9110 Heatherside St · Houston, TX 77016

$194,999

3 bd · 2.0 ba · 974 sqft · SingleFamily public records · 53 Days on market

Built 1950 9,030 sqft lot $200/sqft · 6% above area Est $196k · at est.

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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).

• Appreciation +9.3/10.0
• ARV discount +7.8/15.0
• Cash flow +6.0/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.3/10.0

Listing remarks

Located in a well-established neighborhood in Houston, this cozy remodeled property offers a great opportunity for homeowners or investors seeking comfort and convenience. The home is situated in an accessible area with quick connections to major highways, making commuting to Downtown and surrounding districts simple. Residents will enjoy proximity to local schools, parks, shopping centers, and dining options, providing everyday convenience while maintaining a quiet residential atmosphere. Whether you’re looking to expand your portfolio or settle into a connected yet peaceful community, this property presents excellent potential in a growing area.

Key facts

• 9,030 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Leasing not considered

Exterior

• Parking: 1-car garage; No additional parking features listed
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential property; One-story; Entry level: First floor
• Construction: Built in 1950; Cement siding; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Bedrooms: Three bedrooms on the first floor (each approximately 10 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-376 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (34.2% below list).
• Recommended offer: $128k (34.2% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.2% in Houston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 376 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 32% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $128,301 (34.2% 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 53 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.66% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.26%
• DSCR: 0.63
• GRM: 12.7

CMA / ARV

• ARV (median comp): $196,403
• List price: $194,999
• Delta: -0.71%
• 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
5118 Firnat St	0.12mi	3/1.0	944 (-3%)	2mo	$95,000	$101	84
9401 Heatherside St	0.15mi	2/1.0 (-1)	976 (+0%)	4mo	$89,000	$91	81
5109 Fitch St	0.13mi	3/2.0	1,058 (+9%)	2mo	$180,000	$170	78
5713 Rietta St	0.42mi	3/2.0	960 (-1%)	4mo	$204,500	$213	75
5715 Rietta St	0.42mi	3/2.0	960 (-1%)	7mo	$204,500	$213	72
8708 Wileyvale Rd	0.38mi	3/2.0	1,036 (+6%)	1mo	$204,250	$197	71
4814 Firnat St	0.33mi	3/1.0	866 (-11%)	1mo	$80,000	$92	62
5107 Firnat St	0.15mi	3/2.0	1,090 (+12%)	14mo	$210,000	$193	61
9009 Compton St	0.52mi	2/1.0 (-1)	1,040 (+7%)	5mo	$130,000	$125	52
4915 Cruse Rd	0.51mi	2/1.5 (-1)	1,096 (+12%)	4mo	$172,500	$157	45
9318 Bertwood St	0.33mi	2/1.0 (-1)	845 (-13%)	13mo	$129,999	$154	43
8714 Autumn Ln	0.60mi	2/1.0 (-1)	864 (-11%)	7mo	$169,000	$196	38

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: 14.7%
• Equity multiple: 2.12×
• Total profit: $61,381
• Equity at exit: $156,833

10-year hold

• IRR: 14.0%
• Equity multiple: 4.49×
• Total profit: $190,610
• Equity at exit: $319,983

Cash invested: $54,600 (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: 376
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$286 /mo · $3,427/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-376

Break-even live

Break-even rent $1,759

Max offer price $128,610

Occupancy floor —

Sensitivity live

Price	-10% $-265	-5% $-321	+0% $-376	+5% $-431	+10% $-486
Rent	-10% $-477	-5% $-426	+0% $-376	+5% $-325	+10% $-274
Rate	-1.0pp $-278	-0.5pp $-326	base $-376	+0.5pp $-426	+1.0pp $-478

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4419 Trigg St Unit B Houston, TX	3.0	2.0	872	$1,185	$1.36	1d	1	0.63mi
4419 Trigg St Unit a Houston, TX	3.0	2.0	872	$1,145	$1.31	45d	1	0.63mi
4679 Weaver Rd Houston, TX	2.0	1.0	856	$990	$1.16	45d	1	0.85mi
4442 Weaver Rd Unit 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	26d	1	0.94mi
4422 Weaver Rd Apt 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	45d	1	0.99mi
9100 Dodson St Unit 16 Houston, TX	2.0	1.0	850	$1,050	$1.24	45d	1	1.01mi
9100 Dodson St Unit 1 Houston, TX	2.0	1.0	850	$1,195	$1.41	7d	1	1.01mi
9100 Dodson St Unit 17 Houston, TX	2.0	1.0	850	$1,050	$1.24	26d	1	1.01mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	45d	1	1.05mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	45d	1	1.05mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	45d	1	1.05mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	45d	1	1.42mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	9d	1	1.42mi

Listing history 18 events

1. 2026-06-21
   days on market $194,999 Active 53 DOM
2. 2026-06-18
   days on market $194,999 Active 50 DOM
3. 2026-06-17
   days on market $194,999 Active 49 DOM
4. 2026-06-16
   days on market $194,999 Active 48 DOM
5. 2026-06-15
   days on market $194,999 Active 47 DOM
6. 2026-06-13
   days on market $194,999 Active 45 DOM
7. 2026-06-10
   days on market $194,999 Active 41 DOM
8. 2026-06-08
   days on market $194,999 Active 40 DOM
9. 2026-06-07
   days on market $194,999 Active 39 DOM
10. 2026-06-04
    days on market $194,999 Active 36 DOM
11. 2026-06-01
    days on market $194,999 Active 33 DOM
12. 2026-05-31
    days on market $194,999 Active 32 DOM
13. 2026-04-29
    listed $194,999 Active 661-char remark
14. 2026-04-25
    historical $194,999 661-char remark
15. 2026-03-09
    historical
16. 2026-02-20
    listed $145,000 Active
17. 2018-09-10
    soldstatus
18. 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: $3,427 · $286/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$142/yr (+$12/mo · 4.1%)

ⓘ 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 ≥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: $15,396
• − Mortgage interest: −$10,923
• − Property taxes: −$3,427
• − Insurance: −$975
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$5,673
• Taxable loss: −$8,065
• Est. tax savings @ 24.0%: +$1,935
• After-tax cash flow: $-2,574/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: Harris County · 4,702,590 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: 1297.0

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 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%

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

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

+34.5% since first listed

6 events — show timeline

• 2026-04-29 Listed $194,999 HARMLS
• 2026-04-25 Coming Soon $194,999 HARMLS
• 2026-03-09 Listing Removed — HARMLS
• 2026-02-20 Listed $145,000 HARMLS
• 2018-09-10 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+13.4%/yr

Latest (2025): $3,427 · +12.9% YoY. Source: county tax records.