10344 Cook Rd #344 · Houston, TX 77099

$109,000

2 bd · 2.0 ba · 1,440 sqft · Townhouse public records · 35 Days on market

Built 1975 1,825 sqft lot $76/sqft · 29% below area Est $154k · 29% under $347/mo HOA · 24% 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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• 1% rule +8.1/10.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0

Listing remarks MLS

INCREDIBLE BUY, BANK HAS PRICED THIS ONE TO SELL AS IS AND FAST, NEEDS SOME COSMETICS BUT NOT IN TERRIBLE SHAPE, LARGE DEN AND EXTRA BEDROOM DOWN WITH OVERSIZE KTICHEN AND BREAKFAST AREA AND HALF BATH, TWO LARGE BEDROOMS AND TWO FULL BATHS UP. BRING YOUR HANDY MAN TOOLS AND DECORATING IDEAS AND PICK UP A BARGAIN, AT THIS PRICE THIS UNIT WON'T LAST LONG, HURRY AND MAKE AN APPOINTMENT TODAY TO VIEW YOUR NEXT HOME OR INVESTMENT PROPERTY.

Key facts

• Westpark tollway
• Beltway 8
• Water heater

Tags

• HUNTINGTON VILLAGE SUBDIVISION
• INTERNATIONAL DISTRICT
• WESTPARK TOLLWAY
• BELTWAY 8
• NEW AC CONDENSER
• WATER HEATER

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Association managed by Spectrum Association Management; Monthly association fee of $347 covering common areas, grounds and structure maintenance, sewer, trash and water

Exterior

• Utilities: Public water; Public sewer; Electric service
• Home design: Residential property; 2 stories total; Built in 1975; Entry on main level
• Construction: Composition roof; Slab foundation
• Exterior features: Lot approximately 1,825 square feet

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on second level (18 x 16); Bedroom on second level (12 x 10); Bedroom on first level (12 x 14)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; Laminate and tile flooring; 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $109k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (17.6% below list).
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $90k (17.6% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.1% 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: Holub Middle (math 22% / reading 33%, grade F, #1,156 of 1,662 statewide, top 71%, 791 students, 87% FRL).
• Market conditions: Rents soft (-1.7%/yr); 145 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($754 loan paydown + $3k appreciation (2.6% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 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 $33k; list at $109k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; HOA is 24% of rent.
• Climate carrying-cost: major 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 $89,772 (17.6% 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 35 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.31% ✓
• Cap rate: 5.09%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $154,166
• List price: $109,000
• Delta: -29.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10340 Cook Rd #340	0.01mi	2/2.5	1,328 (-8%)	4mo	$119,000	$90	82
12433 S Dairy Ashford Rd #2433	0.05mi	2/2.5	1,328 (-8%)	9mo	$159,888	$120	75
12365 S Dairy Ashford Rd #2365	0.09mi	2/2.5	1,328 (-8%)	14mo	$167,000	$126	69
12319 S Dairy Ashford Rd #2319	0.15mi	2/2.5	1,328 (-8%)	17mo	$165,900	$125	64
12303 S Dairy Ashford Rd #2303	0.18mi	3/2.0 (+1)	1,276 (-11%)	15mo	$167,500	$131	55

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $270
• Equity at exit: $46,810

10-year hold

• IRR: 2.1%
• Equity multiple: 1.29×
• Total profit: $8,831
• Equity at exit: $70,473

Cash invested: $30,520 (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: 145
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$572
• Tax from tax record: −$271 /mo · $3,247/yr
• Insurance: −$45
• HOA: −$347
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-109

Break-even live

Break-even rent $1,563

Max offer price $89,772

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-78	+0% $-109	+5% $-140	+10% $-171
Rent	-10% $-221	-5% $-165	+0% $-109	+5% $-53	+10% $4
Rate	-1.0pp $-54	-0.5pp $-81	base $-109	+0.5pp $-137	+1.0pp $-166

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12506 Panther Place Dr Houston, TX	3.0	2.5	1730	$1,825	$1.05	44d	1	0.09mi
10343 Huntington Place Dr Houston, TX	3.0	3.0	1472	$1,649	$1.12	22d	1	0.13mi
9903 S Dairy Ashford Rd Unit 2047 Houston, TX	2.0	2.0	947	$1,067	$1.13	3d	1	0.20mi
9903 S Dairy Ashford Rd Unit 510 Houston, TX	3.0	2.0	1082	$1,137	$1.05	3d	1	0.30mi
9903 S Dairy Ashford Rd Unit 2162 Houston, TX	2.0	2.0	947	$1,075	$1.14	8d	1	0.30mi
9420 S Dairy Ashford Rd Houston, TX	3.0	2.0	1228	$1,370	$1.12	44d	1	0.51mi
9506 S Dairy Ashford Rd Houston, TX	2.0–3.0	1.5–2.5	1223	$1,060	$0.87	2d	13	0.56mi
9850 S Kirkwood Rd Houston, TX	1.0–2.0	1.0–2.0	736	$1,210	$1.64	20d	15	0.60mi
12300 W Bellfort Ave Meadows Place, TX	2.0	2.0	930	$1,479	$1.59	19d	1	0.64mi
12300 W Bellfort Ave Unit AAK Meadows Place, TX	2.0	2.0	930	$1,479	$1.59	25d	1	0.64mi
9734 Clifton Park Dr Houston, TX	3.0	2.5	1800	$1,774	$0.99	6d	4	0.65mi
12023 Bissonnet St Houston, TX	1.0–2.0	1.0–2.0	753	$1,155	$1.53	44d	66	0.66mi
9400 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,205	$1.56	44d	6	0.69mi
12023 Bissonnet St Unit 12056 Houston, TX	3.0	2.0	1179	$1,515	$1.28	3d	1	0.75mi
9401 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,389	$1.80	2d	9	0.76mi
13100 W Bellfort Ave Houston, TX	1.0–3.0	1.0–2.0	1021	$1,697	$1.66	2d	28	0.80mi
12400 Brookglade Cir Houston, TX	2.0	2.5	1212	$1,450	$1.20	44d	1	0.85mi
11735 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	853	$1,410	$1.65	3d	23	0.87mi
13106 W Bellfort Ave Houston, TX	2.0	2.0	1098	$1,485	$1.35	44d	1	0.92mi
11217 Pender Ln Stafford, TX	3.0	2.0	1120	$1,595	$1.42	8d	1	0.98mi
11715 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	796	$1,294	$1.63	2d	29	0.99mi
9761 Court Glen Dr Unit 123 Houston, TX	2.0	2.0	929	$989	$1.06	25d	1	1.06mi
12510 Newbrook Dr #223 Houston, TX	2.0	1.5	1131	$1,585	$1.40	44d	1	1.16mi
13027 Bacard Ln Houston, TX	3.0	2.0	1748	$1,750	$1.00	44d	1	1.21mi
11418 Creekhurst Dr Houston, TX	3.0	2.0	1740	$1,697	$0.98	44d	1	1.23mi
13156 Bissonnet St Houston, TX	2.0	2.0	950	$1,149	$1.21	44d	1	1.24mi
2414 Chelston Ct Sugar Land, TX	3.0	2.0	1736	$2,198	$1.27	3d	1	1.26mi
12717 Yoshino Cherry St Houston, TX	3.0	2.5	1650	$1,950	$1.18	25d	1	1.30mi
11717 S Kirkwood Rd Stafford, TX	2.0	2.0	930	$1,479	$1.59	44d	1	1.37mi
12826 Careywood Dr Sugar Land, TX	3.0	2.0	1836	$2,200	$1.20	12d	1	1.39mi
10250 Lands End Dr Houston, TX	2.0	1.0–2.0	750	$1,399	$1.86	25d	16	1.39mi
11717 S Kirkwood Rd Unit 3224 Stafford, TX	2.0	2.0	1190	$1,425	$1.20	44d	1	1.40mi
11523 Glenwolde Dr Houston, TX	3.0	2.0	1189	$1,350	$1.14	44d	1	1.40mi
9797 Leawood Blvd Houston, TX	2.0	2.0	1095	$1,175	$1.07	44d	2	1.47mi
10356 Lands End Dr Houston, TX	3.0	2.0	1133	$1,377	$1.22	44d	1	1.48mi

HOA detail

• Monthly dues: $347 · $4,164/yr

Listing history 19 events

1. 2026-06-18
   days on market $109,000 Active 35 DOM
2. 2026-06-17
   days on market $109,000 Active 34 DOM
3. 2026-06-16
   days on market $109,000 Active 33 DOM
4. 2026-06-15
   days on market $109,000 Active 32 DOM
5. 2026-06-13
   days on market $109,000 Active 30 DOM
6. 2026-06-09
   days on market $109,000 Active 26 DOM
7. 2026-06-08
   days on market $109,000 Active 25 DOM
8. 2026-06-07
   days on market $109,000 Active 24 DOM
9. 2026-06-04
   days on market $109,000 Active 21 DOM
10. 2026-06-03
    days on market $109,000 Active 20 DOM
11. 2026-06-02
    days on market $109,000 Active 19 DOM
12. 2026-06-01
    days on market $109,000 Active 18 DOM
13. 2026-05-31
    days on market $109,000 Active 17 DOM
14. 2026-05-14
    listed $109,000 Active 373-char remark
15. 2016-08-24
    soldstatus Sold 438-char remark

    Show marketing remark (438 chars)

    INCREDIBLE BUY, BANK HAS PRICED THIS ONE TO SELL AS IS AND FAST, NEEDS SOME COSMETICS BUT NOT IN TERRIBLE SHAPE, LARGE DEN AND EXTRA BEDROOM DOWN WITH OVERSIZE KTICHEN AND BREAKFAST AREA AND HALF BATH, TWO LARGE BEDROOMS AND TWO FULL BATHS UP. BRING YOUR HANDY MAN TOOLS AND DECORATING IDEAS AND PICK UP A BARGAIN, AT THIS PRICE THIS UNIT WON'T LAST LONG, HURRY AND MAKE AN APPOINTMENT TODAY TO VIEW YOUR NEXT HOME OR INVESTMENT PROPERTY.

16. 2016-08-02
    status Option Pending 438-char remark

    Show marketing remark (438 chars)

    INCREDIBLE BUY, BANK HAS PRICED THIS ONE TO SELL AS IS AND FAST, NEEDS SOME COSMETICS BUT NOT IN TERRIBLE SHAPE, LARGE DEN AND EXTRA BEDROOM DOWN WITH OVERSIZE KTICHEN AND BREAKFAST AREA AND HALF BATH, TWO LARGE BEDROOMS AND TWO FULL BATHS UP. BRING YOUR HANDY MAN TOOLS AND DECORATING IDEAS AND PICK UP A BARGAIN, AT THIS PRICE THIS UNIT WON'T LAST LONG, HURRY AND MAKE AN APPOINTMENT TODAY TO VIEW YOUR NEXT HOME OR INVESTMENT PROPERTY.

17. 2016-07-15
    listed $67,600 Active 438-char remark

    Show marketing remark (438 chars)

    INCREDIBLE BUY, BANK HAS PRICED THIS ONE TO SELL AS IS AND FAST, NEEDS SOME COSMETICS BUT NOT IN TERRIBLE SHAPE, LARGE DEN AND EXTRA BEDROOM DOWN WITH OVERSIZE KTICHEN AND BREAKFAST AREA AND HALF BATH, TWO LARGE BEDROOMS AND TWO FULL BATHS UP. BRING YOUR HANDY MAN TOOLS AND DECORATING IDEAS AND PICK UP A BARGAIN, AT THIS PRICE THIS UNIT WON'T LAST LONG, HURRY AND MAKE AN APPOINTMENT TODAY TO VIEW YOUR NEXT HOME OR INVESTMENT PROPERTY.

18. 2003-06-18
    soldstatus
19. 1996-08-22
    soldstatus $33,000

ⓘ 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: $3,247 · $271/mo
• Projected year-2 tax: $3,247 · $271/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 6/10 Major FEMA zone X (shaded) · 67% 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: $17,101
• − Mortgage interest: −$6,106
• − Property taxes: −$3,247
• − Insurance: −$545
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − HOA: −$4,164
• − Depreciation: −$3,171
• Taxable loss: −$2,868
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $-618/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

+230.3% since first listed

6 events — show timeline

• 2026-05-14 Listed $109,000 HARMLS
• 2016-08-24 Sold (MLS) — HARMLS
• 2016-08-02 Pending — HARMLS
• 2016-07-15 Listed $67,600 HARMLS
• 2003-06-18 Sold (Public Records) — Public Records
• 1996-08-22 Sold (Public Records) $33,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,247 · -7.8% YoY. Source: county tax records.