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2701 Westheimer Rd Unit 5GH
F Composite 32.68
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 +15.0/15.0
  • Schools +6.2/10.0
  • Condition / age +4.0/5.0
  • Livability +3.7/5.0
  • Rent growth +2.2/5.0
  • 1% rule +1.6/10.0
  • Cash flow +0.0/30.0
  • DSCR +0.0/10.0
  • Appreciation +0.0/10.0

$660,000

2701 Westheimer Rd Unit 5GH · Houston, TX 77098
3 bd · 3.0 ba · 2,108 sqft · Condo · 58 Days on market
Built 1963 Good condition Garage $313/sqft · 38% below area Est $1.062M · 38% under $2682/mo HOA · 62% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

One of the few large residences in the iconic Regency House, remodeled and offering a rare opportunity for tree top views over the highly coveted River Oaks area. Two units combined into over 2100 square feet of thoughtfuly designed space. New flooring, quartz countertops throughout, beautiful bathroom and kitchen updates. Multiple connecting living areas, each defined yet flowing seamlessly together. Walls of windows filling the home with beautiful northern light. A sought after in-unit washer/dryer adds modern convenience. 7 walk-in closets throughout and 2 storage closets. 3 bedrooms, 3 full baths.

Key facts

  • Quartz countertops
  • New flooring
  • Kitchen updates

Tags

RIVER OAKS AREANEW FLOORINGQUARTZ COUNTERTOPSBATHROOM UPDATESKITCHEN UPDATESIN-UNIT WASHER DRYER

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/3.0-bath condo listed at $660k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-4k ($-46k/yr) — negative.
  • To cash-flow at today's rent, offer at most $109k (83.5% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $435k (34.1% below list).
  • Recommended offer: $109k (83.5% below list) — sets the bar for cash-flow.
  • Cap rate -0.6% vs local median 3.0% in Houston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Poe El (math 52% / reading 61%, grade C+, #559 of 4,322 statewide, top 13%, 790 students, 34% FRL); Lanier Middle (math 73% / reading 82%, grade A+, #27 of 1,662 statewide, top 2%, 1,434 students, 29% FRL); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 37% FRL vs 71% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
  • Zoned-school proficiency averages 62% at this address vs 31% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
  • Market conditions: Rents soft (-1.1%/yr); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
  • This rent runs 45% of the median local income ($117k/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 $5k of loan paydown is wiped out by about $20k 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 58 days — a 3% lower offer ($640k) is reasonable based on typical stale-listing flexibility.
  • 2 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.

Risks & watch-outs

  • Watch-outs: HOA is 62% of rent.
  • Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $108,862 (83.5% 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 58 days. Have you received any prior offers? Is the seller open to a 84% concession, seller financing, or rate buy-down credit?
  3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
  6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  7. 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?
  8. 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?
  9. 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?
  10. 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.
  11. 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.
  12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

1% rule
0.66% ✗
Cap rate
-0.63%
Cash-on-cash
-24.73%
DSCR
-0.10
GRM
12.7

CMA / ARV

ARV (median comp)
$1,062,467
List price
$660,000
Delta
-37.88%
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
2929 Buffalo Speedway Unit A404 0.54mi 3/2.0 2,140 (+2%) 1mo $774,900 $362 68
1735 Norfolk St 1.21mi 2/3.0 (-1) 2,040 (-3%) 0mo $445,000 $218 54
4123 Mcduffie St 0.89mi 3/3.5 2,242 (+6%) 0mo $510,000 $227 52
2612 Yupon St 1.46mi 3/2.5 2,248 (+7%) 1mo $549,000 $244 51
2141 Colquitt St 0.69mi 4/3.0 (+1) 1,945 (-8%) 1mo $899,000 $462 49
1521 Kipling St 1.33mi 2/2.0 (-1) 1,992 (-6%) 1mo $875,000 $439 46
1515 Hyde Park Blvd #5 1.47mi 3/3.5 2,384 (+13%) 0mo $535,000 $224 41
1518 Park St 1.26mi 3/3.5 2,520 (+20%) 0mo $479,000 $190 38
3807 Olympia Dr 1.17mi 3/2.5 2,480 (+18%) 0mo $1,899,000 $766 38
1840 Norfolk St 1.07mi 3/2.0 2,581 (+22%) 1mo $739,900 $287 35
1907 Norfolk St Unit B 1.03mi 2/2.0 (-1) 1,805 (-14%) 1mo $399,000 $221 31
2124 South Blvd 1.22mi 2/2.0 (-1) 2,624 (+24%) 0mo $850,000 $324 31

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 · 0.0% rent growth · sell at horizon

5-year hold
IRR
-77.8%
Equity multiple
-0.95×
Total profit
$-360,558
Equity at exit
$98,408
10-year hold
IRR
—
Equity multiple
-2.62×
Total profit
$-668,607
Equity at exit
$57,065

Cash invested: $184,800 (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 →

Active competition Active MLS

For sale now
1 active · 2 under contract
Median asking
$1,650,000 ($699/sqft)
Median days on market
19 d
This list price
lowest-priced of the active set
ARV vs active asking
-27.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77098

Rents YoY
-1.1%
Active inventory
228
Price-to-rent
12.7×

Monthly cashflow live

Estimated rent
$4,347 high interval (Pro) →
Mortgage (P&I)
−$3,461
Tax est. 1.5%
−$825 /mo · $9,900/yr
Insurance
−$275
HOA
−$2,682
Vacancy / Maint / Mgmt
−$913
Net cashflow
$-3,809

Break-even live

Break-even rent $9,168
Max offer price $108,862
Occupancy floor —

Sensitivity live

Price -10% $-3,353 -5% $-3,581 +0% $-3,809 +5% $-4,037 +10% $-4,265
Rent -10% $-4,152 -5% $-3,981 +0% $-3,809 +5% $-3,637 +10% $-3,465
Rate -1.0pp $-3,476 -0.5pp $-3,641 base $-3,809 +0.5pp $-3,980 +1.0pp $-4,154

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
$165,000
Closing costs
$19,800
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
2701 Westheimer Rd Unit 2198 Houston, TX 2.0 2.0 1485 $2,203 $1.48 10d 1 0.02mi
2701 Westheimer Rd Unit 1496 Houston, TX 2.0 2.0 1400 $1,798 $1.28 10d 1 0.02mi
2954 Westheimer Rd Unit 227 Houston, TX 2.0 2.0 1435 $4,014 $2.80 80d 1 0.07mi
2929 Westheimer Rd Houston, TX 1.0–2.0 1.0–2.0 1461 $4,656 $3.19 0d 3 0.08mi
2929 Westheimer Rd Unit 2952 Houston, TX 2.0 2.0 1435 $3,810 $2.66 184d 1 0.08mi
2935 Westheimer Rd Houston, TX 2.0 2.0 1815 $3,149 $1.73 6d 1 0.08mi
2961 Westheimer Rd Houston, TX 2.0 2.0 1435 $1,238 $0.86 5d 1 0.09mi
2961 Westheimer Rd Houston, TX 2.0 2.0 1435 $1,238 $0.86 29d 1 0.09mi
2993 Westheimer Rd Houston, TX 2.0 2.0 1435 $1,238 $0.86 0d 1 0.09mi
3025 Westheimer Rd #231 Houston, TX 2.0 2.0 1435 $3,968 $2.77 0d 1 0.09mi
2800 Kirby Dr Unit 138 Houston, TX 2.0 2.0 1405 $2,125 $1.51 10d 1 0.10mi
2676 Kipling St Unit 227 Houston, TX 2.0 2.0 1470 $4,036 $2.75 80d 1 0.13mi
2796 Kirby Dr Houston, TX 2.0 2.0 1434 $2,177 $1.52 6d 1 0.14mi
2719 Kipling St Unit B Houston, TX 3.0 3.5 2184 $4,200 $1.92 37d 1 0.14mi
2719 Kipling St Unit B Houston, TX 3.0 3.5 2184 $4,200 $1.92 1d 1 0.14mi
2747 Kipling St #232 Houston, TX 2.0 2.0 1470 $3,990 $2.71 0d 1 0.15mi
2715 Kipling St Houston, TX 2.0 2.0 1470 $1,121 $0.76 3d 1 0.15mi
2651 Kipling St Unit 510 Houston, TX 3.0 2.0 2739 $11,468 $4.19 126d 1 0.15mi
2651 Kipling St Unit 421 Houston, TX 2.0 2.0 1470 $4,006 $2.73 148d 1 0.15mi
2651 Kipling St Unit 2674 Houston, TX 2.0 2.0 1470 $3,990 $2.71 115d 1 0.15mi
2683 Kipling St Houston, TX 2.0 2.0 1470 $1,121 $0.76 5d 1 0.16mi
2651 Kipling St Unit 306 Houston, TX 3.0 2.0 2739 $11,468 $4.19 124d 1 0.19mi
2651 Kipling St Unit 303 Houston, TX 3.0 2.0 2739 $11,498 $4.20 93d 1 0.19mi
2651 Kipling St Unit 207 Houston, TX 2.0 2.0 1470 $4,036 $2.75 93d 1 0.19mi
2651 Kipling St Unit 306 Houston, TX 3.0 2.0 2739 $11,492 $4.20 69d 1 0.19mi
2651 Kipling St Unit 2165 Houston, TX 2.0 2.0 1470 $4,041 $2.75 114d 1 0.19mi
2651 Kipling St Unit 3165 Houston, TX 3.0 2.0 2739 $11,452 $4.18 115d 1 0.19mi
2651 Kipling St Unit 2165 Houston, TX 2.0 2.0 1470 $3,998 $2.72 127d 1 0.19mi
2651 Kipling St Unit 425 Houston, TX 2.0 2.0 1470 $4,041 $2.75 122d 1 0.19mi
2651 Kipling St Unit 209 Houston, TX 2.0 2.0 1470 $4,006 $2.73 124d 1 0.19mi
2651 Kipling St Unit 2162 Houston, TX 2.0 2.0 1470 $4,006 $2.73 145d 1 0.19mi
2651 Kipling St Unit 209 Houston, TX 2.0 2.0 1470 $4,030 $2.74 69d 1 0.19mi
2727 Kirby Dr Houston, TX 2.0 2.0 1279 $2,292 $1.79 184d 4 0.20mi
2727 Kirby Dr Houston, TX 1.0–2.0 1.0–2.0 1122 $2,581 $2.30 45d 6 0.20mi
2727 Kirby Dr Unit 1702 Houston, TX 2.0 2.0 1672 $5,300 $3.17 184d 1 0.20mi
2727 Kirby Dr Houston, TX 1.0–2.0 1.0–2.0 1162 $2,581 $2.22 84d 5 0.20mi
2727 Kirby Dr Unit 6220 Houston, TX 2.0 2.0 1423 $4,995 $3.51 184d 1 0.20mi
2936 Kirby Dr Houston, TX 3.0 3.0 2739 $8,323 $3.04 10d 1 0.22mi
2936 Kirby Dr Houston, TX 2.0 2.0 1728 $5,095 $2.95 6d 1 0.22mi
2407 Westheimer Rd #230 Houston, TX 2.0 2.0 1524 $5,022 $3.30 0d 1 0.26mi

Property features AI

Finance

Other
Community features include community pool and elevator
HOA & community
Association: First ServiceMonthly association feeAssociation amenities include fitness center, picnic area, pool, security, trash service, concierge, and guardAssociation fee covers common area insurance, cable TV, electricity, gas, internet, grounds and structure maintenance, recreation facilities, sewer, trash, utilities, and water

Exterior

Parking
2 total parking spacesAssigned parkingAdditional parkingControlled entranceGarage with garage door opener
Security
DoormanSmoke detectorsBuilding security/guardConcierge
Utilities
Association-managed utilities available (see HOA for specifics)
Home design
Residential property in building 'REGENCY HOUSE'Entry on 5th levelFull ownershipBuilt in 1963
Construction
Steel and concrete construction
Exterior features
StorageConcrete road frontageAssociation pool

Interior

Kitchen
DishwasherElectric ovenElectric rangeDisposalRefrigeratorPantryWalk-in pantry
Bedrooms
Primary bedroom on first level (16x12)Bedroom on first level (16x12)Bedroom on first level (12x9)Total rooms: 6
Flooring
Plank flooringVinyl flooring
Bathrooms
3 full bathrooms
Heating & cooling
Central heating (electric)Central air conditioning (electric)Has heating and cooling
Interior features
All bedrooms on main levelBeamed ceilingsCrown moldingElevatorEn suite bathroomMain level primary bedroomPantryStorageTub with showerWalk-in pantryWalk-in closet(s)Window treatmentsCeiling fan(s)Window coverings
Laundry & utility
WasherDryerWasher/Dryer stackedCommon area laundryStacked laundry

HOA detail $2,682/mo · $32,184/yr condo

Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-11-08
    days on market $660,000 Active 58 DOM
  2. 2026-11-07
    days on market $660,000 Active 57 DOM
  3. 2026-11-06
    days on market $660,000 Active 56 DOM
  4. 2026-11-05
    days on market $660,000 Active 55 DOM
  5. 2026-11-04
    pricedays on market $660,000 Active 54 DOM
  6. 2026-11-02
    days on market $690,000 Active 52 DOM
  7. 2026-11-01
    days on market $690,000 Active 51 DOM
  8. 2026-10-31
    days on market $690,000 Active 50 DOM
  9. 2026-10-30
    days on market $690,000 Active 49 DOM
  10. 2026-10-29
    days on market $690,000 Active 48 DOM
  11. 2026-10-28
    days on market $690,000 Active 47 DOM
  12. 2026-10-27
    days on market $690,000 Active 46 DOM
  13. 2026-10-26
    days on market $690,000 Active 45 DOM
  14. 2026-10-26
    days on market $690,000 Active 44 DOM
  15. 2026-10-24
    days on market $690,000 Active 43 DOM
  16. 2026-10-23
    days on market $690,000 Active 42 DOM
  17. 2026-10-22
    days on market $690,000 Active 41 DOM
  18. 2026-10-21
    days on market $690,000 Active 40 DOM
  19. 2026-10-20
    days on market $690,000 Active 39 DOM
  20. 2026-10-19
    days on market $690,000 Active 38 DOM
  21. 2026-10-18
    days on market $690,000 Active 37 DOM
  22. 2026-10-17
    days on market $690,000 Active 36 DOM
  23. 2026-10-16
    days on market $690,000 Active 35 DOM
  24. 2026-10-15
    days on market $690,000 Active 34 DOM
  25. 2026-10-14
    days on market $690,000 Active 33 DOM
  26. 2026-10-13
    days on market $690,000 Active 32 DOM
  27. 2026-10-12
    days on market $690,000 Active 31 DOM
  28. 2026-10-11
    days on market $690,000 Active 30 DOM
  29. 2026-10-10
    days on market $690,000 Active 29 DOM
  30. 2026-10-09
    days on market $690,000 Active 28 DOM
  31. 2026-10-08
    days on market $690,000 Active 27 DOM
  32. 2026-10-07
    days on market $690,000 Active 26 DOM
  33. 2026-10-06
    days on market $690,000 Active 25 DOM
  34. 2026-10-05
    days on market $690,000 Active 24 DOM
  35. 2026-10-04
    days on market $690,000 Active 23 DOM
  36. 2026-10-04
    days on market $690,000 Active 22 DOM
  37. 2026-10-02
    days on market $690,000 Active 21 DOM
  38. 2026-10-01
    days on market $690,000 Active 20 DOM
  39. 2026-09-30
    days on market $690,000 Active 19 DOM
  40. 2026-09-29
    days on market $690,000 Active 18 DOM
  41. 2026-09-28
    days on market $690,000 Active 17 DOM
  42. 2026-09-27
    days on market $690,000 Active 16 DOM
  43. 2026-09-26
    days on market $690,000 Active 15 DOM
  44. 2026-09-25
    days on market $690,000 Active 14 DOM
  45. 2026-09-24
    days on market $690,000 Active 13 DOM
  46. 2026-09-23
    days on market $690,000 Active 12 DOM
  47. 2026-09-22
    days on market $690,000 Active 11 DOM
  48. 2026-09-21
    days on market $690,000 Active 10 DOM
  49. 2026-09-20
    days on market $690,000 Active 9 DOM
  50. 2026-09-19
    days on market $690,000 Active 8 DOM

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

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 · 23 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$52,167
− Mortgage interest
−$36,970
− Property taxes
−$9,900
− Insurance
−$3,300
− Repairs & maintenance
−$4,173
− Management
−$4,173
− HOA
−$32,184
− Depreciation
−$19,200
Taxable loss
−$57,734
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$13,856
After-tax cash flow
$-31,849/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $10,540–$31,620 screening

This modern, well-maintained condo in the Regency House offers a unique opportunity with a spacious floor plan and stunning views. It is in good condition with minimal repairs needed, making it a great investment.

Value-add opportunities

  • Both Painting the interior walls — Fresh paint can enhance the home's appeal and value ↑
  • Both Updating the flooring — Modern flooring can significantly increase the home's value ↑
  • Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters ↑
  • Both Landscaping improvements — A well-maintained outdoor area can increase the home's curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Poe El C+ TX #559/4,322 Nat'l #9,263/41,679 Middle Lanier Middle A+ TX #27/1,662 Nat'l #380/14,009 High Lamar H S D+ TX #478/1,632 Nat'l #5,269/17,239

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
B Composite livability gradescore 74/100

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 · 5,571,493 people
City population
3,226,434
Metro
Houston-The Woodlands-Sugar Land, TX
Population (ZIP)
17,210
Household income
$116,650
Rent vs Own
65.9% rent · 34.1% own
Severe rent burden
8% of renters

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 0.57)
Race & ethnicity
White 63% Hispanic / Latino 15% Asian 12% Two or more races 12% Black 6% Native American 2%
Hispanic origin (detail)
Mexican 9%
Languages at home
74% English-only · Spanish 9% Chinese 4% Other Asian/Pacific 3%

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
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Price history

+30.2% since first listed
5 events — show timeline
  • 2026-09-11 Listed $690,000 HARMLS
  • 2026-09-09 Coming Soon $690,000 HARMLS
  • 2026-05-18 Listing Removed — HARMLS
  • 2026-04-28 Price Changed $499,000 HARMLS
  • 2026-03-27 Listed $530,000 HARMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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