14410 Hiram Clarke Rd · Houston, TX 77045

$79,000

3 bd · 1.0 ba · 1,103 sqft · SingleFamily public records · 8 Days on market

Built 1950 10,275 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Cap rate 16.3% 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.
• 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: Lawson Middle (math 21% / reading 27%, grade F, #1,301 of 1,662 statewide, top 79%, 1,274 students, 96% FRL); Madison H S (math 9% / reading 17%, grade F, #1,537 of 1,632 statewide, top 94%, 1,924 students, 93% FRL) — zoned schools average 94% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 31% district-wide (-12 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 soft (-2.4%/yr); 135 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 35% of the median local income ($60k/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 $546 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $79k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1950 — 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 $79,000

Questions for the listing agent

1. Built in 1950 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.19% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.73%
• DSCR: 2.59
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $179,789
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14410 Hiram Clarke Rd	0.00mi	3/1.0	1,103 (0%)	1mo	$79,000	$72	100
14531 Essendine Ln	0.16mi	3/1.5	1,019 (-8%)	2mo	$115,000	$113	77
14518 Player St	0.25mi	3/2.0	1,082 (-2%)	17mo	$95,000	$88	67
4827 Dalmatian Dr	0.37mi	3/1.5	1,156 (+5%)	10mo	$149,000	$129	64
4631 Brownstone Ln	0.58mi	3/2.0	1,100 (-0%)	13mo	$219,000	$199	58
4002 Cloverbrook Dr	0.67mi	3/1.5	1,165 (+6%)	1mo	$140,000	$120	56
3922 Simsbrook Dr	0.67mi	3/1.5	1,220 (+11%)	0mo	$199,000	$163	49
4610 High Point Ln	0.64mi	3/2.0	1,218 (+10%)	4mo	$225,000	$185	46
3906 Simsbrook Dr	0.71mi	3/2.0	1,227 (+11%)	10mo	$230,000	$187	36
4331 High Point Ln	0.66mi	3/2.0	1,263 (+14%)	8mo	$219,900	$174	34
4023 Cloverbrook Dr	0.62mi	3/2.0	1,248 (+13%)	21mo	$229,000	$183	28
4318 Oakside Dr	0.69mi	4/2.0 (+1)	1,246 (+13%)	16mo	$195,000	$157	24

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.09×
• Total profit: $24,195
• Equity at exit: $11,779

10-year hold

• IRR: 33.0%
• Equity multiple: 3.53×
• Total profit: $55,980
• Equity at exit: $6,830

Cash invested: $22,120 (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 77045

• Home prices YoY: -7.4%
• Rents YoY: -2.4%
• Active inventory: 135
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$414
• Tax from tax record: −$262 /mo · $3,149/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $659

Break-even live

Break-even rent $898

Max offer price $79,000

Occupancy floor 57%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14002 Santa Teresa Rd Houston, TX	4.0	1.5	864	$1,197	$1.39	43d	1	0.98mi
5234 Jorns St Houston, TX	3.0	2.0	1274	$1,599	$1.26	22d	1	1.22mi
15025 Alkay St Houston, TX	3.0	2.0	1162	$2,050	$1.76	22d	1	1.23mi
14435 Acuna Ln Houston, TX	3.0	2.0	1496	$1,805	$1.21	43d	1	1.44mi
15706 Clarke Springs Dr Houston, TX	3.0	2.0	1176	$1,495	$1.27	16d	1	1.46mi
15706 Clarke Springs Dr Unit 15706C Houston, TX	3.0	2.0	1176	$1,495	$1.27	15d	1	1.46mi
4630 Callery Creek Dr Houston, TX	4.0	2.0	1311	$1,695	$1.29	24d	1	1.47mi
3239 Kelling St Houston, TX	4.0	2.0	1311	$1,589	$1.21	16d	1	1.50mi

Listing history 5 events

1. 2026-04-17
   status Pending
2. 2026-04-13
   status Pending
3. 2026-04-09
   listed $79,000 Active
4. 2026-03-25
   soldstatus
5. 1996-12-04
   soldstatus $35,000

ⓘ 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: $3,149 · $262/mo
• Projected year-2 tax: $3,149 · $262/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $20,782
• − Mortgage interest: −$4,425
• − Property taxes: −$3,149
• − Insurance: −$395
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$2,298
• Taxable income: $7,190
• Est. tax owed @ 24.0%: −$1,726
• After-tax cash flow: $6,177/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): 33,563
• Household income: $59,688
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 803.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 54% Black 37% Two or more races 25% White 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Ukrainian 1% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 47% English-only · Spanish 49% Arabic 2% Tagalog/Filipino 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: ▼ -22.49%
• Current HPI: 282.5426
• Rent YoY: ▼ -2.35%
• 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

+125.7% since first listed

5 events — show timeline

• 2026-04-17 Pending — HARMLS
• 2026-04-13 Pending — HARMLS
• 2026-04-09 Listed $79,000 HARMLS
• 2026-03-25 Sold (Public Records) — Public Records
• 1996-12-04 Sold (Public Records) $35,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $3,149 · +6.6% YoY. Source: county tax records.