10501 South Dr #286 · Houston, TX 77099

$75,000

2 bd · 1.0 ba · 870 sqft · Condo public records · 152 Days on market

Built 1980 $86/sqft · at area comps Est $72k · at est. $350/mo HOA · 30% of rent

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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).

• Cash flow +13.0/30.0
• 1% rule +10.0/10.0
• Appreciation +6.3/10.0
• ARV discount +5.4/15.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0

Listing remarks MLS

convenient location with easy access to I-59 & Bellway 8 freeways! This charming 2-bedroom, 1-bathroom condo is ready for its next owner. The open-concept living and dining areas create an inviting space, perfect for entertaining family and friends. The kitchen has been has granite countertops. Both bedrooms are generously sized and feature walk-in closets. The condo has all tile floor—ideal for relaxing and enjoying your own space.

Key facts

• Walk-in closets
• Convenient location
• Easy access to i-59

Tags

• CONVENIENT LOCATION
• EASY ACCESS TO I-59
• GRANITE COUNTERTOPS
• WALK-IN CLOSETS
• ALL TILE FLOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $-71 ($-850/yr) — negative.
• To cash-flow at today's rent, offer at most $62k (16.7% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $62k (16.7% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Smith El (math 25% / reading 25%, grade F, #3,013 of 4,322 statewide, top 70%, 626 students, 93% FRL); Olle Middle (math 16% / reading 32%, grade F, #1,301 of 1,662 statewide, top 79%, 1,067 students, 90% FRL); Alief Isd J J A E P (13 students, 77% FRL).
• Market conditions: Rents soft (-1.7%/yr); 147 active listings in the ZIP; 40 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 $2k of equity ($519 loan paydown + $2k appreciation (2.6% 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 152 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $12k; list at $75k implies a 552% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 30% of rent.
• Climate carrying-cost: severe flood risk; 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 $62,480 (16.7% 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 152 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.55% ✓
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $71,731
• List price: $75,000
• Delta: 4.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.64% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-2
• Equity at exit: $32,209

10-year hold

• IRR: 1.6%
• Equity multiple: 1.22×
• Total profit: $4,545
• Equity at exit: $48,490

Cash invested: $21,000 (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 77099

• Home prices YoY: 0.8%
• Rents YoY: -1.7%
• Active inventory: 147
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,162 high
• Mortgage (P&I): −$393
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$350
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-71

Break-even live

Break-even rent $1,252

Max offer price $62,480

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-50	+0% $-71	+5% $-92	+10% $-113
Rent	-10% $-163	-5% $-117	+0% $-71	+5% $-25	+10% $21
Rate	-1.0pp $-33	-0.5pp $-52	base $-71	+0.5pp $-90	+1.0pp $-110

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10440 South Dr Houston, TX	1.0–2.0	1.0–2.0	773	$1,340	$1.73	3d	27	0.05mi
13 South Dr Houston, TX	1.0	1.0	588	$894	$1.52	45d	1	0.14mi
10300 S Wilcrest Dr Unit 10351 Houston, TX	1.0	1.0	650	$733	$1.13	14d	1	0.31mi
10300 S Wilcrest Dr Unit 10374 Houston, TX	1.0	1.0	650	$779	$1.20	14d	1	0.31mi
10300 S Wilcrest Dr Unit 10374 Houston, TX	1.0	1.0	650	$733	$1.13	0d	1	0.31mi
10286 Forum West Dr Houston, TX	1.0	1.0	553	$830	$1.50	20d	1	0.40mi
10286 Forum West Dr Houston, TX	2.0	2.0	1046	$1,200	$1.15	26d	1	0.40mi
10286 Forum West Dr Houston, TX	1.0	1.0	553	$830	$1.50	45d	1	0.40mi
10101 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	809	$1,145	$1.41	45d	1	0.47mi
10110 Forum Park Dr Houston, TX	1.0–2.0	1.0–2.0	976	$999	$1.02	45d	2	0.59mi
10925 Stancliff Rd Houston, TX	2.0	2.0	931	$1,425	$1.53	45d	1	0.61mi
10256 Lands End Dr Houston, TX	1.0	1.0	659	$929	$1.41	45d	1	0.62mi
10225 Bissonnet St Houston, TX	1.0–2.0	1.0–2.5	992	$1,480	$1.49	0d	45	0.65mi
10250 Lands End Dr Houston, TX	2.0	1.0–2.0	750	$1,399	$1.86	26d	16	0.66mi
10919 Stancliff Rd Unit 10940 Houston, TX	1.0	1.0	673	$1,299	$1.93	14d	1	0.67mi
10919 Stancliff Rd Unit 1112 Houston, TX	1.0	1.0	673	$1,253	$1.86	0d	1	0.67mi
10919 Stancliff Rd Unit 10934 Houston, TX	1.0	1.0	673	$1,303	$1.94	12d	1	0.67mi
10919 Stancliff Rd Unit 1162 Houston, TX	1.0	1.0	673	$1,264	$1.88	7d	1	0.67mi
10919 Stancliff Rd Unit 2162 Houston, TX	2.0	2.0	931	$1,519	$1.63	7d	1	0.67mi
10919 Stancliff Rd Unit 422 Houston, TX	2.0	2.0	931	$1,519	$1.63	9d	1	0.67mi
10919 Stancliff Rd Unit 2112 Houston, TX	2.0	2.0	931	$1,503	$1.61	0d	1	0.67mi
10919 Stancliff Rd Unit 2174 Houston, TX	2.0	2.0	931	$1,543	$1.66	12d	1	0.67mi
10919 Stancliff Rd Unit 324 Houston, TX	1.0	1.0	673	$1,264	$1.88	9d	1	0.67mi
10919 Stancliff Rd Unit 10976 Houston, TX	2.0	2.0	931	$1,544	$1.66	45d	1	0.67mi
10919 Stancliff Rd Houston, TX	2.0	2.0	931	$1,529	$1.64	45d	1	0.69mi
10919 Stancliff Rd Houston, TX	1.0	1.0	673	$1,253	$1.86	14d	1	0.69mi
9797 Leawood Blvd Houston, TX	2.0	2.0	1095	$1,175	$1.07	45d	2	0.71mi
9898 Forum Park Dr Unit 6406 Houston, TX	1.0	1.0	750	$925	$1.23	45d	1	0.74mi
10107 Forum Park Dr Houston, TX	1.0	1.0	550	$770	$1.40	45d	1	0.77mi
10107 Forum Park Dr Houston, TX	1.0	1.0	550	$770	$1.40	23d	1	0.77mi
10107 Forum Park Dr Houston, TX	2.0	2.0	1100	$970	$0.88	26d	1	0.77mi
10101 Forum Park Dr Houston, TX	1.0–2.0	1.0–2.0	825	$1,323	$1.60	0d	22	0.77mi
10009 Forum Park Dr Houston, TX	1.0	1.0	543	$819	$1.51	23d	1	0.80mi
10009 Forum Park Dr Houston, TX	2.0	2.0	969	$979	$1.01	26d	1	0.80mi
10009 Forum Park Dr Houston, TX	1.0	1.0	543	$819	$1.51	45d	1	0.80mi
10896 W Bellfort Ave Houston, TX	2.0	2.0	931	$1,529	$1.64	20d	1	0.84mi
10896 W Bellfort Ave Unit AASF Houston, TX	2.0	2.0	931	$1,529	$1.64	26d	1	0.84mi
9700 Leawood Blvd Houston, TX	1.0–2.0	1.0–2.0	776	$1,400	$1.80	45d	7	0.90mi
9700 Leawood Blvd Houston, TX	1.0–2.0	1.0–2.0	776	$1,400	$1.80	5d	5	0.90mi
9475 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	725	$1,284	$1.77	7d	18	0.96mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $75,000 Active 152 DOM
2. 2026-06-18
   days on market $75,000 Active 149 DOM
3. 2026-06-17
   days on market $75,000 Active 148 DOM
4. 2026-06-16
   days on market $75,000 Active 147 DOM
5. 2026-06-15
   days on market $75,000 Active 146 DOM
6. 2026-06-13
   days on market $75,000 Active 144 DOM
7. 2026-06-09
   days on market $75,000 Active 140 DOM
8. 2026-06-08
   days on market $75,000 Active 139 DOM
9. 2026-06-07
   days on market $75,000 Active 138 DOM
10. 2026-06-04
    days on market $75,000 Active 135 DOM
11. 2026-06-03
    days on market $75,000 Active 134 DOM
12. 2026-06-02
    days on market $75,000 Active 133 DOM
13. 2026-06-01
    days on market $75,000 Active 132 DOM
14. 2026-05-31
    days on market $75,000 Active 131 DOM
15. 2026-01-20
    listed $75,000 Active 447-char remark

    Show marketing remark (447 chars)

    convenient location with easy access to I-59 & Bellway 8 freeways! This charming 2-bedroom, 1-bathroom condo is ready for its next owner. The open-concept living and dining areas create an inviting space, perfect for entertaining family and friends. The kitchen has been has granite countertops. Both bedrooms are generously sized and feature walk-in closets. The condo has all tile floor—ideal for relaxing and enjoying your own space.

16. 2025-01-17
    soldstatus Sold 399-char remark

    Show marketing remark (399 chars)

    Great location, easy access to the major freeways!! This 2 bedroom, 1 bathroom condo is looking for its next owner! The living and dining room to this home are very open allowing for easy entertainment when family and friends visit! The kitchen is updated with granite counter tops. Both rooms are fairly spacious with walk in closets. Condo features a closed in outside patio area to enjoy as well!

17. 2025-01-17
    soldstatus

    Show marketing remark (399 chars)

    Great location, easy access to the major freeways!! This 2 bedroom, 1 bathroom condo is looking for its next owner! The living and dining room to this home are very open allowing for easy entertainment when family and friends visit! The kitchen is updated with granite counter tops. Both rooms are fairly spacious with walk in closets. Condo features a closed in outside patio area to enjoy as well!

18. 2025-01-03
    status Pending 399-char remark

    Show marketing remark (399 chars)

    Great location, easy access to the major freeways!! This 2 bedroom, 1 bathroom condo is looking for its next owner! The living and dining room to this home are very open allowing for easy entertainment when family and friends visit! The kitchen is updated with granite counter tops. Both rooms are fairly spacious with walk in closets. Condo features a closed in outside patio area to enjoy as well!

19. 2024-12-23
    listed $55,000 Active 399-char remark

    Show marketing remark (399 chars)

    Great location, easy access to the major freeways!! This 2 bedroom, 1 bathroom condo is looking for its next owner! The living and dining room to this home are very open allowing for easy entertainment when family and friends visit! The kitchen is updated with granite counter tops. Both rooms are fairly spacious with walk in closets. Condo features a closed in outside patio area to enjoy as well!

20. 2021-04-07
    soldstatus
21. 2021-04-01
    soldstatus Sold
22. 2021-03-27
    status Option Pending
23. 2021-01-08
    listed $61,500 Active
24. 2020-11-28
    historical
25. 2020-10-23
    price $66,500
26. 2020-06-26
    price $69,500
27. 2020-01-02
    listed $75,000 Active
28. 2016-08-09
    soldstatus
29. 2016-08-08
    soldstatus Sold
30. 2016-07-25
    status Pending
31. 2016-06-26
    listed $35,000 Active
32. 2015-02-25
    soldstatus
33. 2012-10-05
    soldstatus
34. 2012-01-09
    soldstatus
35. 2009-05-26
    soldstatus
36. 1996-08-26
    soldstatus $11,500

ⓘ 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: $1,775 · $148/mo
• Projected year-2 tax: $1,775 · $148/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,946
• − Mortgage interest: −$4,201
• − Property taxes: −$1,775
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − HOA: −$4,200
• − Depreciation: −$2,182
• Taxable loss: −$1,816
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $-415/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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): 50,064
• Household income: $49,396
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 3423.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% Black 31% Asian 14% Two or more races 14% White 7%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 46% · Canada, Vietnam, China
• Languages at home: 41% English-only · Spanish 40% Other Indo-European 5% Vietnamese 4%

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: ▲ 2.64%
• Current HPI: 334.6278
• Rent YoY: ▼ -1.69%
• 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

+552.2% since first listed

22 events — show timeline

• 2026-01-20 Listed $75,000 HARMLS
• 2025-01-17 Sold (Public Records) — Public Records
• 2025-01-17 Sold (MLS) — HARMLS
• 2025-01-03 Pending — HARMLS
• 2024-12-23 Listed $55,000 HARMLS
• 2021-04-07 Sold (Public Records) — Public Records
• 2021-04-01 Sold (MLS) — HARMLS
• 2021-03-27 Pending — HARMLS
• 2021-01-08 Listed $61,500 HARMLS
• 2020-11-28 Listing Removed — HARMLS
• 2020-10-23 Price Changed $66,500 HARMLS
• 2020-06-26 Price Changed $69,500 HARMLS
• 2020-01-02 Listed $75,000 HARMLS
• 2016-08-09 Sold (Public Records) — Public Records
• 2016-08-08 Sold (MLS) — HARMLS
• 2016-07-25 Pending — HARMLS
• 2016-06-26 Listed $35,000 HARMLS
• 2015-02-25 Sold (Public Records) — Public Records
• 2012-10-05 Sold (Public Records) — Public Records
• 2012-01-09 Sold (Public Records) — Public Records
• 2009-05-26 Sold (Public Records) — Public Records
• 1996-08-26 Sold (Public Records) $11,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,775 · -0.7% YoY. Source: county tax records.