339 Eado Park Cir · Houston, TX 77020

$389,000

3 bd · 3.5 ba · 2,218 sqft · SingleFamily public records · 16 Days on market

Built 2017 1,453 sqft lot $175/sqft · 11% below area Est $437k · 11% under $100/mo HOA · 3% of rent

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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 +12.4/15.0
• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Eado!! Super charming 3 bedroom, 3.5 bath home located in highly desirable East Downtown, close to East River w/ rooftop balcony! Situated in quiet, gated community, there are so many reasons to fall in love in this quickly developing area! Bedroom and full bath located on first floor. Second floor features gorgeous hardwood flooring throughout kitchen, living, and dining. Half bath on second floor! Huge island kitchen offers quartz countertops, stainless steel appliances, breakfast bar, pantry, and wine fridge. Open concept floor plan with living area and balcony. En-suite bedrooms and walk-in closets in every room. Large primary features walk-in closet, shower w/ large soaking

Key facts

• Gated community
• Hardwood flooring
• Huge island kitchen

Tags

• ROOFTOP BALCONY
• GATED COMMUNITY
• HARDWOOD FLOORING
• HUGE ISLAND KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Association managed by Kings Property Management; Controlled access and gated community; Annual association fee for common areas

Exterior

• Parking: Attached 2-car garage; Additional parking
• Security: Prewired for security; Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2017; Slab foundation; Composition roof
• Construction: Cement siding; Stucco construction
• Exterior features: Balcony; Porch; Deck; Rooftop

Interior

• Kitchen: Dishwasher; Electric oven; Gas range; Microwave; Refrigerator; Wine refrigerator
• Bedrooms: 7 rooms total
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas, zoned); Central air (electric, zoned); Ventilation for improved indoor air quality
• Interior features: Crown molding; Double vanity; Entrance foyer; High ceilings; Kitchen island; Kitchen/family room combo; Primary bathroom; Pantry; Quartz countertops; Soaking tub; Separate shower; Ceiling fans; Kitchen/dining combo; Living/dining room
• Laundry & utility: Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $341k (12.3% below list).
• Recommended offer: $334k (14.2% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.1% 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: 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); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $3,411/mo this rent would consume 82% 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 $42k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,696 (14.2% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 9.5

CMA / ARV

• ARV (median comp): $437,047
• List price: $389,000
• Delta: -9.62%
• 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
407 Grove St Unit B	0.24mi	3/3.5	2,220 (+0%)	4mo	$429,999	$194	86
3306 Cline St	0.27mi	3/3.5	2,154 (-3%)	1mo	$390,000	$181	82
2321 Ann St	0.41mi	3/3.0	2,197 (-1%)	1mo	$339,000	$154	76
3209 Baer St Unit B	0.27mi	3/3.5	1,996 (-10%)	1mo	$464,900	$233	70
3209 Baer St Unit A	0.27mi	3/3.5	1,990 (-10%)	1mo	$464,900	$234	70
331 N Nagle St	0.50mi	3/3.5	2,302 (+4%)	2mo	$475,000	$206	68
2706 Fox St	0.48mi	3/3.5	2,012 (-9%)	1mo	$499,900	$248	62
2851 Decker Pl	0.51mi	3/3.5	2,401 (+8%)	3mo	$480,000	$200	60
411 Grove St Unit C	0.24mi	3/2.5	1,903 (-14%)	2mo	$375,000	$197	60
2765 Freund St	0.38mi	4/4.5 (+1)	2,465 (+11%)	3mo	$649,000	$263	52
3415 Stonewall St	0.63mi	3/2.5	1,969 (-11%)	1mo	$369,000	$187	48
3409 Stonewall St	0.63mi	3/2.5	1,969 (-11%)	1mo	$349,900	$178	47

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: 22.3%
• Equity multiple: 2.80×
• Total profit: $196,583
• Equity at exit: $350,442

10-year hold

• IRR: 20.3%
• Equity multiple: 6.55×
• Total profit: $604,509
• Equity at exit: $755,741

Cash invested: $108,920 (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: 337
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,411 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$706 /mo · $8,471/yr
• Insurance: −$162
• HOA: −$100
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $-313

Break-even live

Break-even rent $3,808

Max offer price $333,696

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-203	+0% $-313	+5% $-423	+10% $-533
Rent	-10% $-583	-5% $-448	+0% $-313	+5% $-178	+10% $-44
Rate	-1.0pp $-117	-0.5pp $-214	base $-313	+0.5pp $-414	+1.0pp $-516

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: $97,250
• Closing costs: $11,670
• 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	$3,094	$1.55	6d	1	0.15mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	44d	1	0.18mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	8d	1	0.28mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	44d	1	0.37mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	44d	1	0.38mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	44d	1	0.50mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	11d	1	0.50mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	12d	1	0.50mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,051	$1.66	0d	1	0.50mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	8d	1	0.50mi
2414 East Dr Unit Canal St unit Houston, TX	3.0	3.5	2063	$2,950	$1.43	8d	1	0.68mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.70mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	44d	1	0.72mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	8d	1	0.72mi
15 N Chenevert St Houston, TX	2.0	1.0–2.0	1351	$4,000	$2.96	0d	16	0.79mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	44d	1	1.07mi
1475 Texas St Houston, TX	3.0	1.0–2.0	1304	$6,350	$4.87	44d	28	1.19mi
2504 Rusk St Unit 1563174P Houston, TX	2.0	2.0	1819	$4,036	$2.22	3d	1	1.23mi
2816 Rusk St Houston, TX	3.0	3.5	2107	$2,800	$1.33	44d	1	1.26mi
409 Travis St Unit 425 Houston, TX	2.0	2.0	1495	$3,322	$2.22	0d	1	1.31mi
409 Travis St Unit 432 Houston, TX	2.0	2.0	1495	$3,316	$2.22	11d	1	1.31mi
409 Travis St Unit 424 Houston, TX	2.0	2.0	1495	$3,292	$2.20	8d	1	1.31mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,354	$2.37	0d	41	1.32mi
1757 Walker St Houston, TX	2.0	2.0	1575	$4,350	$2.76	25d	1	1.32mi
413 Travis St Houston, TX	2.0	2.0	1495	$4,000	$2.68	44d	1	1.32mi
808 Crawford St Houston, TX	1.0–3.0	1.0–3.5	1740	$12,645	$7.27	0d	29	1.33mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	44d	1	1.34mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	19d	1	1.34mi
909 Texas Ave Houston, TX	2.0	1.0–2.0	1262	$3,129	$2.48	2d	36	1.36mi
414 Milam St Unit B1-2003 Houston, TX	2.0	2.0	1585	$4,513	$2.85	44d	1	1.36mi
414 Milam St Houston, TX	2.0	2.5	1585	$3,845	$2.43	22d	1	1.36mi
414 Milam St Ph 2-4602 Houston, TX	2.0	2.0	2158	$8,990	$4.17	44d	1	1.36mi
4706 Hershe St Houston, TX	3.0	2.5	2283	$3,300	$1.45	44d	1	1.36mi
414 Milam St Unit 3165 Houston, TX	3.0	2.0	2421	$8,997	$3.72	0d	1	1.39mi
414 Milam St Unit 2148 Houston, TX	2.0	2.0	1585	$3,863	$2.44	0d	1	1.39mi
414 Milam St Unit 2162 Houston, TX	2.0	2.0	1585	$3,833	$2.42	6d	1	1.39mi
414 Milam St Unit 510 Houston, TX	3.0	2.0	2421	$9,230	$3.81	14d	1	1.39mi
414 Milam St Unit 2165 Houston, TX	2.0	2.0	1585	$3,868	$2.44	5d	1	1.39mi
414 Milam St Unit 437 Houston, TX	2.0	2.0	1585	$3,857	$2.43	11d	1	1.39mi
414 Milam St Unit 2187 Houston, TX	2.0	2.0	1585	$3,857	$2.43	3d	1	1.39mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: security

Listing history 33 events

1. 2026-06-18
   price $389,000 Active 16 DOM
2. 2026-06-18
   days on market $395,000 Active 16 DOM
3. 2026-06-17
   days on market $395,000 Active 15 DOM
4. 2026-06-16
   days on market $395,000 Active 14 DOM
5. 2026-06-15
   days on market $395,000 Active 13 DOM
6. 2026-06-13
   days on market $395,000 Active 11 DOM
7. 2026-06-09
   days on market $395,000 Active 7 DOM
8. 2026-06-08
   days on market $395,000 Active 6 DOM
9. 2026-06-07
   days on market $395,000 Active 5 DOM
10. 2026-06-04
    days on market $395,000 Active 2 DOM
11. 2026-06-02
    days on marketlisting id $395,000 Active 1 DOM
12. 2026-06-01
    days on market $395,000 Active 83 DOM
13. 2026-05-31
    days on market $395,000 Active 82 DOM
14. 2026-03-10
    listed $395,000 Active 998-char remark
15. 2026-03-09
    historical
16. 2026-01-06
    listed $405,000 Active
17. 2026-01-06
    historical
18. 2025-10-15
    price $405,000
19. 2025-09-23
    listed $419,000 Active
20. 2025-09-23
    historical
21. 2025-09-10
    listed $419,000 Active
22. 2025-09-10
    historical
23. 2025-07-09
    status Active
24. 2025-06-25
    historical
25. 2025-06-23
    historical $2,700
26. 2025-06-23
    historical
27. 2025-03-14
    listed $2,700
28. 2018-09-10
    soldstatus Sold
29. 2018-06-28
    status Pending
30. 2018-05-25
    price $349,990
31. 2018-05-16
    listed $359,990 Active
32. 2018-05-14
    historical
33. 2017-09-27
    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: $8,471 · $706/mo
• Projected year-2 tax: $8,471 · $706/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) · 55% 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: $40,936
• − Mortgage interest: −$21,790
• − Property taxes: −$8,471
• − Insurance: −$1,945
• − Repairs & maintenance: −$3,275
• − Management: −$3,275
• − HOA: −$1,200
• − Depreciation: −$11,316
• Taxable loss: −$10,337
• Est. tax savings @ 24.0%: +$2,481
• After-tax cash flow: $-1,276/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

+8.1% since first listed

23 events — show timeline

• 2026-06-18 Price Changed $389,000 HARMLS
• 2026-06-02 Listed $395,000 HARMLS
• 2026-06-01 Listing Removed — HARMLS
• 2026-03-10 Listed $395,000 HARMLS
• 2026-03-09 Listing Removed — HARMLS
• 2026-01-06 Listing Removed — HARMLS
• 2026-01-06 Listed $405,000 HARMLS
• 2025-10-15 Price Changed $405,000 HARMLS
• 2025-09-23 Listing Removed — HARMLS
• 2025-09-23 Listed $419,000 HARMLS
• 2025-09-10 Listing Removed — HARMLS
• 2025-09-10 Listed $419,000 HARMLS
• 2025-07-09 Relisted — HARMLS
• 2025-06-25 Listing Removed — HARMLS
• 2025-06-23 Rental Removed $2,700 HARMLS
• 2025-06-23 Coming Soon — HARMLS
• 2025-03-14 Listed for Rent $2,700 HARMLS
• 2018-09-10 Sold (MLS) — HARMLS
• 2018-06-28 Pending — HARMLS
• 2018-05-25 Price Changed $349,990 HARMLS
• 2018-05-16 Listed $359,990 HARMLS
• 2018-05-14 Listing Removed — HARMLS
• 2017-09-27 Listed $359,990 HARMLS

Property tax history

+43.0%/yr

Latest (2025): $8,471 · -1.4% YoY. Source: county tax records.