7329 Gleason Rd · Houston, TX 77016

$170,000

3 bd · 1.0 ba · 1,438 sqft · SingleFamily public records · 31 Days on market

Built 1960 9,125 sqft lot Est $204k · 17% 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 +19.1/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Why rent when you can own? This fully renovated Houston home can be yours for less than approximately $1,650/month, and our preferred lender partner is offering a complimentary 1-year rate buydown to help lower your payment even further. Located just north of Downtown Houston, this move-in-ready 3-bedroom, 1-bath home is within 15 minutes of Downtown, the Heights, EaDo, Daikin Park, Discovery Green, and more. Recent updates include new flooring, fresh interior and exterior paint, updated plumbing, modern light fixtures, new cabinets, updated bathroom finishes, and a recent roof. The oversized backyard features a large shed with potential to become an in-law suite, home office, studio, or wo

Key facts

• Remodeled
• New kitchen faucets
• New bathroom vanity

Tags

• REMODELED
• UPDATED PLUMBING
• NEW LIGHT FIXTURES
• NEW KITCHEN CABINETS
• NEW BATHROOM VANITY
• NEW KITCHEN FAUCETS

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story (entry level: first); Facing information not provided
• Construction: Cement siding; Built in 1960; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen (first level), approximately 9 x 7
• Bedrooms: Primary bedroom (first level), approximately 13 x 11; Bedroom (first level), approximately 9 x 11; Bedroom (first level), approximately 9 x 10
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; gas cooling option
• Interior features: Den; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% 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: Shadydale El (math 11% / reading 20%, grade F, #3,990 of 4,322 statewide, top 93%, 631 students, 95% FRL); 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 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask is 9344% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $41k; list at $170k implies a 315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.04% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $204,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7227 Colton St	0.20mi	4/2.0 (+1)	1,510 (+5%)	0mo	$214,000	$142	73
7203 Gore Dr	0.20mi	3/1.0	1,609 (+12%)	2mo	$159,000	$99	69
7726 Spinet St	0.52mi	3/2.0	1,456 (+1%)	3mo	$150,000	$103	67
7321 Wiley Rd	0.26mi	3/1.0	1,262 (-12%)	2mo	$179,900	$143	66
7234 Boggess Rd	0.31mi	3/1.0	1,236 (-14%)	1mo	$168,000	$136	61
10507 Royal Oaks Dr	0.36mi	4/2.0 (+1)	1,311 (-9%)	2mo	$215,000	$164	57
7705 Yoe St	0.55mi	4/2.0 (+1)	1,388 (-4%)	3mo	$90,000	$65	57
7706 Tully Ave	0.47mi	3/2.0	1,600 (+11%)	2mo	$300,000	$188	53
7630 Yoe St	0.54mi	3/2.0	1,300 (-10%)	2mo	$239,000	$184	53
6015 Langley Rd	0.50mi	3/1.0	1,245 (-13%)	2mo	$95,000	$76	53
10643 Red Orchid Dr	0.72mi	4/2.0 (+1)	1,409 (-2%)	2mo	$240,000	$170	52
7450 Ida Wells Forest Dr	0.50mi	3/2.0	1,645 (+14%)	2mo	$220,000	$134	47

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: 23.8%
• Equity multiple: 2.77×
• Total profit: $84,161
• Equity at exit: $136,727

10-year hold

• IRR: 20.6%
• Equity multiple: 5.79×
• Total profit: $228,105
• Equity at exit: $278,961

Cash invested: $47,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$891
• Tax from tax record: −$256 /mo · $3,070/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $179

Break-even live

Break-even rent $1,542

Max offer price $170,000

Occupancy floor 85%

Sensitivity live

Price	-10% $275	-5% $227	+0% $179	+5% $131	+10% $83
Rent	-10% $39	-5% $109	+0% $179	+5% $249	+10% $319
Rate	-1.0pp $265	-0.5pp $222	base $179	+0.5pp $135	+1.0pp $90

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	15d	1	0.05mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	18d	1	0.20mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	44d	1	0.20mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	44d	1	0.40mi
7176 Parker Rd Houston, TX	4.0	2.0	1152	$1,200	$1.04	44d	1	0.48mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	25d	1	0.51mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	8d	1	0.54mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	19d	1	0.56mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,865	$2.58	0d	1	0.59mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	25d	1	0.74mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	21d	1	0.79mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	44d	1	0.84mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	44d	1	0.84mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	44d	1	0.84mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	44d	1	0.92mi
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	44d	1	0.96mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	8d	1	0.99mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	6d	1	1.07mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.11mi
9410 Firnat St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	0d	1	1.11mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	23d	1	1.16mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,675	$1.04	0d	1	1.21mi
8102 Rhobell St Unit A Houston, TX	4.0	3.5	1567	$1,750	$1.12	44d	1	1.22mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	2d	5	1.26mi
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	23d	1	1.32mi
8214 Parker Rd Unit B Houston, TX	3.0	2.0	1608	$1,560	$0.97	8d	1	1.32mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	16d	1	1.35mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	16d	1	1.35mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	25d	1	1.36mi
7223 Valmont Dr Houston, TX	4.0	2.0	1546	$1,595	$1.03	44d	1	1.36mi
8213 Bigwood St Unit A Houston, TX	3.0	2.5	1150	$1,595	$1.39	44d	1	1.38mi
8302 Caddo Rd Houston, TX	2.0	1.0	896	$1,450	$1.62	44d	1	1.46mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	44d	1	1.49mi

Listing history 30 events

1. 2026-06-21
   days on market $170,000 Active 31 DOM
2. 2026-06-18
   days on market $170,000 Active 28 DOM
3. 2026-06-17
   days on market $170,000 Active 27 DOM
4. 2026-06-16
   days on market $170,000 Active 26 DOM
5. 2026-06-15
   days on market $170,000 Active 25 DOM
6. 2026-06-13
   days on market $170,000 Active 23 DOM
7. 2026-06-10
   days on market $170,000 Active 19 DOM
8. 2026-06-08
   days on market $170,000 Active 18 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    pricedays on market $170,000 Active 17 DOM
11. 2026-06-04
    days on market $173,000 Active 14 DOM
12. 2026-06-01
    days on market $173,000 Active 11 DOM
13. 2026-05-31
    days on market $173,000 Active 10 DOM
14. 2026-05-10
    historical $173,000 640-char remark
15. 2026-04-21
    soldstatus
16. 2026-04-17
    soldstatus Closed 138-char remark
17. 2026-04-07
    status Pending 138-char remark
18. 2026-03-27
    status Pending 138-char remark
19. 2026-03-18
    listed $149,000 Active 138-char remark
20. 2025-06-04
    historical
21. 2025-05-24
    price $139,900
22. 2025-04-30
    price $159,000
23. 2025-04-28
    price $170,000
24. 2025-04-17
    listed $160,000 Active
25. 2013-03-21
    historical
26. 2013-03-15
    soldstatus Sold
27. 2013-02-11
    status Pending
28. 2013-02-01
    listed $30,000 Active
29. 2003-09-02
    soldstatus
30. 1995-08-15
    soldstatus $41,000

ⓘ 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: $3,070 · $256/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$41/yr (+$3/mo · 1.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,222
• − Mortgage interest: −$9,523
• − Property taxes: −$3,070
• − Insurance: −$850
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$4,945
• Taxable loss: −$561
• Est. tax savings @ 24.0%: +$135
• After-tax cash flow: $2,283/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

-95.6% since first listed

24 events — show timeline

• 2026-06-11 Listed for Rent $1,800 HARMLS
• 2026-06-05 Price Changed $170,000 HARMLS
• 2026-05-21 Listed $173,000 HARMLS
• 2026-05-21 Listing Removed — HARMLS
• 2026-05-21 Listed $173,000 HARMLS
• 2026-05-21 Listing Removed — HARMLS
• 2026-05-21 Listed $173,000 HARMLS
• 2026-05-10 Coming Soon — HARMLS
• 2026-04-21 Sold (Public Records) — Public Records
• 2026-04-17 Sold (MLS) — HARMLS
• 2026-04-07 Pending — HARMLS
• 2026-03-27 Pending — HARMLS
• 2026-03-18 Listed $149,000 HARMLS
• 2025-06-04 Listing Removed — HARMLS
• 2025-05-24 Price Changed $139,900 HARMLS
• 2025-04-30 Price Changed $159,000 HARMLS
• 2025-04-28 Price Changed $170,000 HARMLS
• 2025-04-17 Listed $160,000 HARMLS
• 2013-03-21 Listing Removed — HARMLS
• 2013-03-15 Sold (MLS) — HARMLS
• 2013-02-11 Pending — HARMLS
• 2013-02-01 Listed $30,000 HARMLS
• 2003-09-02 Sold (Public Records) — Public Records
• 1995-08-15 Sold (Public Records) $41,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,070 · +5.9% YoY. Source: county tax records.