64 Neyland St · Houston, TX 77022

$135,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 165 Days on market

Built 1944 5,998 sqft lot $188/sqft · 17% below area Est $162k · 17% under ↓ 7% 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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• DSCR +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

***Location***Location***Location*** Welcome to this charming 2-bedroom, 1-bath home is a true opportunity waiting to be unlocked. Walking distance to Metro Trolley(Public Transportation),3 min Quick Access to Hwy 45 and 12 min to downtown with a little TLC, you can turn this property into a standout gem—whether you're renovating to live in, flip, or hold as a rental. Access to the major highways and shopping centers. The potential here is wide open. Property is being sold as-is. Investors welcome.

Key facts

• 5,998 sq ft lot
• Parking
• Built 1944

Tags

• QUICK ACCESS TO HWY 45
• ACCESS TO MAJOR HIGHWAYS
• ACCESS TO SHOPPING CENTERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (12.6% below list).
• Recommended offer: $118k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: schools D, 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.
• Market conditions: Rents rising fast (+4.5%/yr); 285 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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

• It's been on market 165 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $117,928 (12.6% 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 165 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 9.5

CMA / ARV

• ARV (median comp): $161,949
• List price: $135,000
• Delta: -16.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Neyland St	0.00mi	2/1.0	720 (0%)	1mo	$135,000	$188	100
129 Garrotsville St	0.40mi	2/1.0	756 (+5%)	1mo	$155,000	$205	72
104 Foyce St	0.14mi	2/1.0	812 (+13%)	2mo	$74,900	$92	71
7010 Duan St	0.33mi	2/1.0	688 (-4%)	11mo	$180,000	$262	68
1013 E 40th St	0.54mi	2/1.0	748 (+4%)	2mo	$119,900	$160	67
1430 E 32nd 1/2 St	0.73mi	2/1.0	674 (-6%)	1mo	$159,999	$237	54
4208 Europa St	0.54mi	2/1.0	800 (+11%)	3mo	$169,000	$211	54
3506 Hinton Blvd	0.66mi	2/1.0	824 (+14%)	1mo	$120,000	$146	44
1224 Neyland St	0.46mi	3/1.0 (+1)	768 (+7%)	23mo	$153,900	$200	43

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.33×
• Total profit: $-25,385
• Equity at exit: $20,129

10-year hold

• IRR: -8.4%
• Equity multiple: 0.44×
• Total profit: $-21,229
• Equity at exit: $11,672

Cash invested: $37,800 (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 77022

• Home prices YoY: -33.2%
• Rents YoY: 4.5%
• Active inventory: 285
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$708
• Tax from tax record: −$251 /mo · $3,017/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-84

Break-even live

Break-even rent $1,286

Max offer price $120,168

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-46	+0% $-84	+5% $-122	+10% $-160
Rent	-10% $-177	-5% $-131	+0% $-84	+5% $-37	+10% $9
Rate	-1.0pp $-16	-0.5pp $-50	base $-84	+0.5pp $-119	+1.0pp $-155

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Bennington St Houston, TX	1.0	1.0	725	$850	$1.17	18d	1	0.32mi
58 Bennington St Houston, TX	1.0	1.0	725	$850	$1.17	44d	1	0.32mi
6702 Fulton St Houston, TX	1.0	1.0	550	$750	$1.36	0d	1	0.53mi
74 Lyerly St Houston, TX	1.0–2.0	1.0–2.0	775	$1,211	$1.56	21d	5	0.58mi
80 Lyerly St Houston, TX	1.0	1.0	440	$900	$2.05	44d	1	0.60mi
8217 Fulton St Houston, TX	2.0–3.0	1.0	785	$930	$1.18	3d	6	0.67mi
8216 Bauman Rd Houston, TX	1.0	1.0	661	$954	$1.44	44d	1	0.74mi
8520 Madie Dr Houston, TX	1.0	1.0	661	$1,145	$1.73	22d	1	0.79mi
8520 Madie Dr Houston, TX	1.0	1.0	661	$1,160	$1.75	14d	1	0.79mi
8520 Madie Dr Unit AX1 Houston, TX	1.0	1.0	661	$1,145	$1.73	8d	1	0.82mi
8520 Madie Dr Unit 321 Houston, TX	1.0	1.0	661	$1,130	$1.71	8d	1	0.82mi
8520 Madie Dr Unit 8594 Houston, TX	1.0	1.0	661	$1,169	$1.77	11d	1	0.82mi
8520 Madie Dr Unit 8541 Houston, TX	1.0	1.0	661	$1,165	$1.76	14d	1	0.82mi
8520 Madie Dr Unit 1047 Houston, TX	1.0	1.0	661	$1,169	$1.77	3d	1	0.82mi
8520 Madie Dr Unit 1112 Houston, TX	1.0	1.0	661	$1,165	$1.76	0d	1	0.83mi
8520 Madie Dr Unit 1174 Houston, TX	1.0	1.0	661	$1,119	$1.69	13d	1	0.83mi
8520 Madie Dr Unit 1162 Houston, TX	1.0	1.0	661	$1,130	$1.71	6d	1	0.83mi
8526 Madie Dr Houston, TX	1.0	1.0	661	$1,145	$1.73	19d	1	0.83mi
8526 Madie Dr Houston, TX	1.0	1.0	661	$1,145	$1.73	44d	1	0.83mi
1690 North Loop Houston, TX	1.0–2.0	1.0–2.0	876	$2,269	$2.59	0d	42	0.96mi
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	44d	6	1.11mi
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	16d	16	1.11mi
5105 Airline Dr Houston, TX	1.0–2.0	1.0–2.0	862	$1,230	$1.43	21d	19	1.14mi
1617 Enid St Houston, TX	1.0–2.0	1.0–2.0	974	$2,417	$2.48	0d	55	1.37mi
306 Victoria Dr Houston, TX	1.0	1.0	630	$1,040	$1.65	44d	1	1.37mi
9400 Bauman Rd Houston, TX	1.0–2.0	1.0	800	$1,207	$1.51	22d	6	1.46mi
706 W Cavalcade St Houston, TX	1.0	1.0	746	$1,463	$1.96	44d	1	1.49mi

Listing history 5 events

1. 2026-05-19
   status Pending 510-char remark

   Show marketing remark (510 chars)

   ***Location***Location***Location*** Welcome to this charming 2-bedroom, 1-bath home is a true opportunity waiting to be unlocked. Walking distance to Metro Trolley(Public Transportation),3 min Quick Access to Hwy 45 and 12 min to downtown with a little TLC, you can turn this property into a standout gem—whether you're renovating to live in, flip, or hold as a rental. Access to the major highways and shopping centers. The potential here is wide open. Property is being sold as-is. Investors welcome.

2. 2026-05-11
   status Pending 510-char remark

   Show marketing remark (510 chars)

   ***Location***Location***Location*** Welcome to this charming 2-bedroom, 1-bath home is a true opportunity waiting to be unlocked. Walking distance to Metro Trolley(Public Transportation),3 min Quick Access to Hwy 45 and 12 min to downtown with a little TLC, you can turn this property into a standout gem—whether you're renovating to live in, flip, or hold as a rental. Access to the major highways and shopping centers. The potential here is wide open. Property is being sold as-is. Investors welcome.

3. 2026-04-17
   price $135,000 510-char remark

   Show marketing remark (510 chars)

   ***Location***Location***Location*** Welcome to this charming 2-bedroom, 1-bath home is a true opportunity waiting to be unlocked. Walking distance to Metro Trolley(Public Transportation),3 min Quick Access to Hwy 45 and 12 min to downtown with a little TLC, you can turn this property into a standout gem—whether you're renovating to live in, flip, or hold as a rental. Access to the major highways and shopping centers. The potential here is wide open. Property is being sold as-is. Investors welcome.

4. 2025-12-05
   listed $145,000 Active 510-char remark

   Show marketing remark (510 chars)

   ***Location***Location***Location*** Welcome to this charming 2-bedroom, 1-bath home is a true opportunity waiting to be unlocked. Walking distance to Metro Trolley(Public Transportation),3 min Quick Access to Hwy 45 and 12 min to downtown with a little TLC, you can turn this property into a standout gem—whether you're renovating to live in, flip, or hold as a rental. Access to the major highways and shopping centers. The potential here is wide open. Property is being sold as-is. Investors welcome.

5. 1992-06-17
   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: $3,017 · $251/mo
• Projected year-2 tax: $3,017 · $251/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 ≥109°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: $14,151
• − Mortgage interest: −$7,562
• − Property taxes: −$3,017
• − Insurance: −$675
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$3,927
• Taxable loss: −$3,294
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $-217/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): 25,805
• Household income: $52,739
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 1354.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 24% Black 19% White 7% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Romanian 1% Portuguese 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 40% English-only · Spanish 59%

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: ▼ -151.13%
• Current HPI: 304.3745
• Rent YoY: ▲ 4.47%
• 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

-6.9% since first listed

5 events — show timeline

• 2026-05-19 Pending — HARMLS
• 2026-05-11 Pending — HARMLS
• 2026-04-17 Price Changed $135,000 HARMLS
• 2025-12-05 Listed $145,000 HARMLS
• 1992-06-17 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,017 · +4.6% YoY. Source: county tax records.