323 Eado Park Cir · Houston, TX 77020

$385,000

3 bd · 3.5 ba · 1,967 sqft · SingleFamily public records · 18 Days on market

Built 2017 1,454 sqft lot $196/sqft · 12% below area Est $437k · 12% under $100/mo HOA · 4% of rent

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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 +12.8/15.0
• Appreciation +10.0/10.0
• Cash flow +5.1/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

EaDo Edge is right in the middle of Houston's fastest growing neighborhood just minutes from Downtown. The community offers guest parking, area courtyards, and dog parks. Each freestanding home showcases sleek, contemporary, designer finishes throughout. There are multiple floor plans to choose from. Some plans offer roof terraces. All plans offer balconies, open concept living, and spacious bedrooms with adjoining baths and closets.

Key facts

• Rooftop balcony
• Open concept design
• High end finishes

Tags

• FIRST FLOOR BEDROOM
• ENSUITE FULL BATHROOM
• OPEN CONCEPT DESIGN
• MODERN KITCHEN
• HIGH END FINISHES
• ROOFTOP BALCONY

Property features AI

Finance

• Other: Living area approximately 1,967 square feet
• HOA & community: HOA managed by KING PROPERTY MANAGEMENT; Annual association fee of $1,195

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Entry level information not provided
• Construction: Built in 2017; Cement siding; Composition roof; Slab foundation
• Exterior features: Balcony; Patio/porch features include balcony; Property located in a subdivision

Interior

• Kitchen: Kitchen on second floor (20x11); Appliances: Dishwasher, Disposal, Microwave
• Bedrooms: Primary bedroom on third floor (16x13); Bedroom on first floor (13x11); Bedroom on third floor (11x10)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Dishwasher, Disposal, Microwave; Carpet, Tile, Wood flooring; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-960 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (44.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (31.5% below list).
• Recommended offer: $215k (44.1% below list) — sets the bar for cash-flow.

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: Bruce El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 307 students, 98% FRL); Mcreynolds Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 398 students, 98% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% 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 (+4.3%/yr); 339 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); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,637/mo this rent would consume 63% of the median local household income ($50k/yr) (locally 969% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,336 (44.1% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.69% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.95%
• DSCR: 0.56
• GRM: 12.2

CMA / ARV

• ARV (median comp): $436,782
• List price: $385,000
• Delta: -11.86%
• 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
3209 Baer St Unit A	0.29mi	3/3.5	1,990 (+1%)	1mo	$464,900	$234	84
3209 Baer St Unit B	0.29mi	3/3.5	1,996 (+2%)	1mo	$464,900	$233	83
411 Grove St Unit C	0.26mi	3/2.5	1,903 (-3%)	2mo	$375,000	$197	77
2706 Fox St	0.46mi	3/3.5	2,012 (+2%)	1mo	$499,900	$248	74
3306 Cline St	0.29mi	3/3.5	2,154 (+10%)	1mo	$390,000	$181	70
711 Schwartz St	0.15mi	3/3.5	1,692 (-14%)	2mo	$309,000	$183	68
3415 Stonewall St	0.64mi	3/2.5	1,969 (+0%)	1mo	$369,000	$187	65
3409 Stonewall St	0.64mi	3/2.5	1,969 (+0%)	1mo	$349,900	$178	65
407 Grove St Unit B	0.25mi	3/3.5	2,220 (+13%)	4mo	$429,999	$194	64
2321 Ann St	0.39mi	3/3.0	2,197 (+12%)	1mo	$339,000	$154	59
413 N Nagle St Unit B	0.45mi	3/3.5	1,744 (-11%)	5mo	$375,000	$215	56
659 Press St	0.73mi	3/2.5	1,682 (-14%)	2mo	$299,900	$178	36

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.41×
• Total profit: $152,199
• Equity at exit: $346,839

10-year hold

• IRR: 16.5%
• Equity multiple: 5.68×
• Total profit: $504,145
• Equity at exit: $747,970

Cash invested: $107,800 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 339
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,637 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$698 /mo · $8,377/yr
• Insurance: −$160
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-960

Break-even live

Break-even rent $3,853

Max offer price $215,336

Occupancy floor —

Sensitivity live

Price	-10% $-742	-5% $-851	+0% $-960	+5% $-1,069	+10% $-1,178
Rent	-10% $-1,169	-5% $-1,065	+0% $-960	+5% $-856	+10% $-752
Rate	-1.0pp $-767	-0.5pp $-863	base $-960	+0.5pp $-1,060	+1.0pp $-1,162

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$2,922	$1.47	1d	1	0.15mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	46d	1	0.18mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	10d	1	0.28mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	0d	67	0.31mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	46d	1	0.37mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	46d	1	0.38mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,593	$1.59	7d	1	0.44mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	46d	1	0.50mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,056	$1.66	0d	1	0.50mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	14d	1	0.50mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	13d	1	0.50mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	1d	1	0.50mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	10d	1	0.50mi
2315 Navigation Blvd Houston, TX	1.0–2.0	1.0–2.5	943	$3,500	$3.71	0d	62	0.59mi
2404 Navigation Blvd Unit 424 Houston, TX	2.0	2.0	1309	$2,296	$1.75	7d	1	0.62mi
2404 Navigation Blvd Unit 2441 Houston, TX	2.0	2.0	1309	$2,280	$1.74	1d	1	0.62mi
2404 Navigation Blvd Unit 2187 Houston, TX	2.0	2.0	1309	$2,331	$1.78	0d	1	0.62mi
2404 Navigation Blvd Unit 422 Houston, TX	2.0	2.0	1309	$2,296	$1.75	10d	1	0.62mi
2414 East Dr Unit Canal St unit Houston, TX	3.0	3.5	2063	$2,950	$1.43	10d	1	0.68mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	46d	1	0.69mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	46d	1	0.70mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	10d	1	0.72mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	46d	1	0.72mi
15 N Chenevert St Houston, TX	2.0	1.0–2.0	1351	$4,000	$2.96	0d	16	0.79mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	0d	15	0.92mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	46d	1	1.07mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	23d	1	1.07mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	46d	1	1.07mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	46d	1	1.08mi
500 Crawford St Houston, TX	1.0–2.0	1.0–2.0	1039	$2,315	$2.23	46d	32	1.13mi
915 Franklin St Unit 312202 Houston, TX	2.0	2.0	1398	$1,987	$1.42	46d	1	1.17mi
915 Franklin St Unit ID51118 Houston, TX	2.0	2.0	1342	$2,000	$1.49	46d	1	1.17mi
1475 Texas Ave Unit 2162 Houston, TX	2.0	2.0	1233	$2,840	$2.30	7d	1	1.18mi
1475 Texas Ave Unit 2187 Houston, TX	2.0	2.0	1233	$2,875	$2.33	0d	1	1.18mi
1475 Texas Ave Unit 2187 Houston, TX	2.0	2.0	1233	$2,865	$2.32	1d	1	1.18mi
1475 Texas Ave Unit 422 Houston, TX	2.0	2.0	1233	$2,840	$2.30	10d	1	1.18mi
1475 Texas St Unit 425 Houston, TX	2.0	2.0	1233	$2,824	$2.29	1d	1	1.19mi
1475 Texas St Houston, TX	3.0	1.0–2.0	1304	$6,350	$4.87	46d	28	1.19mi
201 Main St Unit 12258 Houston, TX	2.0	2.0	1308	$2,250	$1.72	46d	1	1.19mi
2504 Rusk St Unit 1563174P Houston, TX	2.0	2.0	1819	$4,036	$2.22	5d	1	1.23mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 23 events

1. 2026-06-21
   days on market $385,000 Active 18 DOM
2. 2026-06-18
   days on market $385,000 Active 15 DOM
3. 2026-06-17
   days on market $385,000 Active 14 DOM
4. 2026-06-16
   days on market $385,000 Active 13 DOM
5. 2026-06-15
   days on market $385,000 Active 12 DOM
6. 2026-06-13
   days on market $385,000 Active 10 DOM
7. 2026-06-09
   days on market $385,000 Active 6 DOM
8. 2026-06-08
   days on market $385,000 Active 5 DOM
9. 2026-06-07
   days on market $385,000 Active 4 DOM
10. 2026-06-04
    days on marketlisting id $385,000 Active 1 DOM
11. 2026-06-01
    days on market $385,000 Active 31 DOM
12. 2026-05-31
    days on market $385,000 Active 30 DOM
13. 2026-05-01
    listed $385,000 Active 927-char remark
14. 2026-04-29
    historical $385,000 927-char remark
15. 2024-10-16
    historical $2,550
16. 2024-09-24
    price $2,550
17. 2024-08-18
    price $2,900
18. 2024-07-31
    listed $2,995
19. 2019-03-28
    soldstatus Sold 437-char remark

    Show marketing remark (437 chars)

    EaDo Edge is right in the middle of Houston's fastest growing neighborhood just minutes from Downtown. The community offers guest parking, area courtyards, and dog parks. Each freestanding home showcases sleek, contemporary, designer finishes throughout. There are multiple floor plans to choose from. Some plans offer roof terraces. All plans offer balconies, open concept living, and spacious bedrooms with adjoining baths and closets.

20. 2019-02-19
    status Pending 437-char remark

    Show marketing remark (437 chars)

    EaDo Edge is right in the middle of Houston's fastest growing neighborhood just minutes from Downtown. The community offers guest parking, area courtyards, and dog parks. Each freestanding home showcases sleek, contemporary, designer finishes throughout. There are multiple floor plans to choose from. Some plans offer roof terraces. All plans offer balconies, open concept living, and spacious bedrooms with adjoining baths and closets.

21. 2018-10-03
    listed $349,190 Active 437-char remark

    Show marketing remark (437 chars)

    EaDo Edge is right in the middle of Houston's fastest growing neighborhood just minutes from Downtown. The community offers guest parking, area courtyards, and dog parks. Each freestanding home showcases sleek, contemporary, designer finishes throughout. There are multiple floor plans to choose from. Some plans offer roof terraces. All plans offer balconies, open concept living, and spacious bedrooms with adjoining baths and closets.

22. 2018-05-24
    historical
23. 2018-05-16
    listed $359,990 Active

ⓘ 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: $8,377 · $698/mo
• Projected year-2 tax: $8,377 · $698/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,649
• − Mortgage interest: −$21,566
• − Property taxes: −$8,377
• − Insurance: −$2,722
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − HOA: −$1,200
• − Depreciation: −$11,200
• Taxable loss: −$18,481
• Est. tax savings @ 24.0%: +$4,435
• After-tax cash flow: $-7,090/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

+6.9% since first listed

13 events — show timeline

• 2026-06-03 Listed $385,000 HARMLS
• 2026-06-03 Listing Removed — HARMLS
• 2026-05-01 Listed $385,000 HARMLS
• 2026-04-29 Coming Soon — HARMLS
• 2024-10-16 Rental Removed $2,550 HARMLS
• 2024-09-24 Price Changed $2,550 HARMLS
• 2024-08-18 Price Changed $2,900 HARMLS
• 2024-07-31 Listed for Rent $2,995 HARMLS
• 2019-03-28 Sold (MLS) — HARMLS
• 2019-02-19 Pending — HARMLS
• 2018-10-03 Listed $349,190 HARMLS
• 2018-05-24 Listing Removed — HARMLS
• 2018-05-16 Listed $359,990 HARMLS

Property tax history

+42.8%/yr

Latest (2025): $8,377 · -4.4% YoY. Source: county tax records.