10517 Fairland Dr · Houston, TX 77051

$180,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 32 Days on market

Built 1955 5,501 sqft lot Est $161k · 12% over

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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 +10.0/10.0
• Cash flow +8.1/30.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• ARV discount +2.1/15.0

Listing remarks MLS

3 Bed 1 Bath home off Airport. No restrictions!. Property is in excellent condition and has many upgrades. New roof, fence, floors and paint. All appliances included. Home includes separate dining and living room as well as a utility room. Minutes from the Medical center, HWY 288/Hwy 610. Great for an investment property! Call or request your showing today!

Key facts

• Fresh paint
• New refrigerator
• Updated flooring

Tags

• DEDICATED UTILITY ROOM
• UPDATED CABINETRY
• NEW REFRIGERATOR
• NEW MICROWAVE
• UPDATED FLOORING
• FRESH PAINT

Property features AI

Exterior

• Parking: 1-car garage; No additional parking features listed
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story; Entry level: First floor
• Construction: Built in 1955; Brick and vinyl siding exterior; Composition roof; Pillar/post/pier and slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Primary bedroom (first floor) — 14x12; Bedroom (first floor) — 12x10; Bedroom (first floor) — 11x10
• Bathrooms: 1 full bathroom (first floor)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Dishwasher; Microwave; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (21.0% below list).
• Recommended offer: $142k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Reynolds El (math 8% / reading 8%, grade F, #4,301 of 4,322 statewide, top 100%, 334 students, 98% FRL); 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.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.8%/yr); 321 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y 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: built in 1955 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,128 (21.0% 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 32 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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: 0.79% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $160,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3334 Dulcrest St	0.09mi	3/1.0	1,122 (-2%)	3mo	$90,000	$80	91
10205 Sierra Dr	0.20mi	3/1.0	1,151 (+1%)	3mo	$120,000	$104	86
10006 Chesterfield Dr	0.29mi	3/1.0	1,170 (+3%)	3mo	$125,000	$107	79
10209 Cathedral Dr	0.21mi	3/1.5	1,244 (+9%)	3mo	$180,000	$145	71
3034 Corksie St	0.37mi	3/2.0	1,225 (+8%)	0mo	$219,900	$180	66
10611 Leitrim Way	0.62mi	3/1.0	1,105 (-3%)	1mo	$159,900	$145	66
3110 Brisbane St	0.57mi	3/1.5	1,103 (-3%)	3mo	$125,000	$113	63
3018 Elpyco St	0.34mi	4/2.0 (+1)	1,215 (+7%)	2mo	$187,000	$154	63
10818 Carlton Dr	0.46mi	3/1.0	1,246 (+9%)	2mo	$175,999	$141	62
10014 Sierra Dr	0.30mi	4/2.0 (+1)	1,243 (+9%)	2mo	$185,000	$149	61
11018 Long Gate	0.59mi	3/1.5	1,242 (+9%)	2mo	$130,000	$105	54
9321 Cathedral Dr	0.75mi	3/1.0	1,204 (+6%)	4mo	$159,000	$132	53

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: 21.9%
• Equity multiple: 2.78×
• Total profit: $89,596
• Equity at exit: $162,158

10-year hold

• IRR: 20.1%
• Equity multiple: 6.52×
• Total profit: $278,272
• Equity at exit: $349,700

Cash invested: $50,400 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 321
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$944
• Tax from tax record: −$278 /mo · $3,331/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-174

Break-even live

Break-even rent $1,641

Max offer price $149,307

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-123	+0% $-174	+5% $-225	+10% $-276
Rent	-10% $-286	-5% $-230	+0% $-174	+5% $-118	+10% $-61
Rate	-1.0pp $-83	-0.5pp $-128	base $-174	+0.5pp $-220	+1.0pp $-268

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10510 Cathedral Dr Houston, TX	3.0	1.0	887	$1,300	$1.47	45d	1	0.15mi
4112 Grassmere St Houston, TX	2.0	1.0	711	$700	$0.98	12d	1	0.66mi
4205 Grassmere St Houston, TX	2.0	1.0	824	$900	$1.09	26d	1	0.72mi
9414 Heno St Unit 13 Houston, TX	2.0	1.0	824	$900	$1.09	26d	1	0.75mi
4322 Groton Dr Houston, TX	3.0	1.0	858	$1,395	$1.63	45d	1	0.95mi
2910 Reed Rd Houston, TX	3.0	2.0	1221	$1,228	$1.01	1d	3	1.00mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	7d	1	1.07mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	20d	1	1.09mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	1d	2	1.10mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	5d	2	1.20mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	18d	1	1.24mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$975	$1.07	45d	1	1.26mi
4015 Marchant Rd Houston, TX	3.0	2.0	1200	$1,700	$1.42	45d	1	1.41mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	45d	1	1.46mi

Listing history 45 events

1. 2026-06-21
   days on market $180,000 Active 32 DOM
2. 2026-06-18
   days on market $180,000 Active 29 DOM
3. 2026-06-17
   days on market $180,000 Active 28 DOM
4. 2026-06-16
   days on market $180,000 Active 27 DOM
5. 2026-06-15
   days on market $180,000 Active 26 DOM
6. 2026-06-13
   days on market $180,000 Active 24 DOM
7. 2026-06-10
   days on market $180,000 Active 20 DOM
8. 2026-06-08
   days on market $180,000 Active 19 DOM
9. 2026-06-07
   days on market $180,000 Active 18 DOM
10. 2026-06-04
    days on market $180,000 Active 15 DOM
11. 2026-06-01
    days on market $180,000 Active 12 DOM
12. 2026-05-31
    days on market $180,000 Active 11 DOM
13. 2026-05-20
    listed $180,000 Active
14. 2025-10-09
    historical
15. 2025-07-25
    status Active
16. 2025-07-24
    historical
17. 2025-07-08
    listed $180,000 Active
18. 2023-05-11
    soldstatus
19. 2023-05-10
    soldstatus Sold 359-char remark

    Show marketing remark (359 chars)

    3 Bed 1 Bath home off Airport. No restrictions!. Property is in excellent condition and has many upgrades. New roof, fence, floors and paint. All appliances included. Home includes separate dining and living room as well as a utility room. Minutes from the Medical center, HWY 288/Hwy 610. Great for an investment property! Call or request your showing today!

20. 2023-04-18
    status Pending 359-char remark

    Show marketing remark (359 chars)

    3 Bed 1 Bath home off Airport. No restrictions!. Property is in excellent condition and has many upgrades. New roof, fence, floors and paint. All appliances included. Home includes separate dining and living room as well as a utility room. Minutes from the Medical center, HWY 288/Hwy 610. Great for an investment property! Call or request your showing today!

21. 2023-04-08
    status Option Pending 359-char remark

    Show marketing remark (359 chars)

    3 Bed 1 Bath home off Airport. No restrictions!. Property is in excellent condition and has many upgrades. New roof, fence, floors and paint. All appliances included. Home includes separate dining and living room as well as a utility room. Minutes from the Medical center, HWY 288/Hwy 610. Great for an investment property! Call or request your showing today!

22. 2023-03-08
    price $164,900 359-char remark

    Show marketing remark (359 chars)

    3 Bed 1 Bath home off Airport. No restrictions!. Property is in excellent condition and has many upgrades. New roof, fence, floors and paint. All appliances included. Home includes separate dining and living room as well as a utility room. Minutes from the Medical center, HWY 288/Hwy 610. Great for an investment property! Call or request your showing today!

23. 2023-02-10
    listed $169,900 Active 359-char remark

    Show marketing remark (359 chars)

    3 Bed 1 Bath home off Airport. No restrictions!. Property is in excellent condition and has many upgrades. New roof, fence, floors and paint. All appliances included. Home includes separate dining and living room as well as a utility room. Minutes from the Medical center, HWY 288/Hwy 610. Great for an investment property! Call or request your showing today!

24. 2023-01-31
    historical
25. 2023-01-10
    listed $164,900 Active
26. 2023-01-02
    historical
27. 2022-12-09
    listed $179,000 Active
28. 2021-12-04
    historical
29. 2021-10-27
    listed $180,000 Active
30. 2021-05-03
    soldstatus
31. 2021-04-30
    soldstatus Sold
32. 2021-04-02
    status Pending
33. 2021-03-24
    status Option Pending
34. 2021-03-17
    listed $137,000 Active
35. 2019-04-22
    soldstatus
36. 2014-07-14
    historical
37. 2014-07-11
    soldstatus Sold
38. 2014-07-03
    status Pending
39. 2014-06-18
    listed $39,900 Active
40. 2011-04-15
    soldstatus
41. 2011-04-06
    historical
42. 2011-03-18
    listed $32,500
43. 2007-06-06
    historical
44. 2007-02-16
    listed $79,900
45. 1998-01-29
    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: $3,331 · $278/mo
• Projected year-2 tax: $3,331 · $278/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) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $17,055
• − Mortgage interest: −$10,083
• − Property taxes: −$3,331
• − Insurance: −$900
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$5,236
• Taxable loss: −$5,224
• Est. tax savings @ 24.0%: +$1,254
• After-tax cash flow: $-831/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

+125.3% since first listed

33 events — show timeline

• 2026-05-20 Listed $180,000 HARMLS
• 2025-10-09 Listing Removed — HARMLS
• 2025-07-25 Relisted — HARMLS
• 2025-07-24 Listing Removed — HARMLS
• 2025-07-08 Listed $180,000 HARMLS
• 2023-05-11 Sold (Public Records) — Public Records
• 2023-05-10 Sold (MLS) — HARMLS
• 2023-04-18 Pending — HARMLS
• 2023-04-08 Pending — HARMLS
• 2023-03-08 Price Changed $164,900 HARMLS
• 2023-02-10 Listed $169,900 HARMLS
• 2023-01-31 Listing Removed — HARMLS
• 2023-01-10 Listed $164,900 HARMLS
• 2023-01-02 Listing Removed — HARMLS
• 2022-12-09 Listed $179,000 HARMLS
• 2021-12-04 Listing Removed — HARMLS
• 2021-10-27 Listed $180,000 HARMLS
• 2021-05-03 Sold (Public Records) — Public Records
• 2021-04-30 Sold (MLS) — HARMLS
• 2021-04-02 Pending — HARMLS
• 2021-03-24 Pending — HARMLS
• 2021-03-17 Listed $137,000 HARMLS
• 2019-04-22 Sold (Public Records) — Public Records
• 2014-07-14 Listing Removed — HARMLS
• 2014-07-11 Sold (MLS) — HARMLS
• 2014-07-03 Pending — HARMLS
• 2014-06-18 Listed $39,900 HARMLS
• 2011-04-15 Sold (MLS) — HARMLS
• 2011-04-06 Listing Removed — HARMLS
• 2011-03-18 Listed $32,500 HARMLS
• 2007-06-06 Listing Removed — HARMLS
• 2007-02-16 Listed $79,900 HARMLS
• 1998-01-29 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,331 · +1.6% YoY. Source: county tax records.