10855 Meadowglen Ln · Houston, TX 77042

$80,000

1 bd · 1.0 ba · 592 sqft · Other · 40 Days on market

Built 1981

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Why this score? — see what drove the C 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET! 1 ROOM EFFCIENCY, MURPHY BED IN WALL, WALK-IN CLOSET IN BATHROOM, PARTIALLY FURNISHED. BANKRUPTCY, TRUSTEE WILL LOOK AT ALL REASONABLE OFFERS.

Key facts

• Gated community
• Fully painted inside
• Built 1981

Tags

• GATED COMMUNITY
• FULLY PAINTED INSIDE

Property features AI

Exterior

• Home design: Built in 1981
• Construction: Living area approximately 592
• Exterior features: Located in the Westside subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: schools D, crime F.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.3%/yr); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 40 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.17% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-7,869
• Equity at exit: $11,928

10-year hold

• IRR: -5.9%
• Equity multiple: 0.68×
• Total profit: $-7,230
• Equity at exit: $6,917

Cash invested: $22,400 (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 77042

• Rents YoY: -2.3%
• Active inventory: 249
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $939 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $122

Break-even live

Break-even rent $784

Max offer price $80,000

Occupancy floor 82%

Sensitivity live

Price	-10% $178	-5% $150	+0% $122	+5% $95	+10% $67
Rent	-10% $48	-5% $85	+0% $122	+5% $159	+10% $196
Rate	-1.0pp $163	-0.5pp $143	base $122	+0.5pp $102	+1.0pp $80

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Walnut Bend Ln Houston, TX	1.0–2.0	1.0–2.0	741	$849	$1.15	25d	1	0.14mi
2801 Walnut Bend Ln Houston, TX	1.0	1.0	566	$884	$1.56	0d	6	0.14mi
10751 Meadowglen Ln Houston, TX	2.0	1.0–2.0	763	$1,229	$1.61	0d	20	0.15mi
2750 Wallingford Dr Houston, TX	1.0–2.0	1.0–2.0	714	$666	$0.93	0d	49	0.15mi
10936 Meadowglen Ln Houston, TX	1.0–2.0	1.0–2.0	862	$940	$1.09	3d	36	0.16mi
2851 Wallingford Dr Houston, TX	1.0–2.0	1.0–2.0	927	$749	$0.81	0d	32	0.18mi
10901 Meadowglen Ln Unit 236A Houston, TX	1.0	1.0	661	$874	$1.32	25d	1	0.20mi
10901 Meadowglen Ln Unit 163A Houston, TX	1.0	1.0	531	$749	$1.41	16d	1	0.20mi
10901 Meadowglen Ln Apt 311 Houston, TX	1.0	1.0	531	$649	$1.22	0d	1	0.20mi
10901 Meadowglen Ln Unit 229 Houston, TX	1.0	1.5	661	$825	$1.25	23d	1	0.20mi
10901 Meadowglen Ln Unit 270A Houston, TX	1.0	1.0	661	$799	$1.21	23d	1	0.20mi
10615 Meadowglen Ln Unit 1162 Houston, TX	1.0	1.0	505	$820	$1.62	8d	1	0.22mi
10615 Meadowglen Ln Unit 10666 Houston, TX	1.0	1.0	505	$850	$1.68	45d	1	0.22mi
10615 Meadowglen Ln Unit 10636 Houston, TX	1.0	1.0	505	$809	$1.60	0d	1	0.22mi
10615 Meadowglen Ln Unit 10636 Houston, TX	1.0	1.0	505	$855	$1.69	14d	1	0.22mi
10615 Meadowglen Ln Houston, TX	1.0	1.0	505	$809	$1.60	14d	1	0.24mi
2756 Wallingford Dr Houston, TX	1.0	1.0	634	$907	$1.43	18d	1	0.25mi
2756 Wallingford Dr Houston, TX	1.0	1.0	634	$907	$1.43	13d	1	0.25mi
2800 Wilcrest Dr Houston, TX	1.0	1.0	723	$1,045	$1.45	25d	1	0.36mi
10887 Richmond Ave Houston, TX	1.0	1.0	570	$917	$1.61	25d	1	0.37mi
10777 Richmond Ave Unit 10798 Houston, TX	1.0	1.0	625	$1,306	$2.09	14d	1	0.37mi
10777 Richmond Ave Unit 10798 Houston, TX	1.0	1.0	625	$1,311	$2.10	13d	1	0.37mi
10777 Richmond Ave Houston, TX	1.0	1.0	625	$1,260	$2.02	14d	1	0.39mi
10777 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	975	$1,249	$1.28	0d	21	0.39mi
10881 Richmond Ave Unit 212 Houston, TX	1.0	1.0	570	$935	$1.64	45d	1	0.42mi
10881 Richmond Ave Unit 1504 Houston, TX	1.0	1.0	510	$775	$1.52	45d	1	0.42mi
10881 Richmond Ave Unit 206 Houston, TX	1.0	1.0	570	$900	$1.58	45d	1	0.42mi
10881 Richmond Ave Unit 1501 Houston, TX	1.0	1.0	510	$815	$1.60	45d	1	0.42mi
10881 Richmond Ave Unit 10955 Houston, TX	1.0	1.0	510	$795	$1.56	14d	1	0.42mi
10881 Richmond Ave Unit 10955 Houston, TX	1.0	1.0	510	$749	$1.47	0d	1	0.42mi
10881 Richmond Ave Unit 10932 Houston, TX	1.0	1.0	510	$749	$1.47	14d	1	0.42mi
3411 Walnut Bend Ln Houston, TX	1.0–3.0	1.0–2.0	962	$965	$1.00	0d	13	0.43mi
2525 CityWest Blvd Houston, TX	1.0–3.0	1.0–3.0	1258	$1,360	$1.08	0d	24	0.53mi
3131 Hayes Rd Houston, TX	1.0–2.0	1.0–2.0	831	$720	$0.87	21d	16	0.53mi
2909 Hayes Rd Houston, TX	1.0–2.0	1.0–2.0	973	$755	$0.78	0d	19	0.56mi
3354 Rogerdale Rd Unit 3405 Houston, TX	1.0	1.0	692	$1,029	$1.49	11d	1	0.57mi
3354 Rogerdale Rd Unit 325 Houston, TX	1.0	1.0	692	$979	$1.41	0d	1	0.57mi
3354 Rogerdale Rd Apt 321 Houston, TX	1.0	1.0	692	$990	$1.43	8d	1	0.57mi
2828 Hayes Rd Unit 2879 Houston, TX	1.0	1.0	675	$1,064	$1.58	45d	1	0.66mi
2306 Wilcrest Dr Houston, TX	1.0	1.0	550	$844	$1.53	23d	1	0.72mi

Listing history 18 events

1. 2026-06-21
   days on market $80,000 Active 40 DOM
2. 2026-06-18
   days on market $80,000 Active 37 DOM
3. 2026-06-17
   days on market $80,000 Active 36 DOM
4. 2026-06-16
   days on market $80,000 Active 35 DOM
5. 2026-06-15
   days on market $80,000 Active 34 DOM
6. 2026-06-13
   days on market $80,000 Active 32 DOM
7. 2026-06-09
   days on market $80,000 Active 28 DOM
8. 2026-06-08
   days on market $80,000 Active 27 DOM
9. 2026-06-07
   days on market $80,000 Active 26 DOM
10. 2026-06-04
    days on market $80,000 Active 23 DOM
11. 2026-06-03
    days on market $80,000 Active 22 DOM
12. 2026-06-02
    days on market $80,000 Active 21 DOM
13. 2026-06-01
    days on market $80,000 Active 20 DOM
14. 2026-05-31
    days on market $80,000 Active 19 DOM
15. 2026-05-12
    listed $80,000 Active 138-char remark
16. 2009-08-11
    soldstatus 162-char remark

    Show marketing remark (162 chars)

    BACK ON THE MARKET! 1 ROOM EFFCIENCY, MURPHY BED IN WALL, WALK-IN CLOSET IN BATHROOM, PARTIALLY FURNISHED. BANKRUPTCY, TRUSTEE WILL LOOK AT ALL REASONABLE OFFERS.

17. 2009-08-04
    historical 162-char remark

    Show marketing remark (162 chars)

    BACK ON THE MARKET! 1 ROOM EFFCIENCY, MURPHY BED IN WALL, WALK-IN CLOSET IN BATHROOM, PARTIALLY FURNISHED. BANKRUPTCY, TRUSTEE WILL LOOK AT ALL REASONABLE OFFERS.

18. 2009-03-19
    listed $20,000 162-char remark

    Show marketing remark (162 chars)

    BACK ON THE MARKET! 1 ROOM EFFCIENCY, MURPHY BED IN WALL, WALK-IN CLOSET IN BATHROOM, PARTIALLY FURNISHED. BANKRUPTCY, TRUSTEE WILL LOOK AT ALL REASONABLE OFFERS.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $11,265
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,198
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$2,327
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $1,406/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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): 38,721
• Household income: $59,097
• Rent vs Own: 73.7% rent · 26.3% own
• Severe rent burden: 3994.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 36% White 31% Black 24% Two or more races 18% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 14% Cuban 4%
• Common ancestry: Romanian 1% Serbian 1% Italian 1%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 55% English-only · Spanish 31% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -234.36%
• Current HPI: 215.9671
• Rent YoY: ▼ -2.30%
• 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

+300.0% since first listed

4 events — show timeline

• 2026-05-12 Listed $80,000 FSBO.com
• 2009-08-11 Sold (MLS) — HARMLS
• 2009-08-04 Listing Removed — HARMLS
• 2009-03-19 Listed $20,000 HARMLS