3010 Swift Brook Glen Way · Houston, TX 77389

$227,900

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 45 Days on market

Built 2006 $142/sqft · 7% below area Est $239k · at est. $46/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).

• ARV discount +9.6/15.0
• Cash flow +9.4/30.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD Home.CASE #493-815012. SOLD AS-IS. PRICE REDUCED! Home features a fireplace in a spacious Family room, the community features a Lake entry with Fountains and great amenities. Residents enjoy volleyball and basketball courts & walking trails. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

Key facts

• 2 garage spots
• Built 2006
• Listed 44 days

Property features AI

Finance

• HOA & community: Association: Spectrum; Annual association fee; Playground, park, tennis courts; Curbs and gutters in community

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story; Slab foundation; Composition roof
• Construction: Brick and cement siding construction; Built in 2006
• Exterior features: Fenced private yard; Back yard fencing; Cleared lot; Subdivision; Concrete road surface

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Garbage disposal; Microwave
• Bedrooms: Primary bedroom (First level); Bedroom (First level); Bedroom (First level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Gas); Central air (Electric)
• Interior features: Breakfast bar; Solid surface counters; Walk-in pantry; Ceiling fan(s); Kitchen/dining combo; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (First level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (8.8% below list).
• Recommended offer: $199k (12.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• 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.
• Zoned schools: Hildebrandt Int (math 35% / reading 42%, grade F, #704 of 1,662 statewide, top 43%, 1,046 students, 53% FRL); Klein Collins H S (math 40% / reading 55%, grade D, #583 of 1,632 statewide, top 36%, 3,422 students, 45% FRL).
• Market conditions: Rents rising (+1.9%/yr); 383 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 18% of the median local income ($141k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 45 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,225 (12.6% 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 45 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.91% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 9.1

CMA / ARV

• ARV (median comp): $239,234
• List price: $227,900
• Delta: -4.74%
• 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
2906 Tall Tree Ridge Way	0.09mi	3/2.0	1,432 (-10%)	7mo	$220,000	$154	73
21719 Long Castle Dr	0.36mi	3/2.0	1,701 (+6%)	1mo	$290,000	$170	72
3115 Peachstone Pl	0.10mi	3/2.0	1,404 (-12%)	5mo	$232,000	$165	71
3519 Acorn Way Ln	0.41mi	4/2.0 (+1)	1,576 (-2%)	4mo	$255,000	$162	70
21807 Glenbranch Dr	0.36mi	3/2.0	1,702 (+6%)	7mo	$265,000	$156	67
2918 Beacon Grove St	0.21mi	3/2.0	1,406 (-12%)	7mo	$219,999	$156	64
2326 Fern Lacy Dr	0.60mi	3/2.0	1,491 (-7%)	0mo	$265,000	$178	60
22303 Acorn Chase Dr	0.63mi	4/2.0 (+1)	1,560 (-2%)	7mo	$204,999	$131	56
3702 Acorn Way Ln	0.58mi	3/2.0	1,435 (-10%)	6mo	$249,000	$174	51
22306 Acorn Valley Dr	0.65mi	4/2.0 (+1)	1,476 (-8%)	3mo	$245,000	$166	49
3326 Hartfield Ln	0.66mi	3/2.0	1,452 (-9%)	6mo	$230,000	$158	49
21330 Greenham Dr	0.72mi	4/2.0 (+1)	1,782 (+11%)	2mo	$309,900	$174	41

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.23×
• Total profit: $-49,290
• Equity at exit: $33,981

10-year hold

• IRR: -20.1%
• Equity multiple: -0.01×
• Total profit: $-64,346
• Equity at exit: $19,705

Cash invested: $63,812 (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 77389

• Rents YoY: 1.9%
• Active inventory: 383
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$1,195
• Tax from tax record: −$469 /mo · $5,626/yr
• Insurance: −$95
• HOA: −$46
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-162

Break-even live

Break-even rent $2,285

Max offer price $199,225

Occupancy floor —

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: $56,975
• Closing costs: $6,837
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3402 Almondwood Dr Spring, TX	3.0	2.0	1414	$1,795	$1.27	12d	1	0.30mi
3607 Nutwood Ln Spring, TX	3.0	3.0	1299	$2,399	$1.85	43d	1	0.54mi
21771 Mossy Field Ln Spring, TX	3.0	3.0	1631	$2,150	$1.32	43d	1	0.91mi
21400 Big Spring Valley Ave Spring, TX	1.0–3.0	1.0–2.5	1074	$2,370	$2.21	2d	67	0.94mi
4018 Falvel Shadow Creek Dr Spring, TX	4.0	2.0	1458	$1,960	$1.34	11d	1	1.04mi
4209 Spring Stuebner Rd Unit 4242 Spring, TX	3.0	2.0	1584	$2,210	$1.40	11d	1	1.11mi
4209 Spring Stuebner Rd Unit 4246 Spring, TX	2.0	2.0	1277	$1,990	$1.56	11d	1	1.11mi
4209 Spring Stuebner Rd Unit 3228 Spring, TX	3.0	2.0	1584	$2,178	$1.38	3d	1	1.11mi
4209 Spring Stuebner Rd Unit 424 Spring, TX	2.0	2.0	1277	$1,966	$1.54	7d	1	1.11mi
4209 Spring Stuebner Rd Unit 2228 Spring, TX	2.0	2.0	1277	$1,958	$1.53	3d	1	1.11mi
2953 FM 2920 Rd Spring, TX	1.0–3.0	1.0–2.0	996	$2,280	$2.29	2d	23	1.12mi
2555 Farm to Market 2920 Spring, TX	1.0–2.0	1.0–2.0	935	$1,941	$2.07	2d	12	1.14mi
3899 Farm to Market 2920 Unit 2920 Spring, TX	2.0	2.0	1149	$1,796	$1.56	12d	1	1.28mi
3869 Farm to Market 2920 Unit 2920 Spring, TX	2.0	2.0	1056	$1,774	$1.68	24d	1	1.29mi
3880 Farm to Market 2920 Spring, TX	1.0–3.0	1.0–2.0	1037	$2,536	$2.45	2d	29	1.32mi
2539 Spring Cypress Rd Spring, TX	1.0–3.0	1.0–3.0	1086	$2,214	$2.04	2d	20	1.42mi
4114 Farm to Market 2920 Spring, TX	1.0–2.0	1.0–2.0	964	$2,146	$2.22	2d	24	1.49mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 20 events

1. 2026-06-18
   days on market $227,900 Active 45 DOM
2. 2026-06-17
   days on market $227,900 Active 44 DOM
3. 2026-06-16
   days on market $227,900 Active 43 DOM
4. 2026-06-15
   days on market $227,900 Active 42 DOM
5. 2026-06-13
   days on market $227,900 Active 40 DOM
6. 2026-06-09
   days on market $227,900 Active 36 DOM
7. 2026-06-08
   days on market $227,900 Active 35 DOM
8. 2026-06-07
   days on market $227,900 Active 34 DOM
9. 2026-06-04
   days on market $227,900 Active 31 DOM
10. 2026-06-03
    days on market $227,900 Active 30 DOM
11. 2026-06-02
    days on market $227,900 Active 29 DOM
12. 2026-06-01
    days on market $227,900 Active 28 DOM
13. 2026-05-31
    days on market $227,900 Active 27 DOM
14. 2026-05-05
    listed $227,900 Active 578-char remark
15. 2026-05-03
    historical $227,900 578-char remark
16. 2009-07-31
    soldstatus 347-char remark

    Show marketing remark (347 chars)

    HUD Home.CASE #493-815012. SOLD AS-IS. PRICE REDUCED! Home features a fireplace in a spacious Family room, the community features a Lake entry with Fountains and great amenities. Residents enjoy volleyball and basketball courts & walking trails. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

17. 2009-05-18
    historical 347-char remark

    Show marketing remark (347 chars)

    HUD Home.CASE #493-815012. SOLD AS-IS. PRICE REDUCED! Home features a fireplace in a spacious Family room, the community features a Lake entry with Fountains and great amenities. Residents enjoy volleyball and basketball courts & walking trails. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

18. 2009-04-07
    listed $83,700 347-char remark

    Show marketing remark (347 chars)

    HUD Home.CASE #493-815012. SOLD AS-IS. PRICE REDUCED! Home features a fireplace in a spacious Family room, the community features a Lake entry with Fountains and great amenities. Residents enjoy volleyball and basketball courts & walking trails. SQUARE FOOTAGE INFORMATION IS FROM THE FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

19. 2009-04-05
    historical
20. 2008-08-12
    listed $80,000

ⓘ 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: $5,626 · $469/mo
• Projected year-2 tax: $5,626 · $469/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,951
• − Mortgage interest: −$12,766
• − Property taxes: −$5,626
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − HOA: −$552
• − Depreciation: −$6,630
• Taxable loss: −$5,754
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-567/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): 45,701
• Household income: $140,683
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 1191.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 15% Black 7% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -159.54%
• Current HPI: 236.5688
• Rent YoY: ▲ 1.94%
• 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

+184.9% since first listed

7 events — show timeline

• 2026-05-05 Listed $227,900 HARMLS
• 2026-05-03 Coming Soon $227,900 HARMLS
• 2009-07-31 Sold (MLS) — HARMLS
• 2009-05-18 Listing Removed — HARMLS
• 2009-04-07 Listed $83,700 HARMLS
• 2009-04-05 Listing Removed — HARMLS
• 2008-08-12 Listed $80,000 HARMLS

Property tax history

+6.3%/yr

Latest (2025): $5,626 · +4.6% YoY. Source: county tax records.