9807 Bamboo Unit A · Houston, TX 77041

$349,900

4 bd · 2.0 ba · — sqft · Condo · 16 Days on market

Good condition ↓ 15% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.9/30.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0

Listing remarks

Each unit is $349,900K, Duplex for $699,900K. Welcome to this beautifully designed new construction duplex, offering a perfect blend of comfort, style, and functionality. Whether you're looking to live in one unit and rent the other or seeking a smart investment property, this duplex offers flexibility and opportunity in one package. Each unit features an open-concept floor plan with woodlook tile flooring, recessed lighting and abundant natural light. The kitchen showcases sleek white cabinetry, subway tile backsplash, quartz countertops, and a spacious island with bar seating, ideal for everyday living and entertaining. The living area flows seamlessly into the dining space, creating a br

Key facts

• Recessed lighting
• Listed 16 days

Tags

• NEW CONSTRUCTION DUPLEX
• OPEN-CONCEPT FLOOR PLAN
• WOOD-LOOK TILE FLOORING
• RECESSED LIGHTING
• ABUNDANT NATURAL LIGHT
• SLEEK WHITE CABINETRY

Property features AI

Exterior

• Security: Fire alarm
• Utilities: Cable available; Electricity available; Natural gas available; Water available
• Home design: Residential income property; New construction
• Construction: Composition roof; Built by private builder
• Exterior features: Cleared lot

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: Satellite dish; Dishwasher; Disposal
• Laundry & utility: Common area laundry

🏗️ New construction. The $349,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $380,503.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-748 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (31.9% below list).
• Recommended offer: $238k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.2% in Houston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Kirk El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 852 students, 79% FRL); 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 77% FRL vs 43% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 177 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 37% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $3k of loan paydown is wiped out by about $6k 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 16 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $238,169 (31.9% 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. 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?
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. 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?
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 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: 0.63% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.43%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (median comp): $380,503
• List price: $349,900
• Delta: -8.04%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.5%
• Equity multiple: 0.15×
• Total profit: $-90,664
• Equity at exit: $83,346

10-year hold

• IRR: -18.4%
• Equity multiple: -0.33×
• Total profit: $-142,130
• Equity at exit: $80,464

Cash invested: $106,541 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$1,995
• Tax est. 1.5%: −$476 /mo · $5,708/yr
• Insurance: −$159
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-748

Break-even live

Break-even rent $3,329

Max offer price $272,261

Occupancy floor —

Sensitivity live

Price	-10% $-485	-5% $-617	+0% $-748	+5% $-880	+10% $-1,011
Rent	-10% $-936	-5% $-842	+0% $-748	+5% $-654	+10% $-560
Rate	-1.0pp $-556	-0.5pp $-651	base $-748	+0.5pp $-847	+1.0pp $-947

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: $95,126
• Closing costs: $11,415
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9815 Bamboo Rd Houston, TX	4.0	2.5	—	$2,340	—	0d	1	0.04mi
9911 Porto Rico Rd Unit A Houston, TX	5.0	2.0	1500	$2,650	$1.77	26d	1	0.20mi
9911 Porto Rico Rd Unit A Houston, TX	4.0	2.5	—	$2,300	—	4d	1	0.20mi
9911 Porto Rico Rd Unit A Houston, TX	5.0	2.5	—	$2,650	—	45d	1	0.20mi
9913 Porto Rico Rd Unit B Houston, TX	5.0	2.5	—	$2,400	—	14d	1	0.21mi
9946 Algiers Rd Houston, TX	4.0	1.5	—	$1,895	—	14d	1	0.32mi
10015 Porto Rico Rd Houston, TX	3.0	2.0	—	$1,800	—	45d	1	0.38mi
10021 Alfred Ln Houston, TX	4.0	3.0	1970	$3,000	$1.52	45d	1	0.58mi
10021 Alfred Ln Unit B Houston, TX	4.0	2.5	—	$3,000	—	45d	1	0.58mi
4617 Talina Way Unit A Houston, TX	3.0	2.0	—	$1,600	—	26d	1	0.89mi
5039 E Pagewick Dr Houston, TX	3.0	2.0	—	$2,100	—	45d	1	0.91mi
5035 E Pagewick Dr Houston, TX	3.0	2.5	—	$2,500	—	1d	1	0.91mi
8303 Fawndale Ln Houston, TX	3.0	2.0	—	$2,150	—	26d	1	1.01mi
4923 Kentwalk Dr Houston, TX	3.0	2.0	—	$1,945	—	45d	1	1.03mi
4922 E Laureldale Dr Houston, TX	4.0	2.0	—	$2,500	—	6d	1	1.09mi
9826 Rugged Oaks Dr Houston, TX	3.0	2.5	1942	$2,250	$1.16	26d	1	1.10mi
10323 Lone Brook Dr Houston, TX	3.0	2.0	—	$2,200	—	12d	1	1.10mi
10254 Valleywood Dr Houston, TX	3.0	2.5	—	$1,950	—	45d	1	1.11mi
9912 Storehouse Dr Houston, TX	3.0	2.5	—	$2,650	—	6d	1	1.11mi
4208 Peaceful Pines Ln Houston, TX	3.0	2.5	—	$2,600	—	45d	1	1.12mi
9811 Falling Fern Ln Houston, TX	3.0	2.5	1942	$2,400	$1.24	0d	1	1.13mi
9813 Falling Fern Ln Houston, TX	3.0	2.5	1650	$2,295	$1.39	26d	1	1.13mi
9945 Storehouse Dr Houston, TX	3.0	2.5	2119	$2,600	$1.23	45d	1	1.14mi
4212 Lyons Fall Ln Houston, TX	3.0	2.5	—	$2,599	—	23d	1	1.14mi
4212 Lyons Fall Ln Houston, TX	3.0	2.5	—	$2,499	—	4d	1	1.14mi
10519 N Newpark Dr Houston, TX	3.0	2.0	—	$2,100	—	26d	1	1.15mi
4120 Split Ivy Dr Houston, TX	3.0	2.5	—	$3,100	—	6d	1	1.16mi
10010 Rustic Charm St Houston, TX	3.0	2.5	—	$2,800	—	0d	1	1.16mi
10323 Bridgeland Ln Houston, TX	3.0	2.5	—	$2,000	—	45d	1	1.18mi
10252 Cottage Field Rd Houston, TX	3.0	2.5	—	$1,800	—	26d	1	1.18mi
9541 Clanton St Houston, TX	3.0	2.5	—	$1,500	—	45d	1	1.21mi
8046 Ellinger Ln Houston, TX	3.0	2.5	—	$1,750	—	19d	1	1.22mi
9535 Clanton St Houston, TX	3.0	2.5	—	$1,600	—	45d	1	1.22mi
4109 Fig Grove St Houston, TX	3.0	2.5	—	$2,400	—	12d	1	1.24mi
10022 Cloud Mist Dr Houston, TX	4.0	3.0	—	$3,500	—	45d	1	1.24mi
8018 Grow Ln Houston, TX	3.0	2.5	1770	$2,050	$1.16	26d	1	1.29mi
8018 Grow Ln Houston, TX	3.0	2.5	—	$1,875	—	4d	1	1.29mi
9639 Springview Ln Houston, TX	4.0	2.0	—	$2,900	—	45d	1	1.30mi
9614 Springmont Dr Unit 1042671P Houston, TX	5.0	2.5	2174	$14,296	$6.58	23d	1	1.32mi
10615 Heatherford Dr Houston, TX	4.0	2.0	2120	$2,495	$1.18	9d	1	1.34mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $349,900 Active 16 DOM
2. 2026-06-18
   days on market $349,900 Active 13 DOM
3. 2026-06-17
   days on market $349,900 Active 12 DOM
4. 2026-06-16
   days on market $349,900 Active 11 DOM
5. 2026-06-15
   days on market $349,900 Active 10 DOM
6. 2026-06-13
   days on market $349,900 Active 8 DOM
7. 2026-06-13
   days on market $349,900 Active 7 DOM
8. 2026-06-09
   days on market $349,900 Active 4 DOM
9. 2026-06-08
   days on market $349,900 Active 3 DOM
10. 2026-06-07
    days on marketlisting id $349,900 Active 2 DOM
11. 2026-06-04
    pricedays on market $349,900 Active 252 DOM
12. 2026-06-03
    days on market $375,000 Active 251 DOM
13. 2026-06-02
    days on market $375,000 Active 250 DOM
14. 2026-06-02
    days on market $375,000 Active 249 DOM
15. 2026-05-31
    days on market $375,000 Active 248 DOM
16. 2026-04-10
    price $375,000 994-char remark
17. 2026-01-12
    price $390,000 994-char remark
18. 2025-09-24
    listed $410,000 Active 994-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $28,580
• − Mortgage interest: −$21,314
• − Property taxes: −$5,708
• − Insurance: −$1,903
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$11,069
• Taxable loss: −$15,986
• Est. tax savings @ 24.0%: +$3,837
• After-tax cash flow: $-5,140/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.

Condition & rehab AI · 6 photos

Good 80/100 None rehab

This beautifully designed new construction duplex is in excellent condition with modern finishes and a well-maintained exterior. It offers a perfect blend of comfort, style, and functionality, making it an attractive investment property.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the property more attractive and convenient for occupants.
• Both Upgrading appliances — Upgrading to more energy-efficient or modern appliances can increase both resale and rental value by making the property more appealing and potentially reducing utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the property more attractive and convenient for occupants. ↑
• Both Upgrading appliances — Upgrading to more energy-efficient or modern appliances can increase both resale and rental value by making the property more appealing and potentially reducing utility costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-14.7% since first listed

6 events — show timeline

• 2026-06-05 Listed $349,900 HARMLS
• 2026-06-04 Listing Removed — HARMLS
• 2026-06-03 Price Changed $349,900 HARMLS
• 2026-04-10 Price Changed $375,000 HARMLS
• 2026-01-12 Price Changed $390,000 HARMLS
• 2025-09-24 Listed $410,000 HARMLS