6705 Zaken Rd · Houston, TX 77091

$279,900

3 bd · 2.5 ba · 1,450 sqft · SingleFamily · 1 Days on market

Built 2026 1,511 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.5/30.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Haven at Highland by Oracle City Homes, a new construction community in Houston’s rapidly growing Highland Heights area, just minutes from The Heights. This thoughtfully designed community will feature modern 2 bedroom and 3-bedroom homes with functional layouts and contemporary finishes. Currently under construction with estimated completion beginning September 2026. Pre-sale opportunities available now—early buyers may have the ability to secure preferred pricing and selections. No model home at this time.

Key facts

• 1,511 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• HOA & community: Association: Reynolds Realty (monthly fee)

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); One or more stories (living area 1,450)
• Construction: Built in 2026; Cement siding; Composition roof; Slab foundation
• Exterior features: Located in a subdivision

Interior

• Kitchen: Kitchen/dining combo
• Bedrooms: Primary bedroom on second level (13x14); Bedroom on second level (12x12); Bedroom on second level (11x9)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Gas cooling option
• Interior features: Self-closing cabinet doors; Self-closing drawers; Kitchen and dining combined

🏗️ New construction. The $279,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $344,177.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-738 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (25.8% below list).
• Recommended offer: $208k (25.8% below list) — sets the bar for 1% rule.

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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anderson Academy (math 18% / reading 16%, grade F, #3,836 of 4,322 statewide, top 91%, 677 students, 94% FRL); Drew Academy (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 382 students, 91% FRL); Carver H S For Applied Tech/Engineering/Arts (math 25% / reading 32%, grade F, #1,157 of 1,632 statewide, top 72%, 755 students, 86% FRL).
• Market conditions: Rents rising (+2.1%/yr); 675 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,077/mo this rent would consume 70% of the median local household income ($35k/yr) (locally 3210% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Recommended offer $207,721 (25.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.60% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.18%
• DSCR: 0.59
• GRM: 13.8

CMA / ARV

• ARV (median comp): $344,177
• List price: $279,900
• Delta: -18.68%
• 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
1062 Wheatley Oak Ln	0.30mi	3/2.5	1,494 (+3%)	2mo	$322,990	$216	80
1059 Wheatley Oak Ln	0.30mi	3/2.5	1,494 (+3%)	2mo	$289,990	$194	80
6508 Cohn St	0.57mi	3/2.0	1,472 (+2%)	2mo	$275,000	$187	68
6407 Lamayah St	0.20mi	3/2.5	1,653 (+14%)	2mo	$379,999	$230	66
6547 Sealey St	0.29mi	3/2.5	1,648 (+14%)	2mo	$350,000	$212	62
6607 Apollo	0.23mi	4/2.5 (+1)	1,645 (+13%)	3mo	$228,000	$139	60
6130 Endeavor Heights Rd	0.47mi	3/2.5	1,637 (+13%)	3mo	$349,900	$214	55
6124 Endeavor Heights Rd	0.48mi	3/2.5	1,637 (+13%)	2mo	$349,900	$214	54
6120 Endeavor Heights Rd	0.49mi	3/2.5	1,637 (+13%)	2mo	$349,900	$214	54
6102 Endeavor Heights Rd	0.54mi	3/2.5	1,637 (+13%)	0mo	$354,900	$217	53
6510 Arabella	0.47mi	4/2.5 (+1)	1,645 (+13%)	3mo	$228,000	$139	48
6721 Cathcart Dr	0.46mi	2/1.0 (-1)	1,233 (-15%)	3mo	$146,000	$118	40

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 · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -33.6%
• Equity multiple: -0.09×
• Total profit: $-104,579
• Equity at exit: $51,318

10-year hold

• IRR: -47.3%
• Equity multiple: -0.65×
• Total profit: $-158,937
• Equity at exit: $29,758

Cash invested: $96,370 (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 77091

• Home prices YoY: -24.9%
• Rents YoY: 2.1%
• Active inventory: 675
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$1,805
• Tax est. 1.5%: −$430 /mo · $5,163/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-738

Break-even live

Break-even rent $3,011

Max offer price $237,455

Occupancy floor —

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: $86,044
• Closing costs: $10,325
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6555 Sealey St Houston, TX	3.0	2.5	1800	$2,700	$1.50	24d	1	0.30mi
1032 Glen Ln Houston, TX	3.0	3.0	1667	$2,400	$1.44	44d	1	0.44mi
6513 Knox St Houston, TX	4.0	3.0	1773	$2,100	$1.18	44d	1	0.57mi
7514 Sandle St Houston, TX	3.0	2.5	1523	$1,999	$1.31	44d	1	0.59mi
7008 Emma Lou St Houston, TX	3.0	2.5	1610	$3,000	$1.86	19d	1	0.72mi
1200 W Tidwell Rd Houston, TX	2.0–3.0	1.0–2.0	938	$1,295	$1.38	3d	12	0.94mi
1010 Junell St Unit A Houston, TX	3.0	2.0	1040	$1,550	$1.49	24d	1	0.97mi
7504 Carver Rd Houston, TX	3.0	2.5	1694	$2,500	$1.48	5d	1	1.01mi
6127 W Montgomery Rd Houston, TX	3.0	3.0	1786	$2,000	$1.12	24d	1	1.05mi
833 Paul Quinn St Unit A Houston, TX	3.0	2.5	1226	$1,800	$1.47	44d	1	1.08mi
831 Paul Quinn St Unit B Houston, TX	3.0	2.5	1226	$1,800	$1.47	24d	1	1.08mi
6615 Goldspier St Houston, TX	3.0	2.0	1848	$2,150	$1.16	22d	1	1.08mi
5722 # E Unit Beall St unit Houston, TX	3.0	2.5	1474	$2,011	$1.36	44d	1	1.16mi
5720 Beall St Unit C Houston, TX	3.0	2.5	1474	$2,006	$1.36	44d	1	1.16mi
774 Paul Quinn St Houston, TX	3.0	3.0	1651	$2,350	$1.42	44d	1	1.17mi
929 Marjorie St Unit 1060806P Houston, TX	3.0	2.0	1076	$3,091	$2.87	8d	1	1.20mi
7903 Moon Beam St Houston, TX	3.0	2.5	1217	$1,700	$1.40	17d	1	1.21mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.22mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.23mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.23mi
783 Fortune St Unit A Houston, TX	3.0	2.5	1328	$1,795	$1.35	17d	1	1.26mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	44d	1	1.26mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.26mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	44d	1	1.26mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.26mi
8304 De Priest St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	1.28mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	1.29mi
855 S Victory Dr Unit C Houston, TX	3.0	2.5	1546	$2,300	$1.49	44d	1	1.29mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	1.29mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	21d	1	1.30mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	1.30mi
7486 N Shepherd Dr Houston, TX	3.0	2.0	1177	$1,290	$1.10	44d	1	1.30mi
8404 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,900	$1.19	44d	1	1.32mi
8406 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,695	$1.06	44d	1	1.33mi
8101 Venus St Unit A Houston, TX	3.0	2.0	1375	$1,699	$1.24	24d	1	1.44mi
8101 Venus St Unit B Houston, TX	3.0	2.0	1375	$1,595	$1.16	24d	1	1.44mi
2303 W Tidwell Rd Houston, TX	2.0–3.0	2.0	1061	$1,145	$1.08	3d	3	1.44mi
1007 Pinemont Dr Houston, TX	2.0	2.0	985	$1,774	$1.80	44d	1	1.45mi
2407 Ferguson Way Houston, TX	3.0	2.5	1195	$1,650	$1.38	44d	1	1.46mi
1450 Dewalt St Houston, TX	3.0	2.5	1371	$2,500	$1.82	44d	1	1.46mi

Listing history 15 events

1. 2026-06-17
   days on marketlisting id $279,900 Active 1 DOM
2. 2026-06-17
   days on market $279,900 Active 19 DOM
3. 2026-06-16
   days on market $279,900 Active 18 DOM
4. 2026-06-15
   days on market $279,900 Active 17 DOM
5. 2026-06-13
   days on market $279,900 Active 15 DOM
6. 2026-06-13
   days on market $279,900 Active 14 DOM
7. 2026-06-09
   days on market $279,900 Active 11 DOM
8. 2026-06-08
   days on market $279,900 Active 10 DOM
9. 2026-06-07
   days on market $279,900 Active 9 DOM
10. 2026-06-04
    days on market $279,900 Active 6 DOM
11. 2026-06-03
    days on market $279,900 Active 5 DOM
12. 2026-06-02
    days on market $279,900 Active 4 DOM
13. 2026-06-01
    days on market $279,900 Active 3 DOM
14. 2026-05-31
    days on market $279,900 Active 2 DOM
15. 2026-05-01
    listed $279,900 Active 536-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,927
• − Mortgage interest: −$19,279
• − Property taxes: −$5,163
• − Insurance: −$1,721
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − Depreciation: −$10,012
• Taxable loss: −$15,237
• Est. tax savings @ 24.0%: +$3,657
• After-tax cash flow: $-5,194/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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): 28,728
• Household income: $35,432
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 3210.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 46% Black 45% Two or more races 15% White 7%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 41% French/Haitian/Cajun 2%

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: ▼ -94.19%
• Current HPI: 283.7523
• Rent YoY: ▲ 2.10%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-17 Listed $279,900 HARMLS
• 2026-06-17 Listing Removed — HARMLS
• 2026-05-29 Listing Removed — HARMLS
• 2026-05-29 Listed $279,900 HARMLS
• 2026-05-01 Listed $279,900 HARMLS