1010 Studer St · Houston, TX 77007

$425,000

3 bd · 2.5 ba · 2,398 sqft · Townhouse public records · 58 Days on market

Built 2005 1,764 sqft lot $177/sqft · at area comps Est $423k · at est. $88/mo HOA · 2% 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 +12.1/30.0
• ARV discount +7.3/15.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

As you first walk into this meticulously kept home located in Rice Military/Washington Corridor, you see the great pride taken in keeping it like new! So much to offer like large tiled entry, wood window shutters, oak wood flooring, granite kitchen & master bath countertops, huge master walk-in closet, SS appliances; upgraded a/c, carpet, lighting & more! Only walking distance to all of the great restaurants, shopping, nightlife, & Memorial Park! Love the area? Then come live where you play!

Key facts

• Huge walk-in closet
• Spacious foyer
• Bay windows

Tags

• SPACIOUS FOYER
• OAK WOOD FLOORS
• CUSTOM PLANTATION SHUTTERS
• BAY WINDOWS
• HUGE WALK-IN CLOSET
• SHORT STROLL FROM RESTAURANTS

Property features AI

Finance

• HOA & community: Schuler HOA Inc. with an annual fee of $1,050 covering common areas and maintenance structure

Exterior

• Parking: Attached garage; Garage with automatic door opener
• Utilities: Public water; Public sewer
• Home design: Residential property; 3 stories; Entry level: First floor
• Construction: Built in 2005; Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Concrete road surface

Interior

• Kitchen: Dishwasher; Free-standing range; Disposal; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom on third level (16x16); Bedroom on third level (12x12); Bedroom on first level (12x11)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Double vanity; Kitchen island; Kitchen/family room combo; Pantry; Walk-in pantry; Tub with shower; Ceiling fans; Programmable thermostat

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $425k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $409k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $403k (5.2% below list).
• Recommended offer: $403k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Memorial El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 424 students, 45% FRL); Hogg Middle (math 44% / reading 48%, grade D+, #462 of 1,662 statewide, top 28%, 1,120 students, 52% FRL); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 49% FRL vs 71% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 50% at this address vs 31% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.8%/yr); 651 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($145k/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 $3k of loan paydown is wiped out by about $13k 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 58 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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: 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 $403,110 (5.2% 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 58 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 8.8

CMA / ARV

• ARV (median comp): $422,976
• List price: $425,000
• Delta: 0.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5208 Blossom St #5	0.24mi	3/3.5	2,340 (-2%)	0mo	$435,000	$186	81
5811 Rose St	0.36mi	3/2.5	2,477 (+3%)	0mo	$735,000	$297	78
1361 Moy St	0.19mi	3/3.5	2,275 (-5%)	1mo	$450,000	$198	78
910 Malone St #104	0.24mi	2/2.5 (-1)	2,312 (-4%)	1mo	$499,900	$216	77
409 Detering St	0.32mi	3/3.5	2,462 (+3%)	1mo	$494,000	$201	76
5618 Lacy St	0.50mi	3/3.5	2,400 (+0%)	1mo	$609,000	$254	72
5527 Darling Unit A	0.71mi	3/2.5	2,401 (+0%)	2mo	$450,000	$187	66
414 Snover St	0.70mi	3/3.0	2,423 (+1%)	1mo	$539,900	$223	63
408 Parker St	0.54mi	3/3.5	2,197 (-8%)	0mo	$415,000	$189	57
6227 Haskell St	0.71mi	2/2.5 (-1)	2,488 (+4%)	0mo	$749,000	$301	56
5213 Feagan St Unit H	0.37mi	3/3.5	2,750 (+15%)	1mo	$699,900	$255	53
6302 Prague St	0.73mi	3/3.5	2,205 (-8%)	1mo	$749,999	$340	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.28×
• Total profit: $-86,155
• Equity at exit: $63,369

10-year hold

• IRR: -26.2%
• Equity multiple: -0.07×
• Total profit: $-126,980
• Equity at exit: $36,746

Cash invested: $119,000 (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 77007

• Rents YoY: -0.8%
• Active inventory: 651
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,031 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$781 /mo · $9,371/yr
• Insurance: −$177
• HOA: −$88
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $-90

Break-even live

Break-even rent $4,145

Max offer price $409,075

Occupancy floor 97%

Sensitivity live

Price	-10% $150	-5% $30	+0% $-90	+5% $-210	+10% $-331
Rent	-10% $-409	-5% $-249	+0% $-90	+5% $69	+10% $228
Rate	-1.0pp $124	-0.5pp $18	base $-90	+0.5pp $-200	+1.0pp $-312

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	45d	1	0.00mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	26d	1	0.07mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	7d	1	0.26mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	45d	1	0.40mi
5418 Inker St Houston, TX	3.0	2.5	2357	$2,766	$1.17	0d	1	0.40mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	26d	1	0.41mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	28	0.42mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	45d	1	0.44mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	1d	21	0.51mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	17d	1	0.55mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	45d	1	0.56mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	46d	1	0.59mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	45d	1	0.61mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	9d	1	0.61mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	0d	16	0.64mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	1d	1	0.64mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	0.65mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	45d	1	0.65mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	0.65mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	26d	1	0.65mi
911 Thompson St #911 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	0.66mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	9d	1	0.66mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	45d	1	0.69mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	45d	1	0.72mi
4307 Feagan St Unit A Houston, TX	3.0	4.0	2412	$3,590	$1.49	1d	1	0.76mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	1d	1	0.77mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	45d	1	0.78mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	45d	1	0.83mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	45d	1	0.83mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	45d	1	0.83mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	24d	1	0.83mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	45d	1	0.90mi
707 Marston St Unit 510 Houston, TX	3.0	2.0	2310	$12,525	$5.42	0d	1	0.97mi
1027 Gross St Houston, TX	4.0	3.5	3035	$5,800	$1.91	45d	1	1.13mi
3333 Allen Pkwy Unit 1000 Houston, TX	2.0	2.5	1860	$4,500	$2.42	45d	1	1.13mi
225 S Heights Blvd Houston, TX	3.0	1.0–2.0	1186	$3,085	$2.60	4d	18	1.19mi
1201 McDuffie St Houston, TX	2.0	2.5	1600	$2,800	$1.75	18d	2	1.24mi
1958 W Gray St Unit 3165 Houston, TX	3.0	2.0	3206	$15,061	$4.70	0d	1	1.29mi
1958 W Gray St Unit 1991 Houston, TX	3.0	2.0	3206	$15,050	$4.69	13d	1	1.29mi
716 Waugh Dr Houston, TX	1.0–3.0	1.0–2.5	1130	$4,080	$3.61	1d	23	1.31mi

HOA detail

• Monthly dues: $88 · $1,056/yr

Listing history 26 events

1. 2026-06-21
   days on market $425,000 Active 58 DOM
2. 2026-06-18
   days on market $425,000 Active 55 DOM
3. 2026-06-17
   days on market $425,000 Active 54 DOM
4. 2026-06-16
   days on market $425,000 Active 53 DOM
5. 2026-06-15
   days on market $425,000 Active 52 DOM
6. 2026-06-13
   days on market $425,000 Active 50 DOM
7. 2026-06-10
   days on market $425,000 Active 46 DOM
8. 2026-06-08
   days on market $425,000 Active 45 DOM
9. 2026-06-07
   days on market $425,000 Active 44 DOM
10. 2026-06-04
    days on market $425,000 Active 41 DOM
11. 2026-06-01
    days on market $425,000 Active 38 DOM
12. 2026-05-31
    days on market $425,000 Active 37 DOM
13. 2026-04-24
    listed $425,000 Active 541-char remark
14. 2025-11-24
    historical
15. 2025-09-05
    listed $425,000 Active
16. 2017-08-03
    soldstatus
17. 2017-07-28
    soldstatus Sold

    Show marketing remark (513 chars)

    As you first walk into this meticulously kept home located in Rice Military/Washington Corridor, you see the great pride taken in keeping it like new! So much to offer like large tiled entry, wood window shutters, oak wood flooring, granite kitchen & master bath countertops, huge master walk-in closet, SS appliances; upgraded a/c, carpet, lighting & more! Only walking distance to all of the great restaurants, shopping, nightlife, & Memorial Park! Love the area? Then come live where you play!

18. 2017-06-20
    status Pending

    Show marketing remark (513 chars)

    As you first walk into this meticulously kept home located in Rice Military/Washington Corridor, you see the great pride taken in keeping it like new! So much to offer like large tiled entry, wood window shutters, oak wood flooring, granite kitchen & master bath countertops, huge master walk-in closet, SS appliances; upgraded a/c, carpet, lighting & more! Only walking distance to all of the great restaurants, shopping, nightlife, & Memorial Park! Love the area? Then come live where you play!

19. 2017-06-10
    status Option Pending

    Show marketing remark (513 chars)

    As you first walk into this meticulously kept home located in Rice Military/Washington Corridor, you see the great pride taken in keeping it like new! So much to offer like large tiled entry, wood window shutters, oak wood flooring, granite kitchen & master bath countertops, huge master walk-in closet, SS appliances; upgraded a/c, carpet, lighting & more! Only walking distance to all of the great restaurants, shopping, nightlife, & Memorial Park! Love the area? Then come live where you play!

20. 2017-05-04
    listed $369,900 Active

    Show marketing remark (513 chars)

    As you first walk into this meticulously kept home located in Rice Military/Washington Corridor, you see the great pride taken in keeping it like new! So much to offer like large tiled entry, wood window shutters, oak wood flooring, granite kitchen & master bath countertops, huge master walk-in closet, SS appliances; upgraded a/c, carpet, lighting & more! Only walking distance to all of the great restaurants, shopping, nightlife, & Memorial Park! Love the area? Then come live where you play!

21. 2011-03-23
    soldstatus
22. 2011-03-16
    soldstatus
23. 2011-02-17
    historical
24. 2010-10-22
    listed $269,900
25. 2010-10-20
    historical
26. 2010-07-06
    listed $295,000

ⓘ 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: $9,371 · $781/mo
• Projected year-2 tax: $9,371 · $781/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,373
• − Mortgage interest: −$23,807
• − Property taxes: −$9,371
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,870
• − Management: −$3,870
• − HOA: −$1,056
• − Depreciation: −$12,364
• Taxable loss: −$8,088
• Est. tax savings @ 24.0%: +$1,941
• After-tax cash flow: $859/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: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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): 47,808
• Household income: $144,911
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1812.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 13% Asian 11% Black 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Other Indo-European 4% Chinese 2%

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: ▼ -219.42%
• Current HPI: 159.8157
• Rent YoY: ▼ -0.83%
• 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

+44.1% since first listed

14 events — show timeline

• 2026-04-24 Listed $425,000 HARMLS
• 2025-11-24 Listing Removed — HARMLS
• 2025-09-05 Listed $425,000 HARMLS
• 2017-08-03 Sold (Public Records) — Public Records
• 2017-07-28 Sold (MLS) — HARMLS
• 2017-06-20 Pending — HARMLS
• 2017-06-10 Pending — HARMLS
• 2017-05-04 Listed $369,900 HARMLS
• 2011-03-23 Sold (Public Records) — Public Records
• 2011-03-16 Sold (MLS) — HARMLS
• 2011-02-17 Listing Removed — HARMLS
• 2010-10-22 Listed $269,900 HARMLS
• 2010-10-20 Listing Removed — HARMLS
• 2010-07-06 Listed $295,000 HARMLS

Property tax history

+4.4%/yr

Latest (2025): $9,371 · -9.0% YoY. Source: county tax records.