9310 Cliffwood Dr · Houston, TX 77096

$429,000

3 bd · 2.5 ba · 2,290 sqft · SingleFamily public records · 7 Days on market

Built 1958 9,944 sqft lot Est $625k · 31% under $36/mo HOA · 1% of rent ↓ 2% since listing

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +4.6/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Meyerland / Medical Center Living! This spacious 5-bedroom, 2.5-bath residence is nestled in a highly sought-after neighborhood near Meyerland and Medical Center, offering the perfect blend of comfort, convenience, and style. This home features an open-concept layout with a warm, functional kitchen that flows into the family room and additional living area—perfect for everyday living and entertaining. Enjoy the versatility of five generously sized bedrooms. Step outside to a beautifully landscaped backyard—perfect for relaxing or entertaining. Conveniently located near shopping, dining, parks, and major medical facilities. Move-in ready and option to fully furnished.

Key facts

• Functional kitchen
• Landscaped backyard
• Conveniently located

Tags

• OPEN-CONCEPT LAYOUT
• FUNCTIONAL KITCHEN
• LANDSCAPED BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Owner is listing agent; Seller disclosure available
• Financial info: Lease considered
• HOA & community: Willow Meadows homeowners association; Annual association fee of $435

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms listed as First floor)
• Construction: Brick exterior; Built in 1958; Composition roof; Slab foundation
• Exterior features: Located in a subdivision

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Garbage disposal; Microwave
• Bedrooms: Primary bedroom (First floor) — 16 x 14; Bedroom (First floor) — 13 x 12; Bedroom (First floor) — 13 x 12; Bedroom (First floor) — 12 x 11; Up to 5 bedrooms total
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; Pantry; Open living/dining area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (62.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (43.3% below list).
• Recommended offer: $162k (62.3% below list) — sets the bar for cash-flow.

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: Meyerland Middle (math 20% / reading 36%, grade F, #1,143 of 1,662 statewide, top 69%, 1,133 students, 64% FRL); Bellaire H S (math 45% / reading 62%, grade C-, #428 of 1,632 statewide, top 27%, 3,170 students, 48% FRL) — zoned schools average 56% FRL vs 71% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 192 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 35% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,831 (62.3% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.57% ✗
• Cap rate: 3.26%
• Cash-on-cash: -10.85%
• DSCR: 0.52
• GRM: 14.7

CMA / ARV

• ARV (on-the-fly): $625,170
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4423 Lemac Dr	0.28mi	4/2.0 (+1)	2,289 (-0%)	2mo	$544,999	$238	78
4434 Cheena Dr	0.47mi	3/2.0	2,307 (+1%)	0mo	$629,000	$273	74
4111 Martinshire Dr	0.50mi	3/2.0	2,380 (+4%)	1mo	$697,000	$293	67
4426 Lemac Dr	0.25mi	4/3.5 (+1)	2,111 (-8%)	7mo	$700,000	$332	60
4430 Lymbar Dr	0.53mi	4/2.0 (+1)	2,359 (+3%)	5mo	$410,000	$174	59
4318 Cheena Dr	0.48mi	4/3.0 (+1)	2,175 (-5%)	5mo	$520,000	$239	58
9944 Woodwind Ln S	0.72mi	3/3.5	2,268 (-1%)	5mo	$349,000	$154	57
4302 Wigton Dr	0.45mi	4/2.5 (+1)	2,470 (+8%)	6mo	$625,000	$253	56
10207 Piermain Dr	0.73mi	4/2.0 (+1)	2,222 (-3%)	3mo	$799,000	$360	52
4023 Mischire Dr	0.61mi	3/2.0	2,569 (+12%)	6mo	$568,000	$221	44
4525 Maple St	0.65mi	4/2.0 (+1)	2,067 (-10%)	6mo	$709,000	$343	41
4122 N Braeswood Blvd	0.74mi	4/2.5 (+1)	2,542 (+11%)	3mo	$995,000	$391	40

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

Projected returns pro-forma

-3.0% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: -48.6%
• Equity multiple: -0.43×
• Total profit: $-171,461
• Equity at exit: $63,965

10-year hold

• IRR: —
• Equity multiple: -1.46×
• Total profit: $-295,227
• Equity at exit: $37,092

Cash invested: $120,120 (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 77096

• Rents YoY: 0.5%
• Active inventory: 192
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,432 high
• Mortgage (P&I): −$2,250
• Tax from tax record: −$543 /mo · $6,511/yr
• Insurance: −$179
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$36
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-1,512

Break-even live

Break-even rent $4,346

Max offer price $161,831

Occupancy floor —

Sensitivity live

Price	-10% $-1,270	-5% $-1,391	+0% $-1,512	+5% $-1,634	+10% $-1,755
Rent	-10% $-1,705	-5% $-1,608	+0% $-1,512	+5% $-1,416	+10% $-1,320
Rate	-1.0pp $-1,296	-0.5pp $-1,403	base $-1,512	+0.5pp $-1,624	+1.0pp $-1,737

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9556 Meyer Forest Dr Houston, TX	3.0	3.0	2516	$2,700	$1.07	44d	1	0.32mi
9556 Meyer Forest Dr Houston, TX	3.0	3.0	2516	$2,700	$1.07	19d	1	0.32mi
9306 Bassoon Dr Houston, TX	4.0	2.0	1824	$9,750	$5.35	44d	1	0.34mi
9306 Bassoon Dr Unit 1024979P Houston, TX	4.0	2.0	1819	$13,361	$7.35	44d	1	0.34mi
9550 Meyer Forest Dr Houston, TX	1.0–3.0	1.0–3.5	1597	$2,691	$1.69	0d	21	0.39mi
9715 Riddlewood Ln Houston, TX	3.0	4.0	2285	$3,200	$1.40	44d	1	1.01mi
3844 N Braeswood Blvd Unit 356 Houston, TX	3.0	2.0	1616	$2,315	$1.43	44d	1	1.03mi
3838 N Braeswood Blvd Houston, TX	1.0–3.0	1.0–2.0	1266	$3,213	$2.54	3d	35	1.15mi
16 Charleston Park Dr Houston, TX	1.0–3.0	1.0–2.0	1100	$1,800	$1.64	44d	1	1.34mi
10408 Marston Vineyard Dr Houston, TX	3.0	2.5	1671	$2,599	$1.56	25d	1	1.41mi

HOA detail

• Monthly dues: $36 · $432/yr

Listing history 6 events

1. 2026-06-09
   days on market $429,000 Active 7 DOM
2. 2026-06-08
   days on market $429,000 Active 6 DOM
3. 2026-06-07
   days on market $429,000 Active 5 DOM
4. 2026-06-04
   days on market $429,000 Active 2 DOM
5. 2026-06-02
   remarks 675-char remark
6. 2026-06-02
   listed $429,000 Active 1 DOM

ⓘ 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: $6,511 · $543/mo
• Projected year-2 tax: $7,851 · $654/mo
• Expected delta: +$1,340/yr (+$112/mo · 20.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $29,183
• − Mortgage interest: −$24,031
• − Property taxes: −$6,511
• − Insurance: −$7,264
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − HOA: −$432
• − Depreciation: −$12,480
• Taxable loss: −$26,203
• Est. tax savings @ 24.0%: +$6,289
• After-tax cash flow: $-11,860/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): 35,032
• Household income: $82,852
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1244.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 25% Black 19% Two or more races 12% Asian 8%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 66% English-only · Spanish 18% Chinese 4% Other Indo-European 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: ▼ -221.78%
• Current HPI: 205.8102
• Rent YoY: ▲ 0.51%
• 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

-2.3% since first listed

13 events — show timeline

• 2026-06-02 Listed $429,000 HARMLS
• 2026-06-01 Listed for Rent $2,750 HARMLS
• 2026-04-13 Rental Removed $2,750 HARMLS
• 2026-04-13 Listing Removed — HARMLS
• 2026-03-15 Listed for Rent $2,750 HARMLS
• 2026-03-08 Listed $429,000 HARMLS
• 2025-12-07 Rental Removed $2,650 HARMLS
• 2025-11-21 Price Changed $335,000 HARMLS
• 2025-11-21 Listing Removed — HARMLS
• 2025-11-18 Price Changed $2,650 HARMLS
• 2025-11-08 Listed for Rent $2,850 HARMLS
• 2025-11-06 Listed $439,000 HARMLS
• 1994-04-26 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $6,511 · +9.1% YoY. Source: county tax records.