10615 Kirkdale Dr · Houston, TX 77089

$106,000

3 bd · 1.5 ba · 1,145 sqft · SingleFamily public records · 2 Days on market

Built 1968 7,148 sqft lot $8/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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 +26.8/30.0
• 1% rule +9.8/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * INVESTOR & HANDYMAN SPECIAL BECAUSE ONCE IT'S GONE, IT'S GONE! * * Whether you're a seasoned investor, first-time flipper, or a homebuyer ready to remodel to your own taste, this blank canvas is priced to move and waiting for the right visionary to unlock the untapped equity hiding inside — bring your tool belt, your imagination, and your best offer before someone else does! This 3-bedroom, 1.5-bath brick home sits on a generous 7,150 SF lot and offers 1,145 SF of pure potential in one of Southeast Houston's most established communities, with unbeatable convenience to I-45 and Beltway 8 (Sam Houston Tollway). Property sold strictly as-is.

Key facts

• 7,148 sq ft lot
• 2 garage spots
• Built 1968

Property features AI

Finance

• HOA & community: Kirkwood Civic Club with an annual fee of $100

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living); Slab foundation
• Construction: Brick construction; Composition roof; Built in 1968
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom (first floor); 3 possible bedrooms (two additional bedrooms on the first floor)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Living room (first floor); 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Cap rate 9.6% 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.
• Pasadena ISD (suburban): math 29% / reading 32% proficiency, ranked #612 of 826 in TX (top 74%) — 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: Morris Middle (math 32% / reading 33%, grade F, #947 of 1,662 statewide, top 58%, 703 students, 86% FRL); The Summit (High School) (reading 24%, 148 students, 89% FRL) — zoned schools average 88% FRL vs 71% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $733 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: 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 $106,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.68%
• DSCR: 1.52
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $212,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10606 Kirkdale Dr	0.04mi	3/1.5	1,125 (-2%)	1mo	$209,000	$186	94
10519 Kirkglen Dr	0.12mi	3/1.5	1,156 (+1%)	6mo	$179,000	$155	87
10419 Kirkhill Dr	0.13mi	3/1.5	1,019 (-11%)	1mo	$219,900	$216	75
10502 Kirklane Dr	0.15mi	3/1.5	1,125 (-2%)	20mo	$194,500	$173	74
10327 Southport Dr	0.69mi	3/2.0	1,125 (-2%)	2mo	$225,000	$200	61
10903 Ritow St	0.61mi	3/2.0	1,046 (-9%)	1mo	$225,000	$215	54
10918 Ritow St	0.61mi	3/1.0	1,050 (-8%)	4mo	$174,900	$167	52
10810 Eddyrock St	0.72mi	4/2.0 (+1)	1,200 (+5%)	3mo	$249,000	$208	49
10615 Seaford Dr	0.73mi	3/1.0	1,208 (+6%)	22mo	$189,900	$157	36
10335 Rambling Trl	0.74mi	3/1.0	974 (-15%)	12mo	$205,000	$210	28
10331 Southport Dr	0.69mi	2/1.0 (-1)	1,253 (+9%)	23mo	$199,900	$160	26
10914 Keese Dr	0.71mi	2/1.5 (-1)	988 (-14%)	24mo	$164,900	$167	19

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 · 3.48% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,142
• Equity at exit: $15,805

10-year hold

• IRR: 12.1%
• Equity multiple: 1.99×
• Total profit: $29,347
• Equity at exit: $9,165

Cash invested: $29,680 (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 77089

• Rents YoY: 3.5%
• Active inventory: 185
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$556
• Tax from tax record: −$341 /mo · $4,088/yr
• Insurance: −$44
• HOA: −$8
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $289

Break-even live

Break-even rent $1,201

Max offer price $106,000

Occupancy floor 77%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11144 Fuqua St Houston, TX	1.0–2.0	1.0–2.0	1066	$1,959	$1.84	10d	24	0.21mi
10700 Fuqua St Unit 421 Houston, TX	2.0	2.0	904	$1,027	$1.14	5d	1	0.30mi
10925 Beamer Rd Houston, TX	1.0–2.0	1.0–2.0	868	$1,280	$1.47	3d	25	0.30mi
12055 Sabo Rd Houston, TX	1.0–3.0	1.0–2.0	970	$2,067	$2.13	2d	15	0.32mi
11887 Gulf Pointe Dr Houston, TX	2.0	2.0	1035	$1,254	$1.21	43d	1	0.33mi
10931 Beamer Rd Houston, TX	2.0	2.0	1012	$1,125	$1.11	19d	1	0.38mi
10931 Beamer Rd Houston, TX	2.0	2.0	1012	$1,125	$1.11	43d	1	0.38mi
11881 Gulf Pointe Dr Unit 3047 Houston, TX	3.0	2.0	1365	$1,992	$1.46	18d	1	0.39mi
17 Gulf Pointe Dr Houston, TX	2.0	2.0	1177	$1,379	$1.17	43d	1	0.39mi
11881 Gulf Pointe Dr Unit 2162 Houston, TX	2.0	2.0	1035	$1,400	$1.35	5d	1	0.40mi
11881 Gulf Pointe Dr Unit 3174 Houston, TX	3.0	2.0	1365	$2,064	$1.51	10d	1	0.40mi
11881 Gulf Pointe Dr Unit 2112 Houston, TX	2.0	2.0	1035	$1,392	$1.34	2d	1	0.40mi
11881 Gulf Pointe Dr Unit 3112 Houston, TX	3.0	2.0	1365	$2,032	$1.49	2d	1	0.40mi
11881 Gulf Pointe Dr Unit 11914 Houston, TX	3.0	2.0	1365	$2,035	$1.49	43d	1	0.40mi
11881 Gulf Pointe Dr Unit 11918 Houston, TX	2.0	2.0	1035	$1,424	$1.38	10d	1	0.40mi
11881 Gulf Pointe Dr Unit 11938 Houston, TX	2.0	2.0	1035	$1,425	$1.38	43d	1	0.40mi
10701 Sabo Rd Houston, TX	1.0–2.0	1.0–2.0	785	$1,155	$1.47	1d	29	0.41mi
11156 Beamer Rd Houston, TX	2.0	2.0	1012	$1,170	$1.16	43d	1	0.42mi
11666 Gulf Pointe Dr Houston, TX	1.0–3.0	1.0–2.0	1129	$2,101	$1.86	1d	31	0.49mi
10601 Sabo Rd Houston, TX	1.0–3.0	1.0–2.0	814	$1,359	$1.67	24d	5	0.52mi
10601 Sabo Rd Houston, TX	1.0–3.0	1.0–2.0	814	$1,359	$1.67	3d	11	0.52mi
11150 Beamer Rd Apt 422 Houston, TX	2.0	2.0	904	$1,024	$1.13	10d	1	0.55mi
10950 Tanner Park Ct Houston, TX	2.0–3.0	1.0–2.0	998	$1,150	$1.15	2d	16	0.72mi
12807 Roydon Dr Houston, TX	2.0	2.0	924	$1,170	$1.27	43d	1	0.75mi
12801 Roydon Dr Houston, TX	1.0–2.0	1.0–2.0	773	$1,240	$1.60	1d	18	0.79mi
12601 S Green Dr Unit 2047 Houston, TX	2.0	2.0	883	$1,180	$1.34	10d	1	0.84mi
12601 S Green Dr Houston, TX	1.0–2.0	1.0–2.0	808	$1,425	$1.76	43d	1	0.85mi
12601 S Green Dr Unit 2162 Houston, TX	2.0	2.0	883	$1,145	$1.30	5d	1	0.89mi
12601 S Green Dr Unit 12658 Houston, TX	2.0	2.0	883	$1,137	$1.29	2d	1	0.89mi
11717 Beamer Rd Houston, TX	1.0–2.0	1.0–2.0	720	$1,062	$1.48	1d	16	0.89mi
12516 S Green Dr Houston, TX	3.0	2.0	1295	$1,600	$1.24	43d	1	0.91mi
11723 Beamer Rd Houston, TX	2.0	2.0	856	$1,095	$1.28	43d	1	0.94mi
11700 Fuqua St Unit 11757 Houston, TX	2.0	2.0	850	$1,121	$1.32	16d	1	0.97mi
11700 Fuqua St Houston, TX	1.0–2.0	1.0–2.0	762	$1,175	$1.54	1d	9	0.97mi
10418 Sagemeadow Ln Houston, TX	4.0	2.0	1429	$1,950	$1.36	43d	1	1.19mi
11438 Brook Meadow Dr Houston, TX	3.0	2.0	1450	$1,895	$1.31	21d	1	1.20mi
10121 Windmill Lakes Blvd Unit 10158 Houston, TX	2.0	2.0	914	$1,434	$1.57	10d	1	1.34mi
10121 Windmill Lakes Blvd Unit 10178 Houston, TX	2.0	2.0	1009	$1,260	$1.25	21d	1	1.34mi
10121 Windmill Lakes Blvd Unit 2162 Houston, TX	2.0	2.0	914	$1,410	$1.54	5d	1	1.34mi
10121 Windmill Lakes Blvd Unit 2165 Houston, TX	2.0	2.0	914	$1,402	$1.53	2d	1	1.34mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 3 events

1. 2026-06-18
   days on market $106,000 Active 2 DOM
2. 2026-06-17
   remarks 656-char remark
3. 2026-06-17
   listed $106,000 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: $4,088 · $341/mo
• Projected year-2 tax: $4,088 · $341/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,800
• − Mortgage interest: −$5,938
• − Property taxes: −$4,088
• − Insurance: −$530
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − HOA: −$96
• − Depreciation: −$3,084
• Taxable income: $2,056
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $2,974/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: Pasadena ISD
• NCES district ID: 4834320
• Math proficiency: 29% ▼ -17.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $45,163
• Composite: 26.15/100
• National rank: #7275
• State rank: #612 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): 57,741
• Household income: $88,140
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 1483.0

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 0.71)
• Race & ethnicity: Hispanic / Latino 45% Two or more races 22% White 19% Asian 17% Black 16%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 23% · Canada, Vietnam, China
• Languages at home: 53% English-only · Spanish 33% Vietnamese 7% Other Indo-European 1%

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: ▼ -156.31%
• Current HPI: 249.5438
• Rent YoY: ▲ 3.48%
• 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 events — show timeline

• 2026-06-16 Listed $106,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,088 · +1.0% YoY. Source: county tax records.