5117 Rapido Rd · Houston, TX 77033

$149,000

2 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 328 Days on market

Built 1950 5,536 sqft lot $142/sqft · 11% below area Est $168k · 11% under ↓ 29% 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).

• Cash flow +14.2/30.0
• ARV discount +12.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stabilized 12-Home SFR Portfolio | Houston, TX | $142K NOI | 5.5% Cap | Rent Growth & Market Appreciation Potential *** OPPORTUNITY ZONE *** (Seller will not sell home individually) This property provides immediate flexibility for value creation as the tenant is on a month-to-month lease, allowing for a rent adjustment or new lease structure. Significant interior renovations were completed in 2013, including all interior plumbing, bathroom remodel, new HVAC, flooring, sheetrock, and electrical upgrades. In 2022, the kitchen was fully remodeled, further enhancing interior appeal. Condition & Value-Add: The primary opportunity lies in exterior improvements—siding and window replacement—which would align the property with interior quality and support a rent increase to $1,250 or more per month. Please review attachment will all other properties in portfolio sale.

Key facts

• New hvac
• Bathroom remodel
• Interior renovations

Tags

• INTERIOR RENOVATIONS
• BATHROOM REMODEL
• NEW HVAC
• KITCHEN FULLY REMODELED
• EXTERIOR IMPROVEMENTS
• SIDING AND WINDOW REPLACEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $26 ($306/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (9.4% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 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 (+5.5%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 43% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 328 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.91% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (median comp): $167,610
• List price: $149,000
• Delta: -11.10%
• 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
5106 Malmedy Rd	0.16mi	3/1.5 (+1)	1,071 (+2%)	9mo	$159,999	$149	75
7314 Forrestal St	0.35mi	3/1.0 (+1)	1,020 (-3%)	0mo	$105,000	$103	73
5306 Kenilwood Dr	0.68mi	2/1.0	1,038 (-1%)	5mo	$80,000	$77	62
5041 Southwind St	0.43mi	3/2.0 (+1)	1,020 (-3%)	7mo	$195,000	$191	60
7330 Hurtgen Forest Rd	0.31mi	3/2.0 (+1)	1,154 (+10%)	3mo	$154,900	$134	58
7710 Sharondale Dr	0.72mi	2/1.0	1,050 (-0%)	10mo	$75,000	$71	58
5010 Gren St	0.53mi	3/1.0 (+1)	1,017 (-3%)	9mo	$135,000	$133	57
5018 Balkin St	0.66mi	3/2.0 (+1)	1,048 (-0%)	9mo	$189,000	$180	52
5318 Longmeadow St	0.58mi	3/1.0 (+1)	1,138 (+8%)	3mo	$125,000	$110	52
5035 Andrea St	0.44mi	3/2.0 (+1)	1,156 (+10%)	5mo	$195,000	$169	50
5014 Yellowstone Blvd	0.48mi	3/2.0 (+1)	1,190 (+13%)	6mo	$189,900	$160	42
7713 St Lo Rd	0.73mi	3/2.0 (+1)	1,151 (+9%)	4mo	$199,900	$174	39

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-19,082
• Equity at exit: $22,216

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $303
• Equity at exit: $12,883

Cash invested: $41,720 (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 77033

• Home prices YoY: -16.3%
• Rents YoY: 5.5%
• Active inventory: 338
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$781
• Tax from tax record: −$198 /mo · $2,376/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $26

Break-even live

Break-even rent $1,318

Max offer price $149,000

Occupancy floor 93%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	44d	1	0.45mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.69mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	0.69mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	0.70mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	44d	1	0.81mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	44d	1	0.85mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	0.88mi
6030 Schroeder Rd Houston, TX	1.0	1.0	740	$850	$1.15	44d	1	0.91mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	44d	1	0.96mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.99mi
5514 Griggs Rd Unit 5565 Houston, TX	1.0	1.0	1003	$935	$0.93	44d	1	1.03mi
5514 Griggs Rd Unit 5535 Houston, TX	1.0	1.0	1003	$940	$0.94	14d	1	1.03mi
5514 Griggs Rd Unit 422 Houston, TX	2.0	2.0	1322	$1,190	$0.90	8d	1	1.03mi
5514 Griggs Rd Unit 2187 Houston, TX	2.0	2.0	1322	$1,182	$0.89	3d	1	1.03mi
5514 Griggs Rd Unit 5571 Houston, TX	2.0	2.0	1322	$1,214	$0.92	11d	1	1.03mi
5514 Griggs Rd Unit 5535 Houston, TX	1.0	1.0	1003	$1,004	$1.00	11d	1	1.03mi
5514 Griggs Rd Unit 2162 Houston, TX	2.0	2.0	1322	$1,190	$0.90	5d	1	1.03mi
5514 Griggs Rd Unit 1165 Houston, TX	1.0	1.0	1003	$962	$0.96	3d	1	1.03mi
5514 Griggs Rd Unit 324 Houston, TX	1.0	1.0	1003	$965	$0.96	8d	1	1.03mi
5514 Griggs Rd Unit 1162 Houston, TX	1.0	1.0	1003	$965	$0.96	5d	1	1.03mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	24d	1	1.04mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	44d	1	1.04mi
5924 Schroeder Rd Houston, TX	1.0	1.0	800	$795	$0.99	24d	1	1.05mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	44d	1	1.05mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	22d	1	1.05mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	1.05mi
5514 Griggs Rd Houston, TX	2.0	2.0	1322	$1,210	$0.92	44d	1	1.05mi
5514 Griggs Rd Houston, TX	1.0	1.0	1003	$935	$0.93	14d	1	1.05mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	1.08mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	13d	1	1.08mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	1.08mi
4515 Dewberry St Houston, TX	1.0	1.0	1400	$664	$0.47	21d	1	1.09mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,214	$0.92	3d	1	1.10mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,225	$0.93	11d	1	1.10mi
5514 Griggs Rd Unit 1047 Houston, TX	1.0	1.0	1003	$1,005	$1.00	11d	1	1.10mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	44d	1	1.12mi
5154 Griggs Rd Unit CAVE Houston, TX	2.0	2.0	1322	$1,420	$1.07	3d	1	1.13mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	1.14mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	22d	1	1.16mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	44d	1	1.16mi

Listing history 20 events

1. 2026-06-18
   days on market $149,000 Active 328 DOM
2. 2026-06-17
   days on market $149,000 Active 327 DOM
3. 2026-06-16
   days on market $149,000 Active 326 DOM
4. 2026-06-15
   days on market $149,000 Active 325 DOM
5. 2026-06-13
   days on market $149,000 Active 323 DOM
6. 2026-06-10
   days on market $149,000 Active 319 DOM
7. 2026-06-08
   days on market $149,000 Active 318 DOM
8. 2026-06-07
   days on market $149,000 Active 317 DOM
9. 2026-06-04
   days on market $149,000 Active 314 DOM
10. 2026-06-01
    days on market $149,000 Active 311 DOM
11. 2026-05-31
    days on market $149,000 Active 310 DOM
12. 2025-11-04
    price $149,000 902-char remark

    Show marketing remark (902 chars)

    Stabilized 12-Home SFR Portfolio | Houston, TX | $142K NOI | 5.5% Cap | Rent Growth & Market Appreciation Potential *** OPPORTUNITY ZONE *** (Seller will not sell home individually) This property provides immediate flexibility for value creation as the tenant is on a month-to-month lease, allowing for a rent adjustment or new lease structure. Significant interior renovations were completed in 2013, including all interior plumbing, bathroom remodel, new HVAC, flooring, sheetrock, and electrical upgrades. In 2022, the kitchen was fully remodeled, further enhancing interior appeal. Condition & Value-Add: The primary opportunity lies in exterior improvements—siding and window replacement—which would align the property with interior quality and support a rent increase to $1,250 or more per month. Please review attachment will all other properties in portfolio sale.

13. 2025-07-25
    listed $210,000 Active 902-char remark

    Show marketing remark (902 chars)

    Stabilized 12-Home SFR Portfolio | Houston, TX | $142K NOI | 5.5% Cap | Rent Growth & Market Appreciation Potential *** OPPORTUNITY ZONE *** (Seller will not sell home individually) This property provides immediate flexibility for value creation as the tenant is on a month-to-month lease, allowing for a rent adjustment or new lease structure. Significant interior renovations were completed in 2013, including all interior plumbing, bathroom remodel, new HVAC, flooring, sheetrock, and electrical upgrades. In 2022, the kitchen was fully remodeled, further enhancing interior appeal. Condition & Value-Add: The primary opportunity lies in exterior improvements—siding and window replacement—which would align the property with interior quality and support a rent increase to $1,250 or more per month. Please review attachment will all other properties in portfolio sale.

14. 2015-04-22
    soldstatus
15. 2013-02-12
    soldstatus
16. 2004-02-18
    soldstatus
17. 2003-05-15
    soldstatus
18. 2003-05-15
    soldstatus
19. 2003-05-15
    soldstatus
20. 1988-10-16
    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: $2,376 · $198/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$351/yr (+$29/mo · 14.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,206
• − Mortgage interest: −$8,346
• − Property taxes: −$2,376
• − Insurance: −$745
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$4,335
• Taxable loss: −$2,188
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $831/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): 29,154
• Household income: $38,071
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1728.0

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 (55%)
• Race & ethnicity: Black 55% Hispanic / Latino 43% Two or more races 17% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▼ -41.49%
• Current HPI: 212.6472
• Rent YoY: ▲ 5.45%
• 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

-29.0% since first listed

9 events — show timeline

• 2025-11-04 Price Changed $149,000 HARMLS
• 2025-07-25 Listed $210,000 HARMLS
• 2015-04-22 Sold (Public Records) — Public Records
• 2013-02-12 Sold (Public Records) — Public Records
• 2004-02-18 Sold (Public Records) — Public Records
• 2003-05-15 Sold (Public Records) — Public Records
• 2003-05-15 Sold (Public Records) — Public Records
• 2003-05-15 Sold (Public Records) — Public Records
• 1988-10-16 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,376 · +17.4% YoY. Source: county tax records.