9410 Rosehaven Dr · Houston, TX 77051

$199,900

3 bd · 1.0 ba · 1,431 sqft · SingleFamily public records · 65 Days on market

Built 1955 5,828 sqft lot $140/sqft · 11% above area Est $180k · 11% 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).

• Cash flow +15.4/30.0
• Appreciation +10.0/10.0
• 1% rule +4.8/10.0
• DSCR +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into comfort and charm when you get inside this well maintained 3-bedroom, 2-bath home. The spacious layout is perfect for entertaining or everyday living. Plenty of natural light, creates a warm and welcoming feeling from the moment you walk in. The kitchen has ample counter space and cabinets, great for showing off those culinary skills. Three nice sized bedrooms invite you for a relaxing night and great space to unwind. The large backyard gives you unlimited possibilities to build your perfect backyard retreat. Would be a great starter home! 2022 new roof and attic insulation. New flooring, paint, and front door. Let's explore options and make this home yours!

Key facts

• Large windows
• Ample counter space
• Large backyard

Tags

• LARGE WINDOWS
• AMPLE COUNTER SPACE
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $77 ($930/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (2.3% below list).
• Recommended offer: $188k (6.0% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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: 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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.98% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 8.5

CMA / ARV

• ARV (median comp): $179,764
• List price: $199,900
• Delta: 11.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9401 Kappa Dr	0.09mi	3/2.0	1,631 (+14%)	1mo	$200,000	$123	67
2818 Milton Lodge Ln	0.55mi	3/2.5	1,384 (-3%)	2mo	$279,990	$202	62
10108 Penryn Forest Trl	0.55mi	3/2.5	1,384 (-3%)	2mo	$279,990	$202	61
10204 Penryn Forest Trl	0.58mi	3/2.5	1,384 (-3%)	1mo	$284,990	$206	61
10208 Penryn Forest Trl	0.58mi	3/2.5	1,486 (+4%)	2mo	$299,990	$202	59
10211 Penryn Forest Trl	0.58mi	3/2.5	1,486 (+4%)	3mo	$304,990	$205	58
10322 Penryn Forest Trl	0.65mi	3/2.5	1,486 (+4%)	2mo	$304,990	$205	56
10014 Sierra Dr	0.38mi	4/2.0 (+1)	1,243 (-13%)	2mo	$185,000	$149	50
3034 Corksie St	0.46mi	3/2.0	1,225 (-14%)	0mo	$219,900	$180	50
2640 Afton Heights Way	0.71mi	3/2.5	1,586 (+11%)	3mo	$313,990	$198	41
3623 Jipsie Ln	0.68mi	3/2.0	1,617 (+13%)	2mo	$205,000	$127	40
2622 Afton Heights Way	0.74mi	3/2.5	1,586 (+11%)	2mo	$310,990	$196	40

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: 26.2%
• Equity multiple: 3.10×
• Total profit: $117,427
• Equity at exit: $180,086

10-year hold

• IRR: 23.5%
• Equity multiple: 7.25×
• Total profit: $349,799
• Equity at exit: $388,362

Cash invested: $55,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$334 /mo · $4,003/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $77

Break-even live

Break-even rent $1,855

Max offer price $199,900

Occupancy floor 91%

Sensitivity live

Price	-10% $191	-5% $134	+0% $77	+5% $21	+10% $-36
Rent	-10% $-77	-5% $0	+0% $77	+5% $155	+10% $232
Rate	-1.0pp $178	-0.5pp $128	base $77	+0.5pp $26	+1.0pp $-27

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9610 Buffum St Houston, TX	3.0	3.0	1605	$1,799	$1.12	45d	1	0.28mi
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	45d	1	0.31mi
2910 Reed Rd Houston, TX	3.0	2.0	1221	$1,228	$1.01	0d	3	0.40mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	4d	2	0.52mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$975	$1.07	45d	1	0.64mi
10510 Cathedral Dr Houston, TX	3.0	1.0	887	$1,300	$1.47	45d	1	0.65mi
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	19d	1	0.79mi
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,450	$1.35	23d	1	0.80mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,400	$1.32	6d	1	0.80mi
10415 Lancaster Ln Houston, TX	3.0–4.0	2.5	1937	$2,525	$1.30	22d	1	0.87mi
3137 W Bellfort Ave Houston, TX	2.0	2.0	1164	$1,802	$1.55	45d	1	0.94mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	45d	1	1.10mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	21d	1	1.13mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	0d	1	1.22mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	25d	1	1.24mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	16d	1	1.24mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	4d	1	1.24mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	18d	1	1.27mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	6d	1	1.37mi
8606 Lee Otis St Houston, TX	4.0	2.5	1869	$1,975	$1.06	0d	1	1.41mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	45d	1	1.41mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	14d	1	1.43mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	45d	1	1.44mi

Listing history 38 events

1. 2026-06-21
   days on market $199,900 Active 65 DOM
2. 2026-06-18
   days on market $199,900 Active 62 DOM
3. 2026-06-17
   days on market $199,900 Active 61 DOM
4. 2026-06-16
   days on market $199,900 Active 60 DOM
5. 2026-06-15
   days on market $199,900 Active 59 DOM
6. 2026-06-13
   days on market $199,900 Active 57 DOM
7. 2026-06-10
   days on market $199,900 Active 53 DOM
8. 2026-06-08
   days on market $199,900 Active 52 DOM
9. 2026-06-07
   days on market $199,900 Active 51 DOM
10. 2026-06-04
    days on market $199,900 Active 48 DOM
11. 2026-06-01
    days on market $199,900 Active 45 DOM
12. 2026-05-31
    days on market $199,900 Active 44 DOM
13. 2026-05-11
    price $199,900 676-char remark

    Show marketing remark (676 chars)

    Step into comfort and charm when you get inside this well maintained 3-bedroom, 2-bath home. The spacious layout is perfect for entertaining or everyday living. Plenty of natural light, creates a warm and welcoming feeling from the moment you walk in. The kitchen has ample counter space and cabinets, great for showing off those culinary skills. Three nice sized bedrooms invite you for a relaxing night and great space to unwind. The large backyard gives you unlimited possibilities to build your perfect backyard retreat. Would be a great starter home! 2022 new roof and attic insulation. New flooring, paint, and front door. Let's explore options and make this home yours!

14. 2026-04-17
    listed $210,000 Active 676-char remark

    Show marketing remark (676 chars)

    Step into comfort and charm when you get inside this well maintained 3-bedroom, 2-bath home. The spacious layout is perfect for entertaining or everyday living. Plenty of natural light, creates a warm and welcoming feeling from the moment you walk in. The kitchen has ample counter space and cabinets, great for showing off those culinary skills. Three nice sized bedrooms invite you for a relaxing night and great space to unwind. The large backyard gives you unlimited possibilities to build your perfect backyard retreat. Would be a great starter home! 2022 new roof and attic insulation. New flooring, paint, and front door. Let's explore options and make this home yours!

15. 2026-04-05
    historical $1,850
16. 2026-04-02
    listed $1,850
17. 2026-04-01
    historical $1,850
18. 2026-03-25
    listed $1,850
19. 2026-03-25
    historical $1,850
20. 2026-03-14
    listed $1,850
21. 2026-03-14
    historical $1,850
22. 2025-12-02
    listed $1,850
23. 2022-01-10
    soldstatus
24. 2022-01-07
    soldstatus Sold 261-char remark

    Show marketing remark (261 chars)

    Great 3 bedrooms/2 full bathroom House, Large living area. Lots of space for storage. New carpet, new siding. All windows are newly double-paned. Minutes from Bus station, Downtown, Medical center. Option period is $150 for 10 days. NO FLODING, come see today.

25. 2021-12-31
    status Pending 261-char remark

    Show marketing remark (261 chars)

    Great 3 bedrooms/2 full bathroom House, Large living area. Lots of space for storage. New carpet, new siding. All windows are newly double-paned. Minutes from Bus station, Downtown, Medical center. Option period is $150 for 10 days. NO FLODING, come see today.

26. 2021-12-15
    status Pending, Continue to Show 261-char remark

    Show marketing remark (261 chars)

    Great 3 bedrooms/2 full bathroom House, Large living area. Lots of space for storage. New carpet, new siding. All windows are newly double-paned. Minutes from Bus station, Downtown, Medical center. Option period is $150 for 10 days. NO FLODING, come see today.

27. 2021-12-13
    status Option Pending 261-char remark

    Show marketing remark (261 chars)

    Great 3 bedrooms/2 full bathroom House, Large living area. Lots of space for storage. New carpet, new siding. All windows are newly double-paned. Minutes from Bus station, Downtown, Medical center. Option period is $150 for 10 days. NO FLODING, come see today.

28. 2021-12-07
    status Active 261-char remark

    Show marketing remark (261 chars)

    Great 3 bedrooms/2 full bathroom House, Large living area. Lots of space for storage. New carpet, new siding. All windows are newly double-paned. Minutes from Bus station, Downtown, Medical center. Option period is $150 for 10 days. NO FLODING, come see today.

29. 2021-12-03
    status Option Pending 261-char remark

    Show marketing remark (261 chars)

    Great 3 bedrooms/2 full bathroom House, Large living area. Lots of space for storage. New carpet, new siding. All windows are newly double-paned. Minutes from Bus station, Downtown, Medical center. Option period is $150 for 10 days. NO FLODING, come see today.

30. 2021-11-22
    listed $135,000 Active 261-char remark

    Show marketing remark (261 chars)

    Great 3 bedrooms/2 full bathroom House, Large living area. Lots of space for storage. New carpet, new siding. All windows are newly double-paned. Minutes from Bus station, Downtown, Medical center. Option period is $150 for 10 days. NO FLODING, come see today.

31. 2020-03-14
    historical
32. 2020-01-05
    listed $135,000 Active
33. 2009-07-28
    soldstatus
34. 2009-07-20
    historical
35. 2009-06-11
    listed $25,000
36. 2005-01-14
    soldstatus
37. 2003-04-09
    soldstatus
38. 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: $4,003 · $334/mo
• Projected year-2 tax: $4,003 · $334/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $23,434
• − Mortgage interest: −$11,198
• − Property taxes: −$4,003
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$5,815
• Taxable loss: −$2,332
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $1,490/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

+699.6% since first listed

26 events — show timeline

• 2026-05-11 Price Changed $199,900 HARMLS
• 2026-04-17 Listed $210,000 HARMLS
• 2026-04-05 Rental Removed $1,850 SHOWMOJO
• 2026-04-02 Listed for Rent $1,850 SHOWMOJO
• 2026-04-01 Rental Removed $1,850 HARMLS
• 2026-03-25 Listed for Rent $1,850 HARMLS
• 2026-03-25 Rental Removed $1,850 SHOWMOJO
• 2026-03-14 Listed for Rent $1,850 SHOWMOJO
• 2026-03-14 Rental Removed $1,850 HARMLS
• 2025-12-02 Listed for Rent $1,850 HARMLS
• 2022-01-10 Sold (Public Records) — Public Records
• 2022-01-07 Sold (MLS) — HARMLS
• 2021-12-31 Pending — HARMLS
• 2021-12-15 Pending — HARMLS
• 2021-12-13 Pending — HARMLS
• 2021-12-07 Relisted — HARMLS
• 2021-12-03 Pending — HARMLS
• 2021-11-22 Listed $135,000 HARMLS
• 2020-03-14 Listing Removed — HARMLS
• 2020-01-05 Listed $135,000 HARMLS
• 2009-07-28 Sold (MLS) — HARMLS
• 2009-07-20 Listing Removed — HARMLS
• 2009-06-11 Listed $25,000 HARMLS
• 2005-01-14 Sold (Public Records) — Public Records
• 2003-04-09 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,003 · +1.6% YoY. Source: county tax records.