10304 Bridgeland Ln · Houston, TX 77041

$130,000

3 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 3 Days on market

Built 1979 2,800 sqft lot Est $205k · 36% under $49/mo HOA · 3% of rent

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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 +25.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +8.4/10.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

LOCATION, LOCATION, LOCATION! This charming 2 bedroom, 2 bath patio home puts you right in the heart of Houston with quick access to Hwy 290, Beltway 8, shopping, dining, and major employment centers. Inside, the spacious living room features elevated ceilings and a wood-burning fireplace that creates a warm focal point for the space. The kitchen opens to the living area and breakfast room, making everyday living and entertaining easy. The split-bedroom layout offers privacy, while the low-maintenance patio home design provides all the benefits of homeownership without the upkeep of a large yard. Whether you're looking for a primary residence, downsizing, or an investment opportunity, this

Key facts

• 2,800 sq ft lot
• Garage
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.0% 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: Truitt Middle (math 34% / reading 41%, grade F, #736 of 1,662 statewide, top 45%, 1,419 students, 76% FRL); Cypress Ridge H S (math 45% / reading 53%, grade D, #553 of 1,632 statewide, top 34%, 2,921 students, 76% FRL) — zoned schools average 76% FRL vs 43% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 177 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $899 of loan paydown is wiped out by about $2k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $130k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1979 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $204,578
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10314 Bridgeland Ln	0.03mi	2/2.0 (-1)	1,094 (0%)	18mo	$205,000	$187	74
4710 Old Brickhouse Dr	0.10mi	3/2.0	1,072 (-2%)	21mo	$247,112	$231	70
10307 Bridgeland Ln	0.02mi	3/1.0	1,183 (+8%)	18mo	$199,900	$169	70
10706 Rockcrest Rd	0.40mi	3/2.0	1,078 (-2%)	8mo	$186,000	$173	68
10314 Sommerville Ave	0.14mi	2/1.0 (-1)	1,239 (+13%)	7mo	$180,000	$145	61
4923 Steffani Ln	0.39mi	3/2.0	1,162 (+6%)	12mo	$275,000	$237	58
4914 Old Brickhouse Dr	0.25mi	3/2.0	1,232 (+13%)	10mo	$228,000	$185	55
4830 Old Brickhouse Dr	0.20mi	3/2.0	1,232 (+13%)	14mo	$260,000	$211	54
10319 Richmond Hill Dr	0.07mi	2/2.5 (-1)	1,224 (+12%)	19mo	$185,000	$151	50
10218 Tangiers Rd	0.68mi	3/3.0	1,072 (-2%)	23mo	$225,000	$210	38
10134 Tangiers Rd	0.71mi	3/1.0	930 (-15%)	10mo	$185,000	$199	33

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

Projected returns pro-forma

-1.47% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,749
• Equity at exit: $28,475

10-year hold

• IRR: 5.4%
• Equity multiple: 1.43×
• Total profit: $15,739
• Equity at exit: $27,491

Cash invested: $36,400 (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 77041

• Home prices YoY: -0.6%
• Rents YoY: 0.2%
• Active inventory: 177
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$682
• Tax from tax record: −$322 /mo · $3,861/yr
• Insurance: −$54
• HOA: −$49
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $297

Break-even live

Break-even rent $1,401

Max offer price $130,000

Occupancy floor 78%

Sensitivity live

Price	-10% $370	-5% $333	+0% $297	+5% $260	+10% $223
Rent	-10% $156	-5% $227	+0% $297	+5% $367	+10% $437
Rate	-1.0pp $362	-0.5pp $330	base $297	+0.5pp $263	+1.0pp $229

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10350 Clay Rd Ste 150 Houston, TX	2.0	2.0	1079	$1,460	$1.35	45d	1	0.28mi
10333 Clay Rd Unit 425 Houston, TX	2.0	2.0	1133	$1,763	$1.56	0d	1	0.39mi
10333 Clay Rd Unit 2174 Houston, TX	2.0	2.0	1133	$1,803	$1.59	11d	1	0.39mi
10333 Clay Rd Unit 424 Houston, TX	2.0	2.0	1133	$1,779	$1.57	6d	1	0.39mi
10333 Clay Rd Unit 10370 Houston, TX	2.0	2.0	1133	$1,804	$1.59	45d	1	0.39mi
10339 Clay Rd Unit 4054 Houston, TX	2.0	2.0	1096	$1,808	$1.65	45d	1	0.40mi
10227 Centrepark Dr Houston, TX	2.0	2.0	1148	$1,558	$1.36	45d	1	0.46mi
10221 Centrepark Dr Unit 424 Houston, TX	2.0	2.0	1001	$1,367	$1.37	6d	1	0.51mi
10221 Centrepark Dr Unit 2148 Houston, TX	2.0	2.0	1001	$1,351	$1.35	0d	1	0.51mi
10221 Centrepark Dr Unit 3174 Houston, TX	3.0	2.0	1386	$2,090	$1.51	12d	1	0.51mi
10221 Centrepark Dr Unit 10278 Houston, TX	2.0	2.0	1001	$1,198	$1.20	45d	1	0.51mi
10221 Centrepark Dr Unit 525 Houston, TX	3.0	2.0	1386	$2,039	$1.47	0d	1	0.51mi
10221 Centrepark Dr Unit 10254 Houston, TX	3.0	2.0	1386	$2,014	$1.45	45d	1	0.51mi
10221 Centrepark Dr Unit 2174 Houston, TX	2.0	2.0	1001	$1,391	$1.39	11d	1	0.51mi
10800 Clay Rd Houston, TX	1.0–3.0	1.0–2.0	1016	$2,010	$1.98	0d	33	0.54mi
10806 Clay Rd Unit 12201 Houston, TX	2.0	2.0	1116	$1,505	$1.35	25d	1	0.63mi
5550 Dancy Rd Houston, TX	1.0–2.0	1.0–2.0	987	$2,274	$2.30	45d	37	0.99mi
5550 Dancy Rd Houston, TX	2.0	2.0	1185	$1,805	$1.52	23d	1	0.99mi
5550 Dancy Rd Houston, TX	1.0–2.0	1.0–2.0	987	$2,220	$2.25	0d	12	0.99mi
5550 Dancy Rd Unit 5587 Houston, TX	2.0	2.0	1185	$1,916	$1.62	18d	1	1.01mi
10010 Kempwood Dr Houston, TX	1.0–2.0	1.0–2.0	755	$2,053	$2.72	45d	41	1.02mi
10010 Kempwood Dr Houston, TX	1.0–2.0	1.0–2.0	755	$1,377	$1.82	0d	28	1.02mi
5600 Dancy Rd Houston, TX	1.0–2.0	1.0–2.0	934	$2,244	$2.40	0d	104	1.08mi
10105 Kempwood Dr Houston, TX	1.0–3.0	1.0–2.0	925	$1,575	$1.70	4d	24	1.09mi
2681 Gessner Rd Houston, TX	2.0	2.0	1036	$1,400	$1.35	45d	1	1.16mi
9999 Kempwood Dr Houston, TX	1.0–2.0	1.0–2.0	932	$1,552	$1.66	45d	31	1.16mi
10005 Kempwood Dr Houston, TX	2.0	2.0	1100	$1,213	$1.10	45d	1	1.17mi
11810 Clay Rd Unit 90222 Houston, TX	2.0	2.0	1402	$1,700	$1.21	45d	1	1.37mi
11810 Clay Rd Unit 60228 Houston, TX	2.0	2.0	1244	$1,575	$1.27	45d	1	1.37mi
11810 Clay Rd Unit 1738 Houston, TX	2.0	2.0	1199	$1,400	$1.17	45d	1	1.37mi
11918 Clay Rd Houston, TX	1.0–2.0	1.0–2.0	954	$2,014	$2.11	0d	37	1.44mi

HOA detail

• Monthly dues: $49 · $588/yr

Listing history 3 events

1. 2026-06-21
   days on market $130,000 Pending 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $130,000 Pending 1 DOM

ⓘ 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: $3,861 · $322/mo
• Projected year-2 tax: $3,861 · $322/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 ≥109°F today · 23 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: $21,317
• − Mortgage interest: −$7,282
• − Property taxes: −$3,861
• − Insurance: −$650
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − HOA: −$588
• − Depreciation: −$3,782
• Taxable income: $1,743
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $3,142/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

• 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): 33,349
• Household income: $77,083
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 537.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 25% White 23% Asian 16% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 36% Cuban 2% Salvadoran 1%
• Common ancestry: Italian 1% Portuguese 1% Romanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 39% Vietnamese 8% Other Indo-European 3%

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: ▼ -1.47%
• Current HPI: 241.5096
• Rent YoY: ▲ 0.25%
• 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

+188.9% since first listed

3 events — show timeline

• 2026-06-18 Listing Removed — HARMLS
• 2026-06-18 Listed $130,000 HARMLS
• 1994-09-20 Sold (Public Records) $45,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,861 · +9.9% YoY. Source: county tax records.