6410 Hartwick Rd · Houston, TX 77016

$174,900

3 bd · 1.0 ba · 1,151 sqft · SingleFamily public records · 47 Days on market

Built 1960 7,318 sqft lot $152/sqft · 7% above area Est $164k · 7% over ↓ 3% 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).

• Cash flow +14.2/30.0
• Appreciation +9.3/10.0
• 1% rule +4.6/10.0
• ARV discount +4.5/15.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Create unforgettable moments in this updated home in Northwood Manor, featuring 3 bedrooms, 1 full bath, and a well-maintained interior with laminate flooring and an easy-flow layout that maximizes space. The kitchen and dining combo offers quartz countertops with a stylish backsplash, creating a clean and modern space for your everyday meals. Get comfortable in your spacious primary suite that includes dual walk-in closets for ample storage. Outside, you have a welcoming front porch and an expansive fenced backyard with a patio and mature trees, offering shade, privacy, and a relaxing outdoor setting with room for personalization. Located in an established neighborhood with a quiet residen

Key facts

• Dual walk-in closets
• Laminate flooring
• Quartz countertops

Tags

• UPDATED HOME
• LAMINATE FLOORING
• QUARTZ COUNTERTOPS
• STYLISH BACKSPLASH
• DUAL WALK-IN CLOSETS
• FENCED BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Entry level: First
• Construction: Built in 1960; Cement siding; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen on first level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Total of 7 rooms; Living room; Dining room; Utility room
• Laundry & utility: Utility room on first level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $30 ($362/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 $168k (3.8% below list).
• Recommended offer: $168k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 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 flat; 376 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,299 (3.8% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.96% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

• ARV (median comp): $163,952
• List price: $174,900
• Delta: 6.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6330 Cobalt St	0.13mi	3/2.0	1,242 (+8%)	1mo	$199,995	$161	76
6622 Cobalt St	0.17mi	3/1.0	1,048 (-9%)	1mo	$125,000	$119	76
6319 Hopper Rd	0.36mi	3/2.5	1,188 (+3%)	1mo	$110,000	$93	71
11151 Spottswood Dr	0.30mi	3/1.0	1,283 (+12%)	1mo	$99,900	$78	66
6130 Hartwick Rd	0.26mi	3/1.0	1,278 (+11%)	5mo	$115,000	$90	65
5930 Annunciation St	0.51mi	3/1.0	1,235 (+7%)	0mo	$186,999	$151	64
6611 Mohawk St	0.46mi	3/1.5	1,255 (+9%)	6mo	$142,500	$114	57
11011 Ledford Ln	0.73mi	3/1.5	1,203 (+4%)	2mo	$170,000	$141	55
11075 Spottswood Dr	0.43mi	3/1.5	995 (-14%)	4mo	$155,000	$156	52
11059 Vailview Dr	0.50mi	4/1.5 (+1)	1,025 (-11%)	4mo	$159,000	$155	49
6723 Leedale St	0.63mi	4/1.5 (+1)	1,025 (-11%)	3mo	$120,000	$117	43
11115 Burningbush Ln	0.67mi	3/1.5	984 (-14%)	3mo	$170,000	$173	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.58×
• Total profit: $77,150
• Equity at exit: $140,668

10-year hold

• IRR: 18.5%
• Equity multiple: 5.40×
• Total profit: $215,280
• Equity at exit: $287,002

Cash invested: $48,972 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 376
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$917
• Tax from tax record: −$309 /mo · $3,711/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $30

Break-even live

Break-even rent $1,645

Max offer price $174,900

Occupancy floor 93%

Sensitivity live

Price	-10% $129	-5% $80	+0% $30	+5% $-19	+10% $-69
Rent	-10% $-103	-5% $-36	+0% $30	+5% $97	+10% $163
Rate	-1.0pp $118	-0.5pp $75	base $30	+0.5pp $-15	+1.0pp $-61

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	23d	1	0.10mi
11435 Raincove Dr Unit A Houston, TX	3.0	1.0	1000	$1,345	$1.34	5d	1	0.40mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	0.44mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	6d	1	0.59mi
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	45d	1	0.67mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	20d	1	0.93mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	9d	1	1.29mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	9d	1	1.30mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	45d	1	1.31mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	15d	1	1.36mi

Listing history 42 events

1. 2026-06-21
   days on market $174,900 Active 47 DOM
2. 2026-06-18
   days on market $174,900 Active 44 DOM
3. 2026-06-17
   days on market $174,900 Active 43 DOM
4. 2026-06-16
   days on market $174,900 Active 42 DOM
5. 2026-06-15
   days on market $174,900 Active 41 DOM
6. 2026-06-13
   days on market $174,900 Active 39 DOM
7. 2026-06-10
   days on market $174,900 Active 35 DOM
8. 2026-06-08
   days on market $174,900 Active 34 DOM
9. 2026-06-07
   days on market $174,900 Active 33 DOM
10. 2026-06-04
    days on market $174,900 Active 30 DOM
11. 2026-06-01
    days on market $174,900 Active 27 DOM
12. 2026-05-31
    days on market $174,900 Active 26 DOM
13. 2026-05-05
    listed $174,900 Active 946-char remark
14. 2026-03-30
    historical
15. 2026-03-07
    historical $1,475
16. 2026-02-21
    price $1,475
17. 2026-02-15
    listed $1,499
18. 2026-02-12
    listed $190,000 Active
19. 2025-08-12
    status Pending
20. 2025-08-12
    status Active
21. 2025-08-12
    historical
22. 2025-08-09
    historical
23. 2025-07-09
    listed $200,000 Active
24. 2025-06-27
    historical
25. 2025-06-10
    price $180,000
26. 2025-05-10
    price $190,000
27. 2025-05-10
    status Active
28. 2025-04-30
    status Option Pending
29. 2025-02-19
    price $195,000
30. 2025-01-19
    status Active
31. 2025-01-17
    status Option Pending
32. 2024-12-26
    listed $200,000 Active
33. 2024-12-16
    historical
34. 2024-12-02
    listed $200,000 Active
35. 2024-12-02
    historical
36. 2024-07-17
    soldstatus
37. 2019-08-16
    soldstatus Sold
38. 2019-08-16
    soldstatus
39. 2019-07-20
    status Pending
40. 2019-07-17
    listed $180,000 Active
41. 2019-03-27
    soldstatus
42. 2000-03-06
    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: $3,711 · $309/mo
• Projected year-2 tax: $3,711 · $309/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,196
• − Mortgage interest: −$9,797
• − Property taxes: −$3,711
• − Insurance: −$874
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,088
• Taxable loss: −$2,507
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $964/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

-2.8% since first listed

30 events — show timeline

• 2026-05-05 Listed $174,900 HARMLS
• 2026-03-30 Listing Removed — HARMLS
• 2026-03-07 Rental Removed $1,475 HARMLS
• 2026-02-21 Price Changed $1,475 HARMLS
• 2026-02-15 Listed for Rent $1,499 HARMLS
• 2026-02-12 Listed $190,000 HARMLS
• 2025-08-12 Pending — HARMLS
• 2025-08-12 Relisted — HARMLS
• 2025-08-12 Listing Removed — HARMLS
• 2025-08-09 Listing Removed — HARMLS
• 2025-07-09 Listed $200,000 HARMLS
• 2025-06-27 Listing Removed — HARMLS
• 2025-06-10 Price Changed $180,000 HARMLS
• 2025-05-10 Price Changed $190,000 HARMLS
• 2025-05-10 Relisted — HARMLS
• 2025-04-30 Pending — HARMLS
• 2025-02-19 Price Changed $195,000 HARMLS
• 2025-01-19 Relisted — HARMLS
• 2025-01-17 Pending — HARMLS
• 2024-12-26 Listed $200,000 HARMLS
• 2024-12-16 Listing Removed — HARMLS
• 2024-12-02 Listed $200,000 HARMLS
• 2024-12-02 Coming Soon — HARMLS
• 2024-07-17 Sold (Public Records) — Public Records
• 2019-08-16 Sold (Public Records) — Public Records
• 2019-08-16 Sold (MLS) — HARMLS
• 2019-07-20 Pending — HARMLS
• 2019-07-17 Listed $180,000 HARMLS
• 2019-03-27 Sold (Public Records) — Public Records
• 2000-03-06 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,711 · -3.5% YoY. Source: county tax records.