6931 Weaver Rd · Houston, TX 77028

$179,950

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 35 Days on market

Built 1940 7,680 sqft lot $167/sqft · 41% below area Est $307k · 41% under ↓ 20% since listing

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +9.8/30.0
• Appreciation +7.6/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

Don't miss out on this fantastic location providing easy city access. This duplex boasts strong income potential for the right buyer. Situated near major roadways, shopping, and employment centers, it is ideal for both investment and owner-occupant opportunities.

Key facts

• Near shopping
• Fantastic location
• Near major roadways

Tags

• FANTASTIC LOCATION
• STRONG INCOME POTENTIAL
• NEAR MAJOR ROADWAYS
• NEAR SHOPPING
• NEAR EMPLOYMENT CENTERS

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Has heating and cooling
• Home design: Two-unit residential income property; Built in 1940
• Construction: Composition roof
• Exterior features: Lot approximately 7,680 square feet

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms
• Bathrooms: 3 full bathrooms (total)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Residential income property (multi-unit)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (4.7% below list).
• Recommended offer: $159k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% 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 16% at this address vs 31% district-wide (-14 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 (-1.6%/yr); 353 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $159,479 (11.4% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.95% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 8.7

CMA / ARV

• ARV (median comp): $307,071
• List price: $179,950
• Delta: -41.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6717 Larkstone St	0.21mi	3/1.0	1,060 (-2%)	20mo	$95,000	$90	67
5503 Finch St	0.45mi	3/2.5	1,034 (-4%)	6mo	$210,000	$203	65
7013 Kittridge St St	0.22mi	3/1.0	1,199 (+11%)	11mo	$110,000	$92	58
7817 Dandy St	0.45mi	3/1.0	1,043 (-3%)	17mo	$180,000	$173	55
7204 Camway St	0.47mi	3/1.5	1,120 (+4%)	18mo	$194,000	$173	55
6916 Orville St	0.10mi	2/1.0 (-1)	928 (-14%)	13mo	$154,999	$167	52
5606 Finch St	0.43mi	3/1.0	960 (-11%)	10mo	$75,000	$78	49
7406 Weyburn St	0.57mi	3/1.5	1,143 (+6%)	18mo	$200,000	$175	47
5123 Denmark St	0.74mi	3/2.0	1,196 (+11%)	5mo	$220,000	$184	44
7518 S Finch Cir	0.71mi	2/1.5 (-1)	1,176 (+9%)	14mo	$129,000	$110	34
7915 Dandy St	0.46mi	3/1.0	1,218 (+13%)	24mo	$95,000	$78	33

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.63×
• Total profit: $31,763
• Equity at exit: $104,664

10-year hold

• IRR: 10.2%
• Equity multiple: 2.85×
• Total profit: $92,998
• Equity at exit: $182,899

Cash invested: $50,386 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 353
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$944
• Tax from tax record: −$452 /mo · $5,421/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-116

Break-even live

Break-even rent $1,861

Max offer price $159,479

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: $44,988
• Closing costs: $5,398
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	44d	1	0.43mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	44d	1	0.46mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	24d	1	0.63mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	8d	1	0.64mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	44d	1	0.74mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	44d	1	0.87mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	15d	1	0.93mi
4679 Weaver Rd Houston, TX	2.0	1.0	856	$990	$1.16	44d	1	1.09mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	22d	1	1.09mi
6315 Sandra St Unit A Houston, TX	3.0	2.0	1150	$1,399	$1.22	44d	1	1.15mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.16mi
4442 Weaver Rd Unit 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	24d	1	1.21mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	8d	1	1.22mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	44d	1	1.22mi
4422 Weaver Rd Apt 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	44d	1	1.27mi
4326 Plaag St Unit B Houston, TX	3.0	2.5	1150	$1,595	$1.39	44d	1	1.36mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	44d	1	1.36mi
4626 Shreveport Blvd Unit B Houston, TX	3.0	2.0	1150	$1,490	$1.30	14d	1	1.38mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	8d	1	1.38mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	44d	1	1.40mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	44d	1	1.40mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	44d	1	1.40mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,699	$1.31	5d	1	1.42mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	5d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $179,950 Active 35 DOM
2. 2026-06-17
   price $179,950 Active 34 DOM
3. 2026-06-17
   days on market $189,900 Active 34 DOM
4. 2026-06-16
   days on market $189,900 Active 33 DOM
5. 2026-06-15
   days on market $189,900 Active 32 DOM
6. 2026-06-13
   days on market $189,900 Active 30 DOM
7. 2026-06-10
   days on market $189,900 Active 26 DOM
8. 2026-06-08
   days on market $189,900 Active 25 DOM
9. 2026-06-07
   days on market $189,900 Active 24 DOM
10. 2026-06-04
    days on market $189,900 Active 21 DOM
11. 2026-06-01
    days on market $189,900 Active 18 DOM
12. 2026-05-31
    days on market $189,900 Active 17 DOM
13. 2026-05-14
    listed $189,900 Active 263-char remark
14. 2025-05-13
    historical
15. 2025-02-14
    listed $249,900 Active
16. 2025-02-13
    historical
17. 2025-01-20
    listed $249,000 Active
18. 2024-08-27
    soldstatus
19. 2024-08-23
    soldstatus Sold
20. 2024-07-30
    status Pending, Continue to Show
21. 2024-06-18
    listed $225,000 Active
22. 2019-12-31
    soldstatus
23. 2019-12-31
    soldstatus
24. 1988-01-02
    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: $5,421 · $452/mo
• Projected year-2 tax: $5,421 · $452/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,575
• − Mortgage interest: −$10,080
• − Property taxes: −$5,421
• − Insurance: −$900
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$5,235
• Taxable loss: −$4,353
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $-346/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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 (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

-20.0% since first listed

13 events — show timeline

• 2026-06-17 Price Changed $179,950 HARMLS
• 2026-05-14 Listed $189,900 HARMLS
• 2025-05-13 Listing Removed — HARMLS
• 2025-02-14 Listed $249,900 HARMLS
• 2025-02-13 Listing Removed — HARMLS
• 2025-01-20 Listed $249,000 HARMLS
• 2024-08-27 Sold (Public Records) — Public Records
• 2024-08-23 Sold (MLS) — HARMLS
• 2024-07-30 Pending — HARMLS
• 2024-06-18 Listed $225,000 HARMLS
• 2019-12-31 Sold (Public Records) — Public Records
• 2019-12-31 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $5,421 · +4.0% YoY. Source: county tax records.