5109 Earline St St · Houston, TX 77016

$255,000

2 bd · 1.0 ba · 740 sqft · MultiFamily public records · 417 Days on market

Built 1960 Good condition 5,000 sqft lot $345/sqft · 75% above area Est $354k · 28% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +2.1/10.0

Listing remarks MLS

Fantastic cash-flow opportunity—priced to sell! Tenant-occupied homes with recently completed roof and siding. One home (5109 Earline) is a 2 bed/1 bath; the other (5109 1/2 Earline) is a fully renovated 3 bed/1 bath. Leases are in place. Drive-by only—do not disturb tenants. Located just 15 minutes from downtown in a growing area. Act fast—this investment opportunity won’t last!

Key facts

• Fully renovated
• 5,000 sq ft lot
• Built 1960

Tags

• RECENTLY COMPLETED ROOF
• RECENTLY COMPLETED SIDING
• FULLY RENOVATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.1% 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: Cook Jr El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 519 students, 96% FRL); Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $71k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 417 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask is 20300% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $16k; list at $255k implies a 1494% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 417 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $354,466
• List price: $255,000
• Delta: -28.06%
• 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
4825 Weaver Rd	0.55mi	2/1.0	780 (+5%)	6mo	$125,000	$160	60
4814 Firnat St	0.26mi	3/1.0 (+1)	866 (+17%)	2mo	$80,000	$92	56
5011 Jones St	0.38mi	2/1.0	814 (+10%)	14mo	$165,000	$203	54
9321 Lanewood Dr	0.79mi	2/1.0	784 (+6%)	6mo	$79,000	$101	50
8714 Autumn Ln	0.39mi	2/1.0	864 (+17%)	9mo	$169,000	$196	50
10426 Onslow St	1.49mi	2/1.5	832 (+12%)	2mo	$121,900	$147	41
5626 Finch Street St	0.99mi	2/1.0	832 (+12%)	5mo	$73,000	$88	40
9318 Bertwood St	0.53mi	2/1.0	845 (+14%)	15mo	$129,999	$154	39
4414 Plaag St	0.82mi	2/1.0	841 (+14%)	12mo	$89,999	$107	32
3809 Turner Dr	0.97mi	3/2.0 (+1)	825 (+12%)	7mo	$195,000	$236	31
7806 Magna St	1.21mi	2/1.0	864 (+17%)	14mo	$82,500	$95	29
6601 Landor St	0.93mi	3/1.0 (+1)	912 (+23%)	8mo	$164,900	$181	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.83×
• Total profit: $130,968
• Equity at exit: $205,090

10-year hold

• IRR: 21.4%
• Equity multiple: 5.93×
• Total profit: $352,230
• Equity at exit: $418,441

Cash invested: $71,400 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 467
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $2,653 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$309 /mo · $3,707/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $343

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,221
1× unit	3	1	$1,432
Total (2 units)			$2,653

Break-even live

Break-even rent $2,218

Max offer price $255,000

Occupancy floor 82%

Sensitivity live

Price	-10% $488	-5% $416	+0% $343	+5% $271	+10% $199
Rent	-10% $134	-5% $239	+0% $343	+5% $448	+10% $553
Rate	-1.0pp $472	-0.5pp $408	base $343	+0.5pp $277	+1.0pp $210

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: $63,750
• Closing costs: $7,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5114 Laura Koppe Rd Unit A Houston, TX	2.0	1.0	—	$1,100	—	66d	1	0.14mi
5318 Laura Koppe Rd Apt 7 Houston, TX	1.0	1.0	650	$1,050	$1.62	21d	1	0.19mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	93d	1	0.20mi
5206 Firnat St Houston, TX	3.0	2.5	—	$2,000	—	73d	1	0.20mi
8627 Wileyvale Rd Unit A Houston, TX	2.0	1.0	—	$1,325	—	13d	1	0.21mi
8627 Peachtree St Unit A Houston, TX	2.0	2.0	—	$1,500	—	17d	1	0.21mi
8605 Wileyvale Rd Unit B Houston, TX	3.0	2.5	—	$1,710	—	10d	1	0.27mi
9222 Lockwood Dr Unit 17 Houston, TX	2.0	1.0	—	$849	—	93d	1	0.28mi
9105 Grady St Houston, TX	3.0	2.0	—	$1,400	—	65d	1	0.28mi
9105 Grady St Houston, TX	3.0	2.0	—	$1,400	—	16d	1	0.28mi
8508 Wileyvale Rd Unit A Houston, TX	2.0	2.0	—	$1,550	—	24d	1	0.29mi
8508 Wileyvale Rd Unit B Houston, TX	2.0	2.0	—	$1,550	—	93d	1	0.29mi
8508 Wileyvale Rd Houston, TX	2.0	2.0	1504	$1,650	$1.10	93d	1	0.29mi
8506 Wileyvale Rd Unit A Houston, TX	2.0	2.0	—	$1,599	—	93d	1	0.30mi
4815 Cruse Rd Unit B Houston, TX	3.0	2.0	—	$2,200	—	24d	1	0.33mi
4802 Cruse Rd Unit 1 Houston, TX	2.0	2.0	—	$1,400	—	10d	1	0.34mi
9313 Sandra St Houston, TX	2.0	1.0	1008	$1,975	$1.96	4d	1	0.37mi
8414 Sandra St Unit A Houston, TX	3.0	2.5	—	$1,850	—	93d	1	0.38mi
8922 Allwood St Houston, TX	3.0	2.0	—	$2,000	—	93d	1	0.40mi
9407 Sandra St Unit D Houston, TX	1.0	1.0	—	$800	—	65d	1	0.40mi
9407 Sandra St Houston, TX	2.0	1.0	—	$900	—	65d	1	0.40mi
9407 Sandra St Houston, TX	1.0	1.0	—	$950	—	63d	1	0.40mi
9407 Sandra St Houston, TX	1.0	1.0	—	$950	—	93d	1	0.40mi
9407 Sandra St Houston, TX	2.0	1.0	—	$900	—	57d	1	0.40mi
9406 Sandra St Unit A Houston, TX	3.0	2.0	—	$1,900	—	70d	1	0.40mi
9406 Sandra St Unit A Houston, TX	3.0	2.0	—	$1,900	—	93d	1	0.40mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	93d	1	0.45mi
9106 Bertwood St Houston, TX	1.0	1.0	—	$755	—	93d	1	0.47mi
9106 Bertwood St Unit A Houston, TX	2.0	1.0	—	$900	—	35d	1	0.47mi
9106 Bertwood St Unit D Houston, TX	1.0	1.0	—	$750	—	13d	1	0.47mi
4613 Ireland St Unit B Houston, TX	3.0	2.5	—	$2,350	—	93d	1	0.49mi
4613 Ireland St Unit B Houston, TX	3.0	2.5	—	$2,350	—	48d	1	0.49mi
5123 Peachtree St Unit 1/2 Houston, TX	2.0	1.0	—	$1,200	—	93d	1	0.52mi
5123 Peachtree St Unit 1/2 Houston, TX	2.0	1.0	—	$1,150	—	63d	1	0.52mi
8116 Sandra St Houston, TX	2.0	1.0	—	$1,300	—	52d	1	0.53mi
8129 Hoffman St Houston, TX	3.0	2.5	—	$2,100	—	93d	1	0.53mi
8127 Hoffman St Houston, TX	3.0	2.5	—	$2,100	—	93d	1	0.53mi
8127 Hoffman St Houston, TX	3.0	2.0	—	$2,100	—	13d	1	0.53mi
8122 Autumn Ln Apt B Houston, TX	2.0	1.0	—	$590	—	7d	1	0.58mi
8122 Autumn Ln Houston, TX	2.0	1.0	—	$590	—	8d	1	0.58mi

Listing history 50 events

1. 2026-08-08
   days on market $255,000 Active 417 DOM
2. 2026-08-06
   days on market $255,000 Active 415 DOM
3. 2026-08-05
   days on market $255,000 Active 414 DOM
4. 2026-08-04
   days on market $255,000 Active 413 DOM
5. 2026-08-03
   days on market $255,000 Active 412 DOM
6. 2026-07-31
   days on market $255,000 Active 409 DOM
7. 2026-07-30
   days on market $255,000 Active 408 DOM
8. 2026-07-30
   days on market $255,000 Active 407 DOM
9. 2026-07-28
   days on market $255,000 Active 406 DOM
10. 2026-07-26
    days on market $255,000 Active 404 DOM
11. 2026-07-23
    days on market $255,000 Active 401 DOM
12. 2026-07-22
    days on market $255,000 Active 400 DOM
13. 2026-07-21
    days on market $255,000 Active 399 DOM
14. 2026-07-20
    days on market $255,000 Active 398 DOM
15. 2026-07-18
    days on market $255,000 Active 396 DOM
16. 2026-07-18
    days on market $255,000 Active 395 DOM
17. 2026-07-16
    days on market $255,000 Active 394 DOM
18. 2026-07-15
    days on market $255,000 Active 393 DOM
19. 2026-07-14
    days on market $255,000 Active 392 DOM
20. 2026-07-13
    days on market $255,000 Active 391 DOM
21. 2026-07-11
    days on market $255,000 Active 389 DOM
22. 2026-07-10
    days on market $255,000 Active 388 DOM
23. 2026-07-09
    days on market $255,000 Active 387 DOM
24. 2026-07-07
    days on market $255,000 Active 385 DOM
25. 2026-07-06
    days on market $255,000 Active 384 DOM
26. 2026-07-06
    days on market $255,000 Active 383 DOM
27. 2026-07-05
    days on market $255,000 Active 382 DOM
28. 2026-07-03
    days on market $255,000 Active 381 DOM
29. 2026-07-02
    days on market $255,000 Active 380 DOM
30. 2026-07-01
    days on market $255,000 Active 379 DOM
31. 2026-06-30
    days on market $255,000 Active 378 DOM
32. 2026-06-30
    days on market $255,000 Active 377 DOM
33. 2026-06-28
    days on market $255,000 Active 376 DOM
34. 2026-06-27
    days on market $255,000 Active 375 DOM
35. 2026-06-26
    days on market $255,000 Active 374 DOM
36. 2026-06-21
    days on market $255,000 Active 369 DOM
37. 2026-06-18
    days on market $255,000 Active 366 DOM
38. 2026-06-17
    days on market $255,000 Active 365 DOM
39. 2026-06-16
    days on market $255,000 Active 364 DOM
40. 2026-06-15
    days on market $255,000 Active 363 DOM
41. 2026-06-13
    days on market $255,000 Active 361 DOM
42. 2026-06-10
    days on market $255,000 Active 357 DOM
43. 2026-06-08
    days on market $255,000 Active 356 DOM
44. 2026-06-07
    days on market $255,000 Active 355 DOM
45. 2026-06-04
    days on market $255,000 Active 352 DOM
46. 2026-06-01
    days on market $255,000 Active 349 DOM
47. 2026-05-31
    days on market $255,000 Active 348 DOM
48. 2026-05-12
    price $1,175
49. 2026-03-28
    price $1,200
50. 2026-03-06
    listed $1,250

ⓘ 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: $3,707 · $309/mo
• Projected year-2 tax: $4,666 · $389/mo
• Expected delta: +$959/yr (+$80/mo · 25.9%)

ⓘ 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) · 71% 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: $31,836
• − Mortgage interest: −$14,284
• − Property taxes: −$3,707
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − Depreciation: −$7,418
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $4,107/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $3,700–$11,100 screening

This property is in good condition with recent renovations, making it a solid investment opportunity.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof visible
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC unit visible
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No windows visible
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No electrical panel visible
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No plumbing fixtures visible
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No exterior siding visible
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No other components visible

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting exterior — Maintains and enhances curb appeal ↑
• Both Landscaping and exterior maintenance — Improves curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Cook Jr El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Key Middle F TX #1,569/1,662 Nat'l #12,634/14,009 High Kashmere H S F TX #1,445/1,632 Nat'l #14,759/17,239

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

B Composite livability gradescore 74/100

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 · 5,571,493 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-92.7% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $1,175 HARMLS
• 2026-03-28 Price Changed $1,200 HARMLS
• 2026-03-06 Listed for Rent $1,250 HARMLS
• 2026-02-15 Rental Removed — HARMLS
• 2025-07-08 Listed for Rent — HARMLS
• 2025-06-17 Price Changed $255,000 HARMLS
• 2025-06-17 Listed $255,000 HARMLS
• 2025-04-23 Listing Removed — HARMLS
• 2023-10-18 Price Changed $499,000 HARMLS
• 2023-07-18 Listed $600,000 HARMLS
• 2023-07-12 Coming Soon — HARMLS
• 2002-10-18 Listing Removed — HARMLS
• 2002-10-02 Listed $400 HARMLS
• 1998-04-21 Sold (Public Records) $16,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,707 · +4.9% YoY. Source: county tax records.