5222 Bataan Rd · Houston, TX 77033

$2,000

6 bd · 4.0 ba · 2,331 sqft · MultiFamily public records · 1 Days on market

Built 2024 5,720 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This modern, luxurious duplex offers the perfect blend of sophistication and convenience. Boasting an open floor plan, the home features a spacious living area that seamlessly flows into the gourmet kitchen, complete with quartz countertops and stainless steel appliances - creating an inviting space for hosting and entertaining. The generously sized bedrooms, including a master suite with a spa-inspired bathroom, provide a serene retreat. High ceilings and large windows flood the home with natural light, enhancing the overall sense of grandeur and spaciousness. Conveniently located just minutes from the prestigious Texas Medical Center and 15 minutes from downtown, this duplex offers unparalleled access to the city's premier amenities. It's the perfect haven for those seeking a modern, sophisticated lifestyle.

Key facts

• Open-concept design
• Master suite
• Quartz countertops

Tags

• OPEN-CONCEPT DESIGN
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MASTER SUITE
• SPA-LIKE BATHROOM

Property features AI

Exterior

• Utilities: Has heating; Has cooling
• Home design: Residential income property; Built in 2024; Single-story (1 unit)
• Construction: Built in 2024
• Exterior features: Composition roof; Lot approximately 5,720 square feet

Interior

• Kitchen: Dishwasher; Disposal; Microwave; ENERGY STAR qualified appliances
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Central electric cooling; Attic fan
• Interior features: Programmable thermostat; Ventilation for improved indoor air quality

🏷️ Possibly a rental listed for sale. The $2,000 price doesn't fit this home's estimated sale value (~$424,242) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $2k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $2k).
• Cap rate 1639.0% 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: Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 345 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,462/mo this rent would consume 109% of the median local household income ($38k/yr) (locally 1728% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $14 of loan paydown is wiped out by about $60 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $560 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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: 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 $2,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
7. 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.
8. 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.
9. 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: 173.10% ✓
• Cap rate: 1638.99%
• Cash-on-cash: 5831.05%
• DSCR: 260.45
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $424,242
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5714 Pershing St Unit A/B	0.62mi	6/4.0	2,263 (-3%)	11mo	$415,000	$183	57
5121 Southwind St	0.52mi	6/2.0	2,279 (-2%)	13mo	$415,000	$182	53
5862 Southington St	0.54mi	6/2.0	2,491 (+7%)	20mo	$429,900	$173	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: —
• Equity multiple: 325.61×
• Total profit: $181,783
• Equity at exit: $298

10-year hold

• IRR: —
• Equity multiple: 749.92×
• Total profit: $419,396
• Equity at exit: $173

Cash invested: $560 (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: 345
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,462 high
• Mortgage (P&I): −$10
• Tax est. 1.5%: −$2 /mo · $30/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $2,721

Break-even live

Break-even rent $17

Max offer price $2,000

Occupancy floor 16%

Sensitivity live

Price	-10% $2,723	-5% $2,722	+0% $2,721	+5% $2,720	+10% $2,720
Rent	-10% $2,448	-5% $2,584	+0% $2,721	+5% $2,858	+10% $2,995
Rate	-1.0pp $2,722	-0.5pp $2,722	base $2,721	+0.5pp $2,721	+1.0pp $2,720

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,462
Total (2 units)			$3,462

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: $500
• Closing costs: $60
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5130 Cosby St Unit 1056418P Houston, TX	5.0	3.0	2045	$6,344	$3.10	0d	1	0.64mi
6301 Iron Rock St Houston, TX	5.0	3.0	1689	$2,099	$1.24	3d	1	1.37mi

Listing history 15 events

1. 2026-05-26
   listed $2,000 Active
2. 2025-06-01
   historical $1,900
3. 2025-04-14
   price $1,900
4. 2025-03-21
   listed $2,000
5. 2025-03-11
   soldstatus
6. 2025-03-10
   historical $1,950
7. 2025-03-07
   soldstatus Sold 821-char remark

   Show marketing remark (821 chars)

   This modern, luxurious duplex offers the perfect blend of sophistication and convenience. Boasting an open floor plan, the home features a spacious living area that seamlessly flows into the gourmet kitchen, complete with quartz countertops and stainless steel appliances - creating an inviting space for hosting and entertaining. The generously sized bedrooms, including a master suite with a spa-inspired bathroom, provide a serene retreat. High ceilings and large windows flood the home with natural light, enhancing the overall sense of grandeur and spaciousness. Conveniently located just minutes from the prestigious Texas Medical Center and 15 minutes from downtown, this duplex offers unparalleled access to the city's premier amenities. It's the perfect haven for those seeking a modern, sophisticated lifestyle.

8. 2025-02-15
   status Pending 821-char remark

   Show marketing remark (821 chars)

   This modern, luxurious duplex offers the perfect blend of sophistication and convenience. Boasting an open floor plan, the home features a spacious living area that seamlessly flows into the gourmet kitchen, complete with quartz countertops and stainless steel appliances - creating an inviting space for hosting and entertaining. The generously sized bedrooms, including a master suite with a spa-inspired bathroom, provide a serene retreat. High ceilings and large windows flood the home with natural light, enhancing the overall sense of grandeur and spaciousness. Conveniently located just minutes from the prestigious Texas Medical Center and 15 minutes from downtown, this duplex offers unparalleled access to the city's premier amenities. It's the perfect haven for those seeking a modern, sophisticated lifestyle.

9. 2025-02-07
   status Option Pending 821-char remark

   Show marketing remark (821 chars)

   This modern, luxurious duplex offers the perfect blend of sophistication and convenience. Boasting an open floor plan, the home features a spacious living area that seamlessly flows into the gourmet kitchen, complete with quartz countertops and stainless steel appliances - creating an inviting space for hosting and entertaining. The generously sized bedrooms, including a master suite with a spa-inspired bathroom, provide a serene retreat. High ceilings and large windows flood the home with natural light, enhancing the overall sense of grandeur and spaciousness. Conveniently located just minutes from the prestigious Texas Medical Center and 15 minutes from downtown, this duplex offers unparalleled access to the city's premier amenities. It's the perfect haven for those seeking a modern, sophisticated lifestyle.

10. 2025-01-06
    listed $1,950
11. 2024-12-11
    listed $440,000 Active 821-char remark

    Show marketing remark (821 chars)

    This modern, luxurious duplex offers the perfect blend of sophistication and convenience. Boasting an open floor plan, the home features a spacious living area that seamlessly flows into the gourmet kitchen, complete with quartz countertops and stainless steel appliances - creating an inviting space for hosting and entertaining. The generously sized bedrooms, including a master suite with a spa-inspired bathroom, provide a serene retreat. High ceilings and large windows flood the home with natural light, enhancing the overall sense of grandeur and spaciousness. Conveniently located just minutes from the prestigious Texas Medical Center and 15 minutes from downtown, this duplex offers unparalleled access to the city's premier amenities. It's the perfect haven for those seeking a modern, sophisticated lifestyle.

12. 2024-11-11
    historical
13. 2024-08-27
    listed $434,900 Active
14. 2021-12-21
    soldstatus
15. 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.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $41,544
• − Mortgage interest: −$112
• − Property taxes: −$30
• − Insurance: −$10
• − Repairs & maintenance: −$3,324
• − Management: −$3,324
• − Depreciation: −$58
• Taxable income: $34,687
• Est. tax owed @ 24.0%: −$8,325
• After-tax cash flow: $24,329/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

-99.5% since first listed

15 events — show timeline

• 2026-05-26 Listed $2,000 HARMLS
• 2025-06-01 Rental Removed $1,900 HARMLS
• 2025-04-14 Price Changed $1,900 HARMLS
• 2025-03-21 Listed for Rent $2,000 HARMLS
• 2025-03-11 Sold (Public Records) — Public Records
• 2025-03-10 Rental Removed $1,950 HARMLS
• 2025-03-07 Sold (MLS) — HARMLS
• 2025-02-15 Pending — HARMLS
• 2025-02-07 Pending — HARMLS
• 2025-01-06 Listed for Rent $1,950 HARMLS
• 2024-12-11 Listed $440,000 HARMLS
• 2024-11-11 Listing Removed — HARMLS
• 2024-08-27 Listed $434,900 HARMLS
• 2021-12-21 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+16.4%/yr

Latest (2025): $1,814 · +49.5% YoY. Source: county tax records.