5106 Ingomar Way · Houston, TX 77053

$99,999

4 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 40 Days on market

Built 1970 2,735 sqft lot ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2,735 sq ft lot
• Built 1970
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: Reagan K-8 Educational Ctr (math 15% / reading 21%, grade F, #3,785 of 4,322 statewide, top 88%, 876 students, 92% FRL); Madison H S (math 9% / reading 17%, grade F, #1,537 of 1,632 statewide, top 94%, 1,924 students, 93% FRL) — zoned schools average 92% FRL vs 71% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-16 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 118 active listings in the ZIP; 19 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 32% of the median local income ($67k/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 $691 of loan paydown is wiped out by about $3k 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 + 1.7% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.80% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.08%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $214,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15406 Markwood Ct	0.29mi	3/2.5 (-1)	1,480 (+3%)	4mo	$197,000	$133	72
5310 Ingomar Way	0.29mi	3/2.5 (-1)	1,488 (+3%)	6mo	$234,900	$158	69
4726 Callery Creek Dr	0.45mi	4/2.0	1,525 (+6%)	1mo	$249,000	$163	68
5302 Danfield Dr	0.29mi	3/2.5 (-1)	1,480 (+3%)	10mo	$220,000	$149	67
5130 Wickview	0.13mi	3/2.0 (-1)	1,288 (-11%)	8mo	$160,000	$124	65
4702 Croker Ridge Rd	0.57mi	3/2.0 (-1)	1,404 (-2%)	1mo	$215,000	$153	64
14930 Buxley St	0.65mi	3/1.5 (-1)	1,444 (+0%)	2mo	$222,500	$154	60
4706 High Point Ln	0.63mi	3/2.0 (-1)	1,450 (+1%)	6mo	$250,000	$172	60
5227 Ridge Turn Dr	0.61mi	3/1.5 (-1)	1,449 (+1%)	8mo	$165,000	$114	57
5131 Beechaven St	0.48mi	3/2.0 (-1)	1,264 (-12%)	1mo	$130,000	$103	51
4727 Oakside Dr	0.51mi	3/2.0 (-1)	1,263 (-12%)	9mo	$149,900	$119	43
4711 Beechaven St	0.73mi	4/2.0	1,627 (+13%)	2mo	$150,000	$92	42

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.04×
• Total profit: $29,198
• Equity at exit: $14,910

10-year hold

• IRR: 32.6%
• Equity multiple: 3.78×
• Total profit: $77,735
• Equity at exit: $8,646

Cash invested: $28,000 (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 77053

• Rents YoY: 1.7%
• Active inventory: 118
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$524
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $748

Break-even live

Break-even rent $848

Max offer price $99,999

Occupancy floor 53%

Sensitivity live

Price	-10% $805	-5% $777	+0% $748	+5% $720	+10% $692
Rent	-10% $607	-5% $678	+0% $748	+5% $819	+10% $890
Rate	-1.0pp $799	-0.5pp $774	base $748	+0.5pp $723	+1.0pp $696

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4938 Glenridge Ln Houston, TX	3.0	2.0	1528	$1,395	$0.91	45d	1	0.14mi
4630 Callery Creek Dr Houston, TX	4.0	2.0	1311	$1,695	$1.29	25d	1	0.52mi
15810 Boonridge Rd Houston, TX	3.0	2.0	1221	$1,750	$1.43	45d	1	0.52mi
4627 Callery Creek Dr Houston, TX	4.0	2.0	1311	$1,700	$1.30	45d	1	0.55mi
15706 Clarke Springs Dr Houston, TX	3.0	2.0	1176	$1,495	$1.27	18d	1	0.58mi
15706 Clarke Springs Dr Unit 15706C Houston, TX	3.0	2.0	1176	$1,495	$1.27	16d	1	0.58mi
15750 Clarke Springs Dr Unit 15750C Houston, TX	4.0	2.0	1400	$1,595	$1.14	45d	1	0.64mi
15774 Clarke Springs Dr Unit 15774C Houston, TX	4.0	2.0	1400	$1,595	$1.14	22d	1	0.67mi
15774 Clarke Springs Dr Houston, TX	4.0	2.0	1400	$1,595	$1.14	23d	1	0.67mi
4751 E Ridge Creek Dr Houston, TX	4.0	2.5	1582	$1,625	$1.03	5d	1	0.76mi
15858 Clarke Springs Dr Houston, TX	3.0	2.0	1232	$1,495	$1.21	23d	1	0.79mi
15858 Clarke Springs Dr Unit 15858C Houston, TX	3.0	2.0	1232	$1,495	$1.21	22d	1	0.79mi
15871 Clarke Springs Dr Houston, TX	3.0	2.0	1260	$1,495	$1.19	23d	1	0.83mi
15871 Clarke Springs Dr Unit 15871C Houston, TX	3.0	2.0	1260	$1,495	$1.19	22d	1	0.83mi
16006 Maladi Dr Unit 16006M Houston, TX	4.0	2.0	1400	$1,595	$1.14	45d	1	0.90mi
5721 Melanite Ave Houston, TX	3.0	1.5	1634	$1,481	$0.91	21d	1	0.90mi
5030 Shadowridge Dr Houston, TX	3.0	2.0	1310	$1,800	$1.37	45d	1	1.21mi
5030 Ridgecreek Dr Houston, TX	3.0	2.0	1399	$1,659	$1.19	4d	1	1.30mi
16603 Sentinel Dr Houston, TX	3.0	2.0	1296	$1,799	$1.39	18d	1	1.44mi

Listing history 8 events

1. 2026-03-05
   status Pending
2. 2026-02-28
   status Active
3. 2026-02-28
   price $99,999
4. 2026-02-24
   status Pending
5. 2026-02-10
   price $109,999
6. 2026-01-23
   listed $125,000 Active
7. 2012-01-17
   soldstatus
8. 1988-01-08
   soldstatus

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$582/yr (+$48/mo · 46.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,548
• − Mortgage interest: −$5,601
• − Property taxes: −$1,248
• − Insurance: −$500
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$2,909
• Taxable income: $7,842
• Est. tax owed @ 24.0%: −$1,882
• After-tax cash flow: $7,100/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: Fort Bend County · 836,777 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,198
• Household income: $66,510
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 562.0

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: Majority Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% Black 41% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 26% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▼ -182.09%
• Current HPI: 266.6541
• Rent YoY: ▲ 1.72%
• 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

-20.0% since first listed

8 events — show timeline

• 2026-03-05 Pending — HARMLS
• 2026-02-28 Relisted — HARMLS
• 2026-02-28 Price Changed $99,999 HARMLS
• 2026-02-24 Pending — HARMLS
• 2026-02-10 Price Changed $109,999 HARMLS
• 2026-01-23 Listed $125,000 HARMLS
• 2012-01-17 Sold (Public Records) — Public Records
• 1988-01-08 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,248 · +11.6% YoY. Source: county tax records.