6410 Hopper Rd · Houston, TX 77016

$140,000

3 bd · 1.5 ba · 1,376 sqft · SingleFamily public records · 22 Days on market

Built 1967 6,298 sqft lot $102/sqft · 21% below area Est $177k · 21% under

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Why this score? — see what drove the B+ 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 +26.7/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +9.2/10.0
• 1% rule +8.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HURRY THIS PROPERTY WILL NOT LAST LONG!!!! PERFECT FOR 1ST HOME OR INVESTORS!!! PROPERTY DID NOT FLOOD!!! 3 bedroom home located in the well established neighborhood of Northwood Manor. Brick home nestled in cozy subdivision near access to highway 59 ; 15 mins from downtown Houston. COME SEE AND FALL IN LOVE!!!! Needs a little TLC. Don't hesitate call today to schedule your showing.

Key facts

• Functional layout
• Outdoor space
• 6,298 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• OUTDOOR SPACE
• EASY ACCESS TO COMMUTER ROUTES

Property features AI

Finance

• Financial info: Lease considered: No

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Electric heating and cooling
• Home design: Residential property; Single-story (first-floor living areas)
• Construction: Wood siding exterior; Composition roof; Slab foundation; Built in 1967
• Exterior features: Lot approximately 6,300 sq ft (about 0.1446 acres); Lot features: Other

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: Primary bedroom on the first floor (approx. 13x11); Second bedroom on the first floor (approx. 9x9); Third bedroom on the first floor (approx. 9x8)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Gas Range; Five total rooms (living room, kitchen, three bedrooms)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% 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 14% at this address vs 31% district-wide (-17 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 flat; 372 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• In year one you build about $13k of equity ($968 loan paydown + $12k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 6.3

CMA / ARV

• ARV (median comp): $177,031
• List price: $140,000
• Delta: -20.92%
• 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
6302 Hanley Ln	0.12mi	3/2.0	1,440 (+5%)	1mo	$189,999	$132	84
6110 Guadalupe St	0.38mi	3/1.5	1,336 (-3%)	1mo	$120,000	$90	76
11151 Spottswood Dr	0.25mi	3/1.0	1,283 (-7%)	1mo	$99,900	$78	75
6611 Mohawk St	0.22mi	3/1.5	1,255 (-9%)	6mo	$142,500	$114	71
6702 Leedale St	0.36mi	3/2.0	1,458 (+6%)	2mo	$139,900	$96	70
6319 Hopper Rd	0.07mi	3/2.5	1,188 (-14%)	1mo	$110,000	$93	69
6130 Hartwick Rd	0.45mi	3/1.0	1,278 (-7%)	5mo	$115,000	$90	61
6330 Cobalt St	0.45mi	3/2.0	1,242 (-10%)	1mo	$199,995	$161	60
5930 Annunciation St	0.57mi	3/1.0	1,235 (-10%)	0mo	$186,999	$151	54
11011 Ledford Ln	0.53mi	3/1.5	1,203 (-13%)	2mo	$170,000	$141	53
6319 Annunciation St	0.37mi	4/2.0 (+1)	1,214 (-12%)	6mo	$205,000	$169	51
11426 Lemond Dr	0.56mi	4/2.0 (+1)	1,501 (+9%)	6mo	$189,999	$127	46

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.12×
• Total profit: $83,261
• Equity at exit: $112,598

10-year hold

• IRR: 24.8%
• Equity multiple: 6.50×
• Total profit: $215,597
• Equity at exit: $229,733

Cash invested: $39,200 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$734
• Tax from tax record: −$279 /mo · $3,343/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $381

Break-even live

Break-even rent $1,356

Max offer price $140,000

Occupancy floor 74%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	22d	1	0.27mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	5d	1	0.43mi
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	43d	1	0.45mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	19d	1	0.61mi
11435 Raincove Dr Unit A Houston, TX	3.0	1.0	1000	$1,345	$1.34	4d	1	0.61mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	0.75mi
7223 Valmont Dr Houston, TX	4.0	2.0	1546	$1,595	$1.03	43d	1	0.75mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	7d	1	0.99mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	14d	1	1.01mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	7d	1	1.06mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	43d	1	1.07mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	24d	1	1.18mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	17d	1	1.22mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	43d	1	1.22mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,782	$2.53	7d	1	1.22mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	24d	1	1.43mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	43d	1	1.44mi

Listing history 13 events

1. 2026-06-07
   days on market $140,000 Pending 22 DOM
2. 2026-06-04
   days on market $140,000 Pending 21 DOM
3. 2026-06-02
   status $140,000 Pending 18 DOM
4. 2026-06-01
   days on market $140,000 Active 18 DOM
5. 2026-05-31
   days on market $140,000 Active 17 DOM
6. 2026-05-14
   listed $140,000 Active 574-char remark
7. 2018-04-20
   soldstatus
8. 2018-04-17
   soldstatus Sold 385-char remark

   Show marketing remark (385 chars)

   HURRY THIS PROPERTY WILL NOT LAST LONG!!!! PERFECT FOR 1ST HOME OR INVESTORS!!! PROPERTY DID NOT FLOOD!!! 3 bedroom home located in the well established neighborhood of Northwood Manor. Brick home nestled in cozy subdivision near access to highway 59 ; 15 mins from downtown Houston. COME SEE AND FALL IN LOVE!!!! Needs a little TLC. Don't hesitate call today to schedule your showing.

9. 2018-04-08
   status Pending 385-char remark

   Show marketing remark (385 chars)

   HURRY THIS PROPERTY WILL NOT LAST LONG!!!! PERFECT FOR 1ST HOME OR INVESTORS!!! PROPERTY DID NOT FLOOD!!! 3 bedroom home located in the well established neighborhood of Northwood Manor. Brick home nestled in cozy subdivision near access to highway 59 ; 15 mins from downtown Houston. COME SEE AND FALL IN LOVE!!!! Needs a little TLC. Don't hesitate call today to schedule your showing.

10. 2018-03-28
    status Option Pending 385-char remark

    Show marketing remark (385 chars)

    HURRY THIS PROPERTY WILL NOT LAST LONG!!!! PERFECT FOR 1ST HOME OR INVESTORS!!! PROPERTY DID NOT FLOOD!!! 3 bedroom home located in the well established neighborhood of Northwood Manor. Brick home nestled in cozy subdivision near access to highway 59 ; 15 mins from downtown Houston. COME SEE AND FALL IN LOVE!!!! Needs a little TLC. Don't hesitate call today to schedule your showing.

11. 2018-03-19
    listed $110,000 Active 385-char remark

    Show marketing remark (385 chars)

    HURRY THIS PROPERTY WILL NOT LAST LONG!!!! PERFECT FOR 1ST HOME OR INVESTORS!!! PROPERTY DID NOT FLOOD!!! 3 bedroom home located in the well established neighborhood of Northwood Manor. Brick home nestled in cozy subdivision near access to highway 59 ; 15 mins from downtown Houston. COME SEE AND FALL IN LOVE!!!! Needs a little TLC. Don't hesitate call today to schedule your showing.

12. 2015-10-19
    soldstatus
13. 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: $3,343 · $279/mo
• Projected year-2 tax: $3,343 · $279/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 (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,053
• − Mortgage interest: −$7,842
• − Property taxes: −$3,343
• − Insurance: −$700
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$4,073
• Taxable income: $2,567
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,953/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

+27.3% since first listed

10 events — show timeline

• 2026-06-06 Pending — HARMLS
• 2026-06-01 Pending — HARMLS
• 2026-05-14 Listed $140,000 HARMLS
• 2018-04-20 Sold (Public Records) — Public Records
• 2018-04-17 Sold (MLS) — HARMLS
• 2018-04-08 Pending — HARMLS
• 2018-03-28 Pending — HARMLS
• 2018-03-19 Listed $110,000 HARMLS
• 2015-10-19 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,343 · +21.9% YoY. Source: county tax records.