ -0.44%
• Current HPI: 238.9456
• Rent YoY: ▼ -3.36%
• 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

+121.5% since first listed

15 events — show timeline

• 2026-06-12 Price Changed $204,900 HARMLS
• 2026-06-01 Price Changed $209,900 HARMLS
• 2026-05-04 Listed $214,900 HARMLS
• 2023-10-01 Rental Removed $1,750 APPFOLIO
• 2023-09-28 Listed for Rent $1,750 APPFOLIO
• 2023-09-27 Rental Removed $1,750 HARMLS
• 2023-09-23 Listed for Rent $1,750 HARMLS
• 2021-08-09 Sold (Public Records) — Public Records
• 2009-05-26 Listing Removed — HARMLS
• 2007-07-05 Listed $95,500 HARMLS
• 2007-03-22 Listing Removed — HARMLS
• 2006-03-22 Listed $95,500 HARMLS
• 2006-02-22 Listing Removed — HARMLS
• 2005-11-09 Listed $92,500 HARMLS
• 1996-08-15 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,438 · +5.1% YoY. Source: county tax records.