10610 Dunbrook Dr · Houston, TX 77070

$268,000

5 bd · 2.5 ba · 2,732 sqft · SingleFamily public records · 215 Days on market

Built 1970 0.28 ac lot $98/sqft · 21% below area Est $341k · 21% under $58/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 +15.0/15.0
• Cash flow +7.5/30.0
• Schools +4.4/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 2-story home featuring 5 bedrooms and 2.5 bathrooms, perfect for everyone or those who love to entertain. The inviting front porch sets the tone, leading into a warm living room with a cozy fireplace and a convenient wet bar. Enjoy both a formal dining room and a separate living area for added flexibility. The large, fenced backyard offers plenty of space for outdoor gatherings, play, or relaxation. A 2-car garage completes this well-appointed home—don’t miss it! Schedule your showing today!

Key facts

• Wet bar
• Formal dining room
• Front porch

Tags

• FRONT PORCH
• LIVING ROOM
• COZY FIREPLACE
• WET BAR
• FORMAL DINING ROOM
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (12.1% below list).
• Recommended offer: $209k (22.2% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 235 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 37% of the median local income ($77k/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 $2k of loan paydown is wiped out by about $8k 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 215 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 25y ago; this cycle's ask has dropped $18k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,587 (22.2% 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 215 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.88% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• GRM: 9.5

CMA / ARV

• ARV (median comp): $341,174
• List price: $268,000
• Delta: -21.45%
• 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
10519 Fawnview Dr	0.10mi	4/2.5 (-1)	2,592 (-5%)	6mo	$380,000	$147	77
10722 Glenway Dr	0.21mi	4/2.5 (-1)	2,793 (+2%)	8mo	$349,000	$125	75
13327 E Cypress Forest Dr	0.40mi	4/2.0 (-1)	2,750 (+1%)	1mo	$299,000	$109	72
10703 Fawnview Dr	0.10mi	5/3.5	2,953 (+8%)	8mo	$345,000	$117	71
10807 Fawnview Dr	0.18mi	5/3.5	2,914 (+7%)	8mo	$350,000	$120	70
10519 Cypresswood Dr	0.21mi	4/3.0 (-1)	2,948 (+8%)	1mo	$579,000	$196	69
11030 Sprucedale Ct	0.61mi	5/2.5	2,791 (+2%)	0mo	$346,000	$124	68
10515 Idlebrook Dr	0.32mi	4/2.5 (-1)	2,919 (+7%)	6mo	$335,000	$115	64
11111 Oak Mesa Ct	0.54mi	4/2.5 (-1)	2,955 (+8%)	1mo	$369,900	$125	55
10534 Moorcreek Dr	0.49mi	4/3.5 (-1)	2,966 (+9%)	8mo	$430,000	$145	48
13515 Magnolia Crest Ln	0.55mi	4/2.5 (-1)	2,429 (-11%)	5mo	$385,000	$159	46
13215 Prado Ln	0.63mi	4/3.0 (-1)	3,030 (+11%)	1mo	$445,000	$147	44

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 · 0.91% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.07×
• Total profit: $-69,454
• Equity at exit: $39,960

10-year hold

• IRR: -40.3%
• Equity multiple: -0.41×
• Total profit: $-106,152
• Equity at exit: $23,172

Cash invested: $75,040 (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 77070

• Rents YoY: 0.9%
• Active inventory: 235
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,356 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$622 /mo · $7,469/yr
• Insurance: −$112
• HOA: −$58
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-336

Break-even live

Break-even rent $2,782

Max offer price $208,587

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-260	+0% $-336	+5% $-412	+10% $-488
Rent	-10% $-522	-5% $-429	+0% $-336	+5% $-243	+10% $-150
Rate	-1.0pp $-201	-0.5pp $-268	base $-336	+0.5pp $-406	+1.0pp $-476

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10530 Jaycreek Dr Houston, TX	5.0	2.0	2808	$2,206	$0.79	13d	1	0.34mi
10610 Mills Way Houston, TX	4.0	2.5	1921	$2,425	$1.26	25d	1	0.59mi
11210 Crooked Pine Dr Cypress, TX	4.0	2.5	2444	$2,470	$1.01	44d	1	1.39mi
12523 Mill Ridge Dr Cypress, TX	4.0	2.5	2775	$2,286	$0.82	0d	1	1.43mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 50 events

1. 2026-06-18
   price $268,000 Active 215 DOM
2. 2026-06-18
   days on market $271,000 Active 215 DOM
3. 2026-06-17
   days on market $271,000 Active 214 DOM
4. 2026-06-16
   days on market $271,000 Active 213 DOM
5. 2026-06-15
   days on market $271,000 Active 212 DOM
6. 2026-06-13
   days on market $271,000 Active 210 DOM
7. 2026-06-13
   days on market $271,000 Active 209 DOM
8. 2026-06-09
   days on market $271,000 Active 206 DOM
9. 2026-06-08
   days on market $271,000 Active 205 DOM
10. 2026-06-07
    days on market $271,000 Active 204 DOM
11. 2026-06-04
    days on market $271,000 Active 201 DOM
12. 2026-06-03
    days on market $271,000 Active 200 DOM
13. 2026-06-02
    days on market $271,000 Active 199 DOM
14. 2026-06-02
    days on market $271,000 Active 198 DOM
15. 2026-05-31
    days on market $271,000 Active 197 DOM
16. 2026-05-05
    status Active 534-char remark

    Show marketing remark (534 chars)

    Welcome to this spacious 2-story home featuring 5 bedrooms and 2.5 bathrooms, perfect for everyone or those who love to entertain. The inviting front porch sets the tone, leading into a warm living room with a cozy fireplace and a convenient wet bar. Enjoy both a formal dining room and a separate living area for added flexibility. The large, fenced backyard offers plenty of space for outdoor gatherings, play, or relaxation. A 2-car garage completes this well-appointed home—don’t miss it! Schedule your showing today!

17. 2026-03-30
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Welcome to this spacious 2-story home featuring 5 bedrooms and 2.5 bathrooms, perfect for everyone or those who love to entertain. The inviting front porch sets the tone, leading into a warm living room with a cozy fireplace and a convenient wet bar. Enjoy both a formal dining room and a separate living area for added flexibility. The large, fenced backyard offers plenty of space for outdoor gatherings, play, or relaxation. A 2-car garage completes this well-appointed home—don’t miss it! Schedule your showing today!

18. 2026-03-20
    price $271,000 534-char remark

    Show marketing remark (534 chars)

    Welcome to this spacious 2-story home featuring 5 bedrooms and 2.5 bathrooms, perfect for everyone or those who love to entertain. The inviting front porch sets the tone, leading into a warm living room with a cozy fireplace and a convenient wet bar. Enjoy both a formal dining room and a separate living area for added flexibility. The large, fenced backyard offers plenty of space for outdoor gatherings, play, or relaxation. A 2-car garage completes this well-appointed home—don’t miss it! Schedule your showing today!

19. 2026-02-20
    price $274,000 534-char remark

    Show marketing remark (534 chars)

    Welcome to this spacious 2-story home featuring 5 bedrooms and 2.5 bathrooms, perfect for everyone or those who love to entertain. The inviting front porch sets the tone, leading into a warm living room with a cozy fireplace and a convenient wet bar. Enjoy both a formal dining room and a separate living area for added flexibility. The large, fenced backyard offers plenty of space for outdoor gatherings, play, or relaxation. A 2-car garage completes this well-appointed home—don’t miss it! Schedule your showing today!

20. 2026-01-09
    price $277,000 534-char remark

    Show marketing remark (534 chars)

    Welcome to this spacious 2-story home featuring 5 bedrooms and 2.5 bathrooms, perfect for everyone or those who love to entertain. The inviting front porch sets the tone, leading into a warm living room with a cozy fireplace and a convenient wet bar. Enjoy both a formal dining room and a separate living area for added flexibility. The large, fenced backyard offers plenty of space for outdoor gatherings, play, or relaxation. A 2-car garage completes this well-appointed home—don’t miss it! Schedule your showing today!

21. 2025-12-05
    price $283,000 534-char remark

    Show marketing remark (534 chars)

    Welcome to this spacious 2-story home featuring 5 bedrooms and 2.5 bathrooms, perfect for everyone or those who love to entertain. The inviting front porch sets the tone, leading into a warm living room with a cozy fireplace and a convenient wet bar. Enjoy both a formal dining room and a separate living area for added flexibility. The large, fenced backyard offers plenty of space for outdoor gatherings, play, or relaxation. A 2-car garage completes this well-appointed home—don’t miss it! Schedule your showing today!

22. 2025-10-10
    listed $286,000 Active 534-char remark

    Show marketing remark (534 chars)

    Welcome to this spacious 2-story home featuring 5 bedrooms and 2.5 bathrooms, perfect for everyone or those who love to entertain. The inviting front porch sets the tone, leading into a warm living room with a cozy fireplace and a convenient wet bar. Enjoy both a formal dining room and a separate living area for added flexibility. The large, fenced backyard offers plenty of space for outdoor gatherings, play, or relaxation. A 2-car garage completes this well-appointed home—don’t miss it! Schedule your showing today!

23. 2025-10-09
    historical
24. 2025-10-03
    status Active
25. 2025-10-02
    historical
26. 2025-09-19
    price $289,000
27. 2025-09-05
    price $295,000
28. 2025-07-03
    price $298,000
29. 2025-06-19
    price $310,000
30. 2025-06-06
    price $326,000
31. 2025-05-24
    price $341,000
32. 2025-05-09
    price $350,000
33. 2025-04-17
    listed $357,000 Active
34. 2016-09-29
    status Pending
35. 2016-09-16
    status Option Pending
36. 2016-09-16
    historical
37. 2016-08-24
    listed $185,000 Active
38. 2015-11-20
    soldstatus
39. 2015-11-09
    historical
40. 2015-10-30
    soldstatus Sold
41. 2015-09-25
    status Pending
42. 2015-09-09
    price $169,000
43. 2015-06-15
    historical
44. 2015-06-15
    listed $175,000 Active
45. 2015-05-04
    status Active
46. 2015-04-13
    status Pending
47. 2015-04-02
    status Option Pending
48. 2015-04-01
    status Pending
49. 2015-03-04
    listed $175,000 Active
50. 2015-02-12
    historical

ⓘ 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: $7,469 · $622/mo
• Projected year-2 tax: $7,469 · $622/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 (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $28,271
• − Mortgage interest: −$15,012
• − Property taxes: −$7,469
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − HOA: −$696
• − Depreciation: −$7,796
• Taxable loss: −$8,566
• Est. tax savings @ 24.0%: +$2,056
• After-tax cash flow: $-1,980/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 58,229
• Household income: $77,397
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2924.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 35% Hispanic / Latino 31% Black 19% Two or more races 16% Asian 11% Native American 1%
• Hispanic origin (detail): Mexican 20% Cuban 1%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 23% · Canada, Vietnam, Jamaica
• Languages at home: 64% English-only · Spanish 24% Vietnamese 4% Other Indo-European 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: ▼ -130.95%
• Current HPI: 232.3128
• Rent YoY: ▲ 0.91%
• 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

+69.4% since first listed

46 events — show timeline

• 2026-05-05 Relisted — HARMLS
• 2026-03-30 Pending — HARMLS
• 2026-03-20 Price Changed $271,000 HARMLS
• 2026-02-20 Price Changed $274,000 HARMLS
• 2026-01-09 Price Changed $277,000 HARMLS
• 2025-12-05 Price Changed $283,000 HARMLS
• 2025-10-10 Listed $286,000 HARMLS
• 2025-10-09 Listing Removed — HARMLS
• 2025-10-03 Relisted — HARMLS
• 2025-10-02 Listing Removed — HARMLS
• 2025-09-19 Price Changed $289,000 HARMLS
• 2025-09-05 Price Changed $295,000 HARMLS
• 2025-07-03 Price Changed $298,000 HARMLS
• 2025-06-19 Price Changed $310,000 HARMLS
• 2025-06-06 Price Changed $326,000 HARMLS
• 2025-05-24 Price Changed $341,000 HARMLS
• 2025-05-09 Price Changed $350,000 HARMLS
• 2025-04-17 Listed $357,000 HARMLS
• 2016-09-29 Pending — HARMLS
• 2016-09-16 Pending — HARMLS
• 2016-09-16 Listing Removed — HARMLS
• 2016-08-24 Listed $185,000 HARMLS
• 2015-11-20 Sold (Public Records) — Public Records
• 2015-11-09 Listing Removed — HARMLS
• 2015-10-30 Sold (MLS) — HARMLS
• 2015-09-25 Pending — HARMLS
• 2015-09-09 Price Changed $169,000 HARMLS
• 2015-06-15 Listing Removed — HARMLS
• 2015-06-15 Listed $175,000 HARMLS
• 2015-05-04 Relisted — HARMLS
• 2015-04-13 Pending — HARMLS
• 2015-04-02 Pending — HARMLS
• 2015-04-01 Pending — HARMLS
• 2015-03-04 Listed $175,000 HARMLS
• 2015-02-12 Listing Removed — HARMLS
• 2015-01-24 Relisted — HARMLS
• 2015-01-16 Pending — HARMLS
• 2014-12-18 Price Changed $187,500 HARMLS
• 2014-11-18 Price Changed $190,000 HARMLS
• 2014-11-08 Listed $195,000 HARMLS
• 2002-07-15 Sold (Public Records) — Public Records
• 2001-12-17 Listing Removed — HARMLS
• 2001-09-05 Listed $149,900 HARMLS
• 2001-08-30 Listing Removed — HARMLS
• 2001-03-27 Listed $160,000 HARMLS
• 1996-02-08 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $7,469 · +9.9% YoY. Source: county tax records.