10613 Buffum St · Houston, TX 77051

$169,000

3 bd · 1.5 ba · 1,594 sqft · SingleFamily public records · 43 Days on market

Built 1954 7,148 sqft lot $106/sqft · 41% below area Est $290k · 42% under ↓ 6% since listing

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Why this score? — see what drove the A- 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

This home is tenant occupied and perfect for an investor looking for tenant-occupied properties. Located in central Houston, 10613 Buffum St offers convenient access to many of the city’s key destinations. Just minutes from Downtown Houston, the Texas Medical Center, and the University of Houston, the property is well-positioned for homeowners or investors. With quick access to Highway 288, I-45, and Loop 610, commuting throughout Houston is efficient and straightforward. The surrounding area continues to experience steady growth and redevelopment, contributing to the long-term potential of this centrally located property. Please do not disturb the tenants. The lease expires on 05/31/

Key facts

• Central houston
• Key destinations
• Convenient access

Tags

• CENTRAL HOUSTON
• CONVENIENT ACCESS
• KEY DESTINATIONS
• MINUTES FROM DOWNTOWN
• TEXAS MEDICAL CENTER
• UNIVERSITY OF HOUSTON

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms listed on the first floor)
• Construction: Built in 1954; Slab foundation; Composition roof; Construction materials: Unknown
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first floor (13 x 11); Three additional bedrooms on the first floor (each 11 x 11)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Four total rooms

🏷️ Possibly a rental listed for sale. The $169,000 price doesn't fit this home's estimated sale value (~$289,528) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• 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: Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 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 rising fast (+4.8%/yr); 315 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.8% rent growth), your $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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 43 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.3

CMA / ARV

• ARV (median comp): $289,528
• List price: $169,000
• Delta: -41.63%
• 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
2618 Afton Heights Way	0.38mi	3/2.5	1,586 (-0%)	1mo	$299,990	$189	77
2622 Afton Heights Way	0.37mi	3/2.5	1,586 (-0%)	2mo	$310,990	$196	76
2608 Afton Heights Way	0.40mi	3/2.5	1,586 (-0%)	1mo	$313,990	$198	76
10318 Largent Hollow Trl	0.43mi	3/2.5	1,586 (-0%)	1mo	$313,990	$198	74
10322 Penryn Forest Trl	0.29mi	3/2.5	1,486 (-7%)	2mo	$304,990	$205	70
10208 Penryn Forest Trl	0.33mi	3/2.5	1,486 (-7%)	2mo	$299,990	$202	68
10307 Sylvan Woods Trl	0.25mi	4/2.5 (+1)	1,719 (+8%)	2mo	$319,990	$186	65
10316 Largent Hollow Trl	0.44mi	3/2.5	1,486 (-7%)	1mo	$306,990	$207	64
2818 Milton Lodge Ln	0.29mi	3/2.5	1,384 (-13%)	2mo	$279,990	$202	59
10204 Penryn Forest Trl	0.34mi	3/2.5	1,384 (-13%)	1mo	$284,990	$206	57
2602 Afton Heights Way	0.42mi	4/2.5 (+1)	1,719 (+8%)	2mo	$316,990	$184	57
2614 Afton Heights Way	0.39mi	3/2.5	1,384 (-13%)	1mo	$279,990	$202	55

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

Projected returns pro-forma

10.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 3.75×
• Total profit: $130,188
• Equity at exit: $152,249

10-year hold

• IRR: 30.9%
• Equity multiple: 8.73×
• Total profit: $365,673
• Equity at exit: $328,330

Cash invested: $47,320 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 315
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$886
• Tax from tax record: −$283 /mo · $3,397/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $534

Break-even live

Break-even rent $1,569

Max offer price $169,000

Occupancy floor 71%

Sensitivity live

Price	-10% $629	-5% $582	+0% $534	+5% $486	+10% $438
Rent	-10% $356	-5% $445	+0% $534	+5% $623	+10% $711
Rate	-1.0pp $619	-0.5pp $577	base $534	+0.5pp $490	+1.0pp $445

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,450	$1.35	23d	1	0.11mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,400	$1.32	6d	1	0.11mi
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	19d	1	0.20mi
10415 Lancaster Ln Houston, TX	3.0–4.0	2.5	1937	$2,525	$1.30	22d	1	0.33mi
9610 Buffum St Houston, TX	3.0	3.0	1605	$1,799	$1.12	45d	1	0.61mi
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	45d	1	0.67mi
2910 Reed Rd Houston, TX	3.0	2.0	1221	$1,228	$1.01	0d	3	0.84mi
3710 Rockingham St Houston, TX	3.0	2.0	1890	$1,700	$0.90	45d	1	0.92mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	4d	2	1.08mi
12320 Chesney Downs Dr Houston, TX	4.0	2.5	2000	$3,500	$1.75	4d	1	1.08mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$975	$1.07	45d	1	1.08mi
3002 Crown Gate Dr Unit 1568481P Houston, TX	4.0	2.5	2195	$3,345	$1.52	0d	1	1.12mi
11900 Oakmoor Pkwy Houston, TX	1.0–3.0	1.0–2.0	892	$1,469	$1.65	4d	12	1.29mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	6d	1	1.35mi
11806 City Park Central Ln Houston, TX	2.0	2.0	1107	$1,636	$1.48	17d	1	1.45mi
11806 City Park Central Ln Houston, TX	2.0	2.0	1107	$1,636	$1.48	45d	1	1.45mi

Listing history 40 events

1. 2026-06-21
   days on market $169,000 Active 43 DOM
2. 2026-06-18
   days on market $169,000 Active 40 DOM
3. 2026-06-17
   days on market $169,000 Active 39 DOM
4. 2026-06-16
   days on market $169,000 Active 38 DOM
5. 2026-06-15
   days on market $169,000 Active 37 DOM
6. 2026-06-13
   days on market $169,000 Active 35 DOM
7. 2026-06-10
   days on market $169,000 Active 31 DOM
8. 2026-06-08
   days on market $169,000 Active 30 DOM
9. 2026-06-07
   days on market $169,000 Active 29 DOM
10. 2026-06-04
    days on market $169,000 Active 26 DOM
11. 2026-06-01
    days on market $169,000 Active 23 DOM
12. 2026-05-31
    days on market $169,000 Active 22 DOM
13. 2026-05-09
    listed $179,000 Active 704-char remark
14. 2026-03-27
    historical
15. 2026-03-03
    listed $205,000 Active
16. 2026-03-03
    historical
17. 2026-01-28
    price $205,000
18. 2026-01-15
    listed $175,000 Active
19. 2026-01-15
    historical
20. 2025-11-20
    listed $180,000 Active
21. 2025-10-31
    historical
22. 2025-06-09
    listed $190,000 Active
23. 2024-06-11
    historical $1,750
24. 2024-06-11
    historical
25. 2024-06-05
    listed $168,000 Active
26. 2024-06-05
    historical
27. 2024-05-22
    listed $1,750
28. 2024-05-14
    status Active
29. 2024-05-13
    status Option Pending
30. 2024-05-10
    status Active
31. 2024-05-01
    status Pending, Continue to Show
32. 2024-04-18
    price $168,000
33. 2024-04-18
    listed $168,000 Active
34. 2024-04-18
    historical
35. 2024-04-01
    listed $173,000 Active
36. 2024-04-01
    historical
37. 2024-03-04
    listed $180,000 Active
38. 2004-03-23
    soldstatus
39. 2003-11-20
    soldstatus
40. 1992-12-15
    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: $3,397 · $283/mo
• Projected year-2 tax: $3,397 · $283/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 (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,941
• − Mortgage interest: −$9,467
• − Property taxes: −$3,397
• − Insurance: −$845
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$4,916
• Taxable income: $4,005
• Est. tax owed @ 24.0%: −$961
• After-tax cash flow: $5,445/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

-6.1% since first listed

29 events — show timeline

• 2026-05-21 Price Changed $169,000 HARMLS
• 2026-05-09 Listed $179,000 HARMLS
• 2026-03-27 Listing Removed — HARMLS
• 2026-03-03 Listing Removed — HARMLS
• 2026-03-03 Listed $205,000 HARMLS
• 2026-01-28 Price Changed $205,000 HARMLS
• 2026-01-15 Listing Removed — HARMLS
• 2026-01-15 Listed $175,000 HARMLS
• 2025-11-20 Listed $180,000 HARMLS
• 2025-10-31 Listing Removed — HARMLS
• 2025-06-09 Listed $190,000 HARMLS
• 2024-06-11 Rental Removed $1,750 HARMLS
• 2024-06-11 Listing Removed — HARMLS
• 2024-06-05 Listing Removed — HARMLS
• 2024-06-05 Listed $168,000 HARMLS
• 2024-05-22 Listed for Rent $1,750 HARMLS
• 2024-05-14 Relisted — HARMLS
• 2024-05-13 Pending — HARMLS
• 2024-05-10 Relisted — HARMLS
• 2024-05-01 Pending — HARMLS
• 2024-04-18 Price Changed $168,000 HARMLS
• 2024-04-18 Listing Removed — HARMLS
• 2024-04-18 Listed $168,000 HARMLS
• 2024-04-01 Listing Removed — HARMLS
• 2024-04-01 Listed $173,000 HARMLS
• 2024-03-04 Listed $180,000 HARMLS
• 2004-03-23 Sold (Public Records) — Public Records
• 2003-11-20 Sold (Public Records) — Public Records
• 1992-12-15 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,397 · -6.6% YoY. Source: county tax records.