10015 Ridgecoral Dr · Houston, TX 77038

$135,000

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 2 Days on market

Built 1983 3,014 sqft lot Est $154k · 12% under $15/mo HOA · 1% of rent

---

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 +26.2/30.0
• ARV discount +13.1/15.0
• DSCR +8.9/10.0
• 1% rule +7.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a duplex. Only one side of the duplex is for sell. With a nice backyard, this two bedrooms, one full bath , nicely sized family room and a nice breakfast. The kitchen is a nice size as well. has home is ready for it's new occupants. Please schedule your tour today!

Key facts

• Minutes from i-45
• 3,014 sq ft lot
• Built 1983

Tags

• MINUTES FROM I-45
• CLOSE TO GROCERY STORES
• CLOSE TO AMAZING RESTAURANTS
• CLOSE TO SHOPPING CENTERS

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Ridgepoint Community Association with an annual fee of $180; Community curbs

Exterior

• Parking: No parking specified
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces east; Built in 1983; Slab foundation
• Construction: Brick and cement siding construction; Composition roof; Built in 1983
• Exterior features: Private yard; Porch; Fenced backyard; Concrete road access; Subdivision setting

Interior

• Kitchen: Dishwasher; Free-standing range; Gas oven; Gas range; Microwave; Garbage disposal
• Bedrooms: Primary bedroom on the first floor (approx. 10 x 12); Second bedroom on the first floor (approx. 10 x 10); Two total rooms
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; Programmable thermostat
• Interior features: Breakfast bar; Double vanity; Granite counters; Kitchen and family room combo; Tub with shower; Ceiling fans; Kitchen and dining combo; Programmable thermostat

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.4% 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: 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 (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 3 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).
• 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 $933 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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

• Climate carrying-cost: moderate flood risk; 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 $135,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $154,212
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10003 Ridgecoral Dr	0.03mi	2/1.0	852 (0%)	15mo	$145,000	$170	86
10012 Sharpton Dr	0.18mi	3/2.0 (+1)	829 (-3%)	14mo	$149,900	$181	66
1107 Progreso Dr	0.59mi	3/1.5 (+1)	969 (+14%)	17mo	$212,000	$219	28

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $146
• Equity at exit: $20,129

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $28,687
• Equity at exit: $11,672

Cash invested: $37,800 (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: 52
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$231 /mo · $2,770/yr
• Insurance: −$56
• HOA: −$15
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $345

Break-even live

Break-even rent $1,279

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	2d	6	0.70mi
9750 Deer Trail Dr Houston, TX	2.0	2.0	1000	$1,800	$1.80	24d	1	0.89mi
9750 Deer Trail Dr Houston, TX	3.0	2.0	1050	$2,200	$2.10	43d	1	0.89mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 3 events

1. 2026-06-18
   days on market $135,000 Active 2 DOM
2. 2026-06-16
   remarks 546-char remark
3. 2026-06-16
   listed $135,000 Active 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: $2,770 · $231/mo
• Projected year-2 tax: $2,770 · $231/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $20,577
• − Mortgage interest: −$7,562
• − Property taxes: −$2,770
• − Insurance: −$675
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$180
• − Depreciation: −$3,927
• Taxable income: $2,170
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $3,614/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

+8.0% since first listed

8 events — show timeline

• 2026-06-16 Listed $135,000 HARMLS
• 2023-02-21 Sold (MLS) — HARMLS
• 2023-02-04 Pending — HARMLS
• 2023-01-27 Listing Removed — HARMLS
• 2023-01-27 Listed $125,000 HARMLS
• 2023-01-12 Listed $125,000 HARMLS
• 2022-12-23 Coming Soon — HARMLS
• 1988-05-08 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,770 · +13.4% YoY. Source: county tax records.