10013 Cathedral Dr · Houston, TX 77051

$115,000

3 bd · 1.0 ba · 813 sqft · SingleFamily public records · 236 Days on market

Built 1955 $141/sqft · 6% above area Est $159k · 28% under

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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 +24.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• 1% rule +6.5/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Selling property as is. Actual size of house is 1194 sq ft. with garage conversion to a 4/2 Buyer to verify all room sizes.

Key facts

• Built 1955
• Listed 236 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

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; 10 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 $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.8% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 236 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.15% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.2

CMA / ARV

• ARV (median comp): $159,029
• List price: $115,000
• Delta: -27.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10013 Cathedral Dr	0.00mi	3/1.0	813 (0%)	20mo	$129,900	$160	84
9605 Chesterfield Dr	0.22mi	3/1.0	792 (-3%)	4mo	$50,000	$63	83
10101 Rosehaven Dr	0.06mi	3/1.0	876 (+8%)	22mo	$130,000	$148	66
9522 Fairland Dr	0.24mi	2/1.0 (-1)	834 (+3%)	17mo	$68,900	$83	65
10506 Chesterfield Dr	0.28mi	3/1.0	858 (+6%)	20mo	$84,882	$99	61
9409 Sierra Dr	0.37mi	3/1.0	840 (+3%)	20mo	$145,000	$173	60

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: 31.2%
• Equity multiple: 3.47×
• Total profit: $79,394
• Equity at exit: $103,601

10-year hold

• IRR: 27.5%
• Equity multiple: 8.08×
• Total profit: $227,863
• Equity at exit: $223,420

Cash invested: $32,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$603
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $225

Break-even live

Break-even rent $1,043

Max offer price $115,000

Occupancy floor 78%

Sensitivity live

Price	-10% $290	-5% $257	+0% $225	+5% $192	+10% $160
Rent	-10% $120	-5% $172	+0% $225	+5% $277	+10% $330
Rate	-1.0pp $283	-0.5pp $254	base $225	+0.5pp $195	+1.0pp $165

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.24mi
4112 Grassmere St Houston, TX	2.0	1.0	711	$700	$0.98	12d	1	0.56mi
9414 Heno St Unit 13 Houston, TX	2.0	1.0	824	$900	$1.09	26d	1	0.59mi
4205 Grassmere St Houston, TX	2.0	1.0	824	$900	$1.09	26d	1	0.62mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	4d	2	0.90mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	19d	1	0.93mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	1d	2	0.94mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$975	$1.07	45d	1	0.97mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	18d	1	1.08mi
4322 Groton Dr Houston, TX	3.0	1.0	858	$1,395	$1.63	45d	1	1.18mi

Listing history 14 events

1. 2026-06-01
   days on market $115,000 Active 236 DOM
2. 2026-05-31
   days on market $115,000 Active 235 DOM
3. 2026-02-25
   price $115,000 126-char remark

   Show marketing remark (126 chars)

   Selling property as is. Actual size of house is 1194 sq ft. with garage conversion to a 4/2 Buyer to verify all room sizes.

4. 2025-10-08
   listed $125,000 Active 126-char remark

   Show marketing remark (126 chars)

   Selling property as is. Actual size of house is 1194 sq ft. with garage conversion to a 4/2 Buyer to verify all room sizes.

5. 2024-11-08
   soldstatus
6. 2024-11-07
   soldstatus
7. 2024-11-05
   soldstatus Sold 938-char remark

   Show marketing remark (938 chars)

   Boasting 3 bedrooms, 1 bathroom, and a spacious 5,500 sq. ft. lot, this property is located in a rapidly developing area, making it a fantastic investment opportunity for those looking to capitalize on a high-growth neighborhood. On the market for the first time in 20 years, this home offers a unique chance to acquire an affordable property with significant potential. Conveniently situated just 10 minutes from 610 and only 15 minutes from the Medical Center, Hermann Park, NRG Stadium, and Hobby Airport, with downtown Houston a short 20-minute drive away, the location ensures excellent accessibility and convenience. The home features large, open living spaces and spacious bedrooms, while the expansive lot provides ample room for customization. With its prime location and ample space, this property is perfect for investors and homeowners alike. Don’t miss out on this exceptional investment opportunity in a thriving area!

8. 2024-10-31
   status Pending 938-char remark

   Show marketing remark (938 chars)

   Boasting 3 bedrooms, 1 bathroom, and a spacious 5,500 sq. ft. lot, this property is located in a rapidly developing area, making it a fantastic investment opportunity for those looking to capitalize on a high-growth neighborhood. On the market for the first time in 20 years, this home offers a unique chance to acquire an affordable property with significant potential. Conveniently situated just 10 minutes from 610 and only 15 minutes from the Medical Center, Hermann Park, NRG Stadium, and Hobby Airport, with downtown Houston a short 20-minute drive away, the location ensures excellent accessibility and convenience. The home features large, open living spaces and spacious bedrooms, while the expansive lot provides ample room for customization. With its prime location and ample space, this property is perfect for investors and homeowners alike. Don’t miss out on this exceptional investment opportunity in a thriving area!

9. 2024-09-03
   price $129,900 938-char remark

   Show marketing remark (938 chars)

   Boasting 3 bedrooms, 1 bathroom, and a spacious 5,500 sq. ft. lot, this property is located in a rapidly developing area, making it a fantastic investment opportunity for those looking to capitalize on a high-growth neighborhood. On the market for the first time in 20 years, this home offers a unique chance to acquire an affordable property with significant potential. Conveniently situated just 10 minutes from 610 and only 15 minutes from the Medical Center, Hermann Park, NRG Stadium, and Hobby Airport, with downtown Houston a short 20-minute drive away, the location ensures excellent accessibility and convenience. The home features large, open living spaces and spacious bedrooms, while the expansive lot provides ample room for customization. With its prime location and ample space, this property is perfect for investors and homeowners alike. Don’t miss out on this exceptional investment opportunity in a thriving area!

10. 2024-08-09
    listed $139,900 Active 938-char remark

    Show marketing remark (938 chars)

    Boasting 3 bedrooms, 1 bathroom, and a spacious 5,500 sq. ft. lot, this property is located in a rapidly developing area, making it a fantastic investment opportunity for those looking to capitalize on a high-growth neighborhood. On the market for the first time in 20 years, this home offers a unique chance to acquire an affordable property with significant potential. Conveniently situated just 10 minutes from 610 and only 15 minutes from the Medical Center, Hermann Park, NRG Stadium, and Hobby Airport, with downtown Houston a short 20-minute drive away, the location ensures excellent accessibility and convenience. The home features large, open living spaces and spacious bedrooms, while the expansive lot provides ample room for customization. With its prime location and ample space, this property is perfect for investors and homeowners alike. Don’t miss out on this exceptional investment opportunity in a thriving area!

11. 2004-10-25
    soldstatus
12. 2004-10-23
    historical
13. 2004-10-15
    listed $39,900
14. 1988-01-02
    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: $2,074 · $173/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$30/yr (+$3/mo · 1.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,929
• − Mortgage interest: −$6,442
• − Property taxes: −$2,074
• − Insurance: −$575
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,345
• Taxable income: $944
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,471/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

+188.2% since first listed

12 events — show timeline

• 2026-02-25 Price Changed $115,000 HARMLS
• 2025-10-08 Listed $125,000 HARMLS
• 2024-11-08 Sold (Public Records) — Public Records
• 2024-11-07 Sold (Public Records) — Public Records
• 2024-11-05 Sold (MLS) — HARMLS
• 2024-10-31 Pending — HARMLS
• 2024-09-03 Price Changed $129,900 HARMLS
• 2024-08-09 Listed $139,900 HARMLS
• 2004-10-25 Sold (Public Records) — Public Records
• 2004-10-23 Listing Removed — HARMLS
• 2004-10-15 Listed $39,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,074 · +1.6% YoY. Source: county tax records.