9634 Dornoch Dr · Houston, TX 77379

$213,000

4 bd · 2.5 ba · 2,494 sqft · SingleFamily public records · 57 Days on market

Built 1972 7,474 sqft lot $85/sqft · 14% below area Est $247k · 14% under $29/mo HOA · 1% of rent ↓ 3% since listing

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +13.7/15.0
• 1% rule +5.9/10.0
• DSCR +5.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a charming, established neighborhood in Spring, this home at 9634 Dornoch Dr offers a fantastic opportunity to create something truly special. With great bones and a functional layout, this property is ready for your personal touch and updates. Ideal for investors or buyers looking to customize their dream home, the spacious lot and inviting setting provide the perfect canvas for renovation. Enjoy the quiet streets, mature trees, and convenient access to nearby shopping, dining, and major roadways. Bring your vision and unlock the potential this hidden gem has to offer!

Key facts

• Convenient access
• Spacious lot
• Mature trees

Tags

• SPACIOUS LOT
• MATURE TREES
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $213k).
• Recommended offer: $207k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: schools D, crime F.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.9%/yr); 622 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 57 days — a 3% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $206,610 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.09% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 7.7

CMA / ARV

• ARV (median comp): $246,860
• List price: $213,000
• Delta: -13.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17215 Chaseloch St	0.31mi	3/2.5 (-1)	2,587 (+4%)	3mo	$250,000	$97	72
9602 Ballin David Dr	0.25mi	4/2.0	2,264 (-9%)	6mo	$305,000	$135	66
16810 Methil Dr	0.26mi	4/2.0	2,269 (-9%)	8mo	$269,000	$119	65
9715 Ballin David Dr	0.20mi	3/2.0 (-1)	2,200 (-12%)	1mo	$239,000	$109	63
9018 Heather Springs Dr	0.62mi	3/2.0 (-1)	2,470 (-1%)	3mo	$339,000	$137	60
17406 Bonnie Sean Dr	0.42mi	4/2.0	2,265 (-9%)	9mo	$309,900	$137	56
9422 Tallow Tree Dr	0.66mi	4/2.5	2,396 (-4%)	9mo	$345,000	$144	56
10022 Jan Glen Ln	0.44mi	3/2.0 (-1)	2,322 (-7%)	8mo	$375,000	$161	54
17030 Highworth Dr	0.58mi	4/2.5	2,251 (-10%)	9mo	$289,999	$129	50
17606 Forest Haven Trl	0.74mi	3/2.0 (-1)	2,363 (-5%)	6mo	$324,387	$137	45
9230 Silverton Star Ln	0.64mi	3/2.0 (-1)	2,166 (-13%)	1mo	$359,900	$166	41
9319 Bayou Bluff Dr	0.70mi	3/2.0 (-1)	2,140 (-14%)	1mo	$225,000	$105	36

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: -16.0%
• Equity multiple: 0.45×
• Total profit: $-32,737
• Equity at exit: $31,759

10-year hold

• IRR: -15.1%
• Equity multiple: 0.28×
• Total profit: $-43,231
• Equity at exit: $18,416

Cash invested: $59,640 (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 77379

• Home prices YoY: -34.7%
• Rents YoY: -1.9%
• Active inventory: 622
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$1,117
• Tax from tax record: −$464 /mo · $5,565/yr
• Insurance: −$89
• HOA: −$29
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $132

Break-even live

Break-even rent $2,150

Max offer price $213,000

Occupancy floor 89%

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17226 Modbury St Spring, TX	3.0	2.0	1640	$1,889	$1.15	43d	1	0.42mi
9131 Landry Blvd Spring, TX	4.0	3.5	3156	$2,681	$0.85	7d	1	0.49mi
17615 Forest Haven Trl Tomball, TX	4.0	2.5	2692	$2,500	$0.93	43d	1	0.74mi
16834 Scenic Gardens Dr Spring, TX	3.0	2.5	1900	$1,945	$1.02	43d	1	0.77mi
9715 Haleys Comet Cir Tomball, TX	3.0	3.0	2400	$1,899	$0.79	43d	1	0.79mi
9127 Cypress Square Dr Spring, TX	4.0	2.0	1837	$2,099	$1.14	5d	1	0.83mi
9331 Charter Pine St Houston, TX	4.0	2.0	1806	$2,145	$1.19	22d	1	0.84mi
9131 Durango Point Ln Houston, TX	4.0	4.0	2989	$2,650	$0.89	43d	1	0.93mi
9738 Birdsnest Ct Spring, TX	5.0	4.0	3006	$3,400	$1.13	19d	1	1.14mi
15500 Cutten Rd Houston, TX	1.0–3.0	1.0–3.0	1422	$2,790	$1.96	2d	29	1.19mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 16 events

1. 2026-06-18
   days on market $213,000 Active 57 DOM
2. 2026-06-17
   days on market $213,000 Active 56 DOM
3. 2026-06-16
   days on market $213,000 Active 55 DOM
4. 2026-06-15
   days on market $213,000 Active 54 DOM
5. 2026-06-13
   days on market $213,000 Active 52 DOM
6. 2026-06-09
   days on market $213,000 Active 48 DOM
7. 2026-06-08
   days on market $213,000 Active 47 DOM
8. 2026-06-07
   pricedays on market $213,000 Active 46 DOM
9. 2026-06-04
   days on market $218,000 Active 43 DOM
10. 2026-06-03
    days on market $218,000 Active 42 DOM
11. 2026-06-02
    days on market $218,000 Active 41 DOM
12. 2026-06-01
    days on market $218,000 Active 40 DOM
13. 2026-05-31
    days on market $218,000 Active 39 DOM
14. 2026-05-08
    price $218,000 587-char remark

    Show marketing remark (587 chars)

    Nestled in a charming, established neighborhood in Spring, this home at 9634 Dornoch Dr offers a fantastic opportunity to create something truly special. With great bones and a functional layout, this property is ready for your personal touch and updates. Ideal for investors or buyers looking to customize their dream home, the spacious lot and inviting setting provide the perfect canvas for renovation. Enjoy the quiet streets, mature trees, and convenient access to nearby shopping, dining, and major roadways. Bring your vision and unlock the potential this hidden gem has to offer!

15. 2026-04-22
    listed $225,000 Active 587-char remark

    Show marketing remark (587 chars)

    Nestled in a charming, established neighborhood in Spring, this home at 9634 Dornoch Dr offers a fantastic opportunity to create something truly special. With great bones and a functional layout, this property is ready for your personal touch and updates. Ideal for investors or buyers looking to customize their dream home, the spacious lot and inviting setting provide the perfect canvas for renovation. Enjoy the quiet streets, mature trees, and convenient access to nearby shopping, dining, and major roadways. Bring your vision and unlock the potential this hidden gem has to offer!

16. 1988-01-02
    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: $5,565 · $464/mo
• Projected year-2 tax: $5,565 · $464/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 1/10 Low FEMA zone X (unshaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,801
• − Mortgage interest: −$11,931
• − Property taxes: −$5,565
• − Insurance: −$1,065
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − HOA: −$348
• − Depreciation: −$6,196
• Taxable loss: −$1,752
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $2,002/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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): 85,190
• Household income: $107,486
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 2220.0

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 0.68)
• Race & ethnicity: White 49% Hispanic / Latino 24% Two or more races 15% Black 11% Asian 11%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 71% English-only · Spanish 16% Other Indo-European 5% 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: ▼ -116.58%
• Current HPI: 218.9608
• Rent YoY: ▼ -1.95%
• 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

-3.1% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $218,000 HARMLS
• 2026-04-22 Listed $225,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $5,565 · +2.5% YoY. Source: county tax records.