9910 Cliffside Ridge Dr · Baytown, TX 77521

$242,000

4 bd · 2.0 ba · 1,730 sqft · SingleFamily public records · 107 Days on market

Built 2024 Good condition 5,697 sqft lot 2-car garage $140/sqft · 11% below area Est $270k · 11% under $79/mo HOA · 4% of rent ↓ 2% since listing

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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).

• ARV discount +12.2/15.0
• Cash flow +6.5/30.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Step inside to discover an inviting open-concept floor plan that seamlessly connects the living, dining, and kitchen areas, creating the perfect environment for both everyday living and entertaining. The spacious kitchen serves as the heart of the home, featuring sleek quartz countertops, abundant cabinetry, stainless steel appliances, and a large center island that provides additional workspace and seating. Conveniently located with easy access to I-10, shopping, dining, schools, and major employment centers, this home combines modern living with everyday convenience.

Key facts

• Quartz countertops
• Large center island
• Spacious kitchen

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• QUARTZ COUNTERTOPS
• ABUNDANT CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (30.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (9.8% below list).
• Recommended offer: $169k (30.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#412 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Goose Creek CISD (urban): math 37% / reading 36% proficiency, ranked #473 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jessie Lee Pumphrey El (555 students, 76% FRL); E F Green Junior School (1,020 students, 67% FRL); Goose Creek Memorial (math 28% / reading 45%, grade F, #924 of 1,632 statewide, top 57%, 2,223 students, 70% FRL).
• Market conditions: Rents rising (+1.5%/yr); 972 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 36% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $7k 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 107 days — a 9% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $169,438 (30.0% 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 107 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.27%
• DSCR: 0.68
• GRM: 9.2

CMA / ARV

• ARV (median comp): $270,421
• List price: $242,000
• Delta: -10.51%
• 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
9914 Cliffside Ridge Dr	0.01mi	3/2.0 (-1)	1,894 (+10%)	2mo	$272,999	$144	77
4103 Neches Bend Dr	0.39mi	4/2.0	1,690 (-2%)	2mo	$244,999	$145	76
4118 Holland View Ln	0.46mi	4/2.0	1,683 (-3%)	0mo	$220,000	$131	74
4234 Briarstone Knoll Trl	0.10mi	3/2.0 (-1)	1,535 (-11%)	5mo	$235,000	$153	68
9811 Wembley Vista Ct	0.36mi	3/2.0 (-1)	1,860 (+8%)	1mo	$259,000	$139	65
4311 Cedar Ash Dr	0.50mi	3/2.0 (-1)	1,801 (+4%)	0mo	$263,000	$146	65
4314 Mulberry Sage Dr	0.50mi	3/2.0 (-1)	1,806 (+4%)	2mo	$268,000	$148	62
9919 Kingston Liberty Ln	0.48mi	3/2.0 (-1)	1,804 (+4%)	4mo	$269,000	$149	62
9515 Twilight Briar Ln	0.54mi	4/2.0	1,940 (+12%)	2mo	$295,000	$152	53
9623 Sterling Arbor Dr	0.57mi	4/2.0	1,956 (+13%)	4mo	$292,500	$150	48
9919 Summer Peony Ct	0.66mi	4/2.0	1,935 (+12%)	3mo	$293,000	$151	47
9018 Burnet Bay Ct	0.68mi	3/2.0 (-1)	1,470 (-15%)	0mo	$219,500	$149	38

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -31.1%
• Equity multiple: -0.01×
• Total profit: $-68,347
• Equity at exit: $36,083

10-year hold

• IRR: -45.8%
• Equity multiple: -0.55×
• Total profit: $-105,003
• Equity at exit: $20,924

Cash invested: $67,760 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 23 under contract
• Months of supply: 5.8 mo (17%/mo absorbed)
• Median asking: $269,994 ($150/sqft)
• Median days on market: 59 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +4.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77521

• Rents YoY: 1.5%
• Active inventory: 972
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,269
• Tax from tax record: −$686 /mo · $8,237/yr
• Insurance: −$101
• HOA: −$79
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-411

Break-even live

Break-even rent $2,703

Max offer price $169,438

Occupancy floor —

Sensitivity live

Price	-10% $-274	-5% $-342	+0% $-411	+5% $-479	+10% $-548
Rent	-10% $-583	-5% $-497	+0% $-411	+5% $-325	+10% $-238
Rate	-1.0pp $-289	-0.5pp $-349	base $-411	+0.5pp $-473	+1.0pp $-537

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: $60,500
• Closing costs: $7,260
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9918 Lockridge Manor Dr Baytown, TX	4.0	2.0	1932	$2,345	$1.21	19d	1	0.29mi
9602 Atwood Lake Dr Baytown, TX	5.0	2.0	1847	$2,150	$1.16	18d	1	0.30mi
9502 Brookside Point Dr Baytown, TX	4.0	3.0	2119	$2,800	$1.32	139d	1	0.39mi
9214 Burnet Fields Dr Baytown, TX	3.0	2.0	1461	$1,801	$1.23	139d	1	0.53mi
4151 Saw Mill Peak Ln Baytown, TX	4.0	2.0	1619	$1,951	$1.21	54d	1	0.58mi
4122 Saw Mill Peak Ln Baytown, TX	4.0	2.0	1612	$2,001	$1.24	29d	1	0.61mi
8814 Bar Harbor Dr Baytown, TX	4.0	2.0	1683	$1,896	$1.13	120d	1	0.95mi
5130 Red Drum Dr Baytown, TX	3.0	2.0	1522	$2,050	$1.35	46d	1	0.95mi
8810 Wooster Trails Dr Baytown, TX	3.0	2.0	1460	$1,650	$1.13	10d	1	0.96mi
5202 El Tigre Ln Baytown, TX	3.0	2.0	1819	$2,105	$1.16	3d	1	1.28mi

Property features AI

Finance

• Other: Living area approximately 1,730Lot about 5,699 sq ft (0.1308 acres)
• HOA & community: Association (ACMI) with an annual fee of $950

Exterior

• Parking: 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2024Slab foundation
• Construction: Brick constructionComposition roof
• Exterior features: Located in a subdivision

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: Primary bedroom on the first floor (15 x 13)Bedroom on the first floor (10 x 11)Bedroom on the first floor (10 x 10)Bedroom on the first floor (10 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioning
• Interior features: DishwasherDisposalMicrowave

Listing history 50 events

1. 2026-09-23
   days on market $242,000 Active 107 DOM
2. 2026-09-22
   days on market $242,000 Active 106 DOM
3. 2026-09-21
   days on market $242,000 Active 105 DOM
4. 2026-09-20
   days on market $242,000 Active 104 DOM
5. 2026-09-19
   days on market $242,000 Active 103 DOM
6. 2026-09-18
   days on market $242,000 Active 102 DOM
7. 2026-09-17
   days on market $242,000 Active 101 DOM
8. 2026-09-16
   days on market $242,000 Active 100 DOM
9. 2026-09-15
   days on market $242,000 Active 99 DOM
10. 2026-09-14
    days on market $242,000 Active 98 DOM
11. 2026-09-13
    days on market $242,000 Active 97 DOM
12. 2026-09-12
    days on market $242,000 Active 96 DOM
13. 2026-09-11
    days on market $242,000 Active 95 DOM
14. 2026-09-05
    days on market $242,000 Active 89 DOM
15. 2026-09-04
    days on market $242,000 Active 88 DOM
16. 2026-09-02
    days on market $242,000 Active 86 DOM
17. 2026-08-31
    days on market $242,000 Active 84 DOM
18. 2026-08-30
    days on market $242,000 Active 83 DOM
19. 2026-08-29
    days on market $242,000 Active 82 DOM
20. 2026-08-28
    days on market $242,000 Active 81 DOM
21. 2026-08-27
    days on market $242,000 Active 80 DOM
22. 2026-08-25
    days on market $242,000 Active 78 DOM
23. 2026-08-24
    days on market $242,000 Active 77 DOM
24. 2026-08-23
    days on market $242,000 Active 76 DOM
25. 2026-08-22
    days on market $242,000 Active 75 DOM
26. 2026-08-21
    days on market $242,000 Active 74 DOM
27. 2026-08-20
    days on market $242,000 Active 73 DOM
28. 2026-08-19
    days on market $242,000 Active 72 DOM
29. 2026-08-18
    days on market $242,000 Active 71 DOM
30. 2026-08-17
    days on market $242,000 Active 70 DOM
31. 2026-08-16
    days on market $242,000 Active 69 DOM
32. 2026-08-15
    days on market $242,000 Active 68 DOM
33. 2026-08-14
    days on market $242,000 Active 67 DOM
34. 2026-08-13
    days on market $242,000 Active 66 DOM
35. 2026-08-12
    days on market $242,000 Active 65 DOM
36. 2026-08-11
    days on market $242,000 Active 64 DOM
37. 2026-08-10
    days on market $242,000 Active 63 DOM
38. 2026-08-09
    days on market $242,000 Active 62 DOM
39. 2026-08-08
    days on market $242,000 Active 61 DOM
40. 2026-08-06
    days on market $242,000 Active 59 DOM
41. 2026-08-05
    days on market $242,000 Active 58 DOM
42. 2026-08-04
    days on market $242,000 Active 57 DOM
43. 2026-08-03
    days on market $242,000 Active 56 DOM
44. 2026-07-31
    days on market $242,000 Active 53 DOM
45. 2026-07-30
    pricedays on market $242,000 Active 51 DOM
46. 2026-07-28
    days on market $249,999 Active 50 DOM
47. 2026-07-26
    days on market $249,999 Active 48 DOM
48. 2026-07-24
    days on market $249,999 Active 46 DOM
49. 2026-07-23
    days on market $249,999 Active 45 DOM
50. 2026-07-22
    days on market $249,999 Active 44 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: $8,237 · $686/mo
• Projected year-2 tax: $8,237 · $686/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $26,196
• − Mortgage interest: −$13,556
• − Property taxes: −$8,237
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$948
• − Depreciation: −$7,040
• Taxable loss: −$8,986
• Est. tax savings @ 24.0%: +$2,157
• After-tax cash flow: $-2,772/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $8,650–$25,950 screening

This single-family home in Baytown, TX, is in good condition with a good condition score of 80. It features a well-maintained exterior, hardwood floors, and a good condition kitchen. The home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Jessie Lee Pumphrey El Middle E F Green Junior School High Goose Creek Memorial F TX #924/1,632 Nat'l #9,347/17,239

Schools (NCES district)

• District: Goose Creek CISD
• NCES district ID: 4821150
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $52,468
• Composite: 31.84/100
• National rank: #5877
• State rank: #473 of 826 in TX

C Composite livability gradescore 69/100

Livability — Baytown

• Score: 69/100
• State rank: #412
• US rank: #8494

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 5,571,493 people
• City population: 135,579
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,038
• Household income: $73,629
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 50% White 28% Two or more races 18% Black 17% Asian 3%
• Hispanic origin (detail): Mexican 42% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 1%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 59% English-only · Spanish 36% French/Haitian/Cajun 1% Other Asian/Pacific 1%

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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: ▼ -154.80%
• Current HPI: 246.1892
• Rent YoY: ▲ 1.48%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Living area approximately 1,730Lot about 5,699 sq ft (0.1308 acres)
• HOA & community: Association (ACMI) with an annual fee of $950

Exterior

• Parking: 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2024Slab foundation
• Construction: Brick constructionComposition roof
• Exterior features: Located in a subdivision

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: Primary bedroom on the first floor (15 x 13)Bedroom on the first floor (10 x 11)Bedroom on the first floor (10 x 10)Bedroom on the first floor (10 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)Central electric air conditioning
• Interior features: DishwasherDisposalMicrowave

Price history

-1.9% since first listed

2 events — show timeline

• 2026-06-22 Price Changed $259,999 HARMLS
• 2026-06-08 Listed $265,000 HARMLS

Property tax history

+658.0%/yr

Latest (2025): $8,237 · +658.0% YoY. Source: county tax records.