5724 Cavalcade St · Houston, TX 77026

$130,000

1 bd · 0.5 ba · 2,320 sqft · SingleFamily · 253 Days on market

Built 2003 $56/sqft · at area comps Est $133k · at est.

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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 +8.4/15.0
• Cash flow +7.6/30.0
• Appreciation +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Welcome to your next prime development opportunity! This spacious corner lot, free from any HOA or restrictions, offers endless potential for commercial or residential projects. Situated in a rapidly developing area, this property is just minutes away from the vibrant attractions of Downtown Houston, including Minute Maid Park, Discovery Green, George R. Brown, and the Toyota Center. Convenience is key, with easy access to major thoroughfares such as US-59, 610 Loop, I-45, and the Hardy Toll Road, ensuring seamless connectivity to the rest of the city. Whether you're envisioning a bustling commercial hub or a thriving residential community, this property's unbeatable location and limitless possibilities make it a must-see opportunity for savvy developers.

Key facts

• No hoa
• Corner lot
• Built 2003

Tags

• CORNER LOT
• NO HOA
• MINUTES FROM DOWNTOWN HOUSTON

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (27.6% below list).
• Recommended offer: $94k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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 (+3.1%/yr); 445 active listings in the ZIP; 1 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).

Forward outlook

• In year one you build about $6k of equity ($899 loan paydown + $5k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 9y 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.

Recommended offer $94,130 (27.6% 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 253 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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: 0.72% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $132,692
• List price: $130,000
• Delta: -2.03%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5907 Calvacade St	0.07mi	2/1.0 (+1)	1,984 (-14%)	9mo	$95,000	$48	58

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

Projected returns pro-forma

3.89% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.33×
• Total profit: $12,139
• Equity at exit: $65,099

10-year hold

• IRR: 8.2%
• Equity multiple: 2.37×
• Total profit: $49,742
• Equity at exit: $105,830

Cash invested: $36,400 (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 77026

• Home prices YoY: 1.5%
• Rents YoY: 3.1%
• Active inventory: 445
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-155

Break-even live

Break-even rent $1,137

Max offer price $107,604

Occupancy floor —

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5435 Pardee St Houston, TX	2.0	1.0	1634	$1,000	$0.61	44d	1	0.46mi

Listing history 44 events

1. 2026-06-18
   days on market $130,000 Active 253 DOM
2. 2026-06-17
   days on market $130,000 Active 252 DOM
3. 2026-06-16
   days on market $130,000 Active 251 DOM
4. 2026-06-15
   days on market $130,000 Active 250 DOM
5. 2026-06-13
   days on market $130,000 Active 248 DOM
6. 2026-06-10
   days on market $130,000 Active 244 DOM
7. 2026-06-08
   days on market $130,000 Active 243 DOM
8. 2026-06-07
   days on market $130,000 Active 242 DOM
9. 2026-06-04
   days on market $130,000 Active 239 DOM
10. 2026-06-01
    days on market $130,000 Active 236 DOM
11. 2026-05-31
    days on market $130,000 Active 235 DOM
12. 2025-10-08
    listed $130,000 Active 765-char remark

    Show marketing remark (765 chars)

    Welcome to your next prime development opportunity! This spacious corner lot, free from any HOA or restrictions, offers endless potential for commercial or residential projects. Situated in a rapidly developing area, this property is just minutes away from the vibrant attractions of Downtown Houston, including Minute Maid Park, Discovery Green, George R. Brown, and the Toyota Center. Convenience is key, with easy access to major thoroughfares such as US-59, 610 Loop, I-45, and the Hardy Toll Road, ensuring seamless connectivity to the rest of the city. Whether you're envisioning a bustling commercial hub or a thriving residential community, this property's unbeatable location and limitless possibilities make it a must-see opportunity for savvy developers.

13. 2024-08-22
    soldstatus Sold 765-char remark

    Show marketing remark (765 chars)

    Welcome to your next prime development opportunity! This spacious corner lot, free from any HOA or restrictions, offers endless potential for commercial or residential projects. Situated in a rapidly developing area, this property is just minutes away from the vibrant attractions of Downtown Houston, including Minute Maid Park, Discovery Green, George R. Brown, and the Toyota Center. Convenience is key, with easy access to major thoroughfares such as US-59, 610 Loop, I-45, and the Hardy Toll Road, ensuring seamless connectivity to the rest of the city. Whether you're envisioning a bustling commercial hub or a thriving residential community, this property's unbeatable location and limitless possibilities make it a must-see opportunity for savvy developers.

14. 2024-08-08
    status Pending 765-char remark

    Show marketing remark (765 chars)

    Welcome to your next prime development opportunity! This spacious corner lot, free from any HOA or restrictions, offers endless potential for commercial or residential projects. Situated in a rapidly developing area, this property is just minutes away from the vibrant attractions of Downtown Houston, including Minute Maid Park, Discovery Green, George R. Brown, and the Toyota Center. Convenience is key, with easy access to major thoroughfares such as US-59, 610 Loop, I-45, and the Hardy Toll Road, ensuring seamless connectivity to the rest of the city. Whether you're envisioning a bustling commercial hub or a thriving residential community, this property's unbeatable location and limitless possibilities make it a must-see opportunity for savvy developers.

15. 2024-08-05
    status Option Pending 765-char remark

    Show marketing remark (765 chars)

    Welcome to your next prime development opportunity! This spacious corner lot, free from any HOA or restrictions, offers endless potential for commercial or residential projects. Situated in a rapidly developing area, this property is just minutes away from the vibrant attractions of Downtown Houston, including Minute Maid Park, Discovery Green, George R. Brown, and the Toyota Center. Convenience is key, with easy access to major thoroughfares such as US-59, 610 Loop, I-45, and the Hardy Toll Road, ensuring seamless connectivity to the rest of the city. Whether you're envisioning a bustling commercial hub or a thriving residential community, this property's unbeatable location and limitless possibilities make it a must-see opportunity for savvy developers.

16. 2024-04-03
    listed $129,000 Active 765-char remark

    Show marketing remark (765 chars)

    Welcome to your next prime development opportunity! This spacious corner lot, free from any HOA or restrictions, offers endless potential for commercial or residential projects. Situated in a rapidly developing area, this property is just minutes away from the vibrant attractions of Downtown Houston, including Minute Maid Park, Discovery Green, George R. Brown, and the Toyota Center. Convenience is key, with easy access to major thoroughfares such as US-59, 610 Loop, I-45, and the Hardy Toll Road, ensuring seamless connectivity to the rest of the city. Whether you're envisioning a bustling commercial hub or a thriving residential community, this property's unbeatable location and limitless possibilities make it a must-see opportunity for savvy developers.

17. 2024-03-25
    historical
18. 2024-03-08
    listed $136,000 Active
19. 2023-11-29
    historical
20. 2023-10-20
    listed $139,000 Active
21. 2023-05-11
    historical
22. 2023-03-14
    listed $120,000 Active
23. 2022-09-06
    historical
24. 2022-08-22
    price $119,900
25. 2022-08-11
    price $129,900
26. 2022-07-25
    listed $149,900 Active
27. 2022-07-25
    historical
28. 2022-07-06
    price $169,900
29. 2022-06-16
    listed $190,000 Active
30. 2021-08-23
    soldstatus Sold
31. 2021-07-06
    status Pending
32. 2021-06-16
    price $168,000
33. 2021-06-16
    price $170,000
34. 2021-05-02
    price $180,000
35. 2021-04-14
    listed $185,000 Active
36. 2021-04-13
    historical
37. 2021-03-30
    listed $185,000 Active
38. 2020-10-17
    historical
39. 2020-09-16
    price $199,999
40. 2020-08-03
    listed $217,000 Active
41. 2020-06-23
    historical
42. 2020-05-27
    listed $230,000 Active
43. 2017-12-31
    historical
44. 2017-07-28
    listed $99,000 Active

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

Taxation est. · year 1

• Rental income: $11,296
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$3,782
• Taxable loss: −$4,176
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $-855/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): 21,981
• Household income: $39,211
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1531.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · 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: ▲ 3.89%
• Current HPI: 267.5995
• Rent YoY: ▲ 3.08%
• 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

+31.3% since first listed

33 events — show timeline

• 2025-10-08 Listed $130,000 HARMLS
• 2024-08-22 Sold (MLS) — HARMLS
• 2024-08-08 Pending — HARMLS
• 2024-08-05 Pending — HARMLS
• 2024-04-03 Listed $129,000 HARMLS
• 2024-03-25 Listing Removed — HARMLS
• 2024-03-08 Listed $136,000 HARMLS
• 2023-11-29 Listing Removed — HARMLS
• 2023-10-20 Listed $139,000 HARMLS
• 2023-05-11 Listing Removed — HARMLS
• 2023-03-14 Listed $120,000 HARMLS
• 2022-09-06 Listing Removed — HARMLS
• 2022-08-22 Price Changed $119,900 HARMLS
• 2022-08-11 Price Changed $129,900 HARMLS
• 2022-07-25 Listing Removed — HARMLS
• 2022-07-25 Listed $149,900 HARMLS
• 2022-07-06 Price Changed $169,900 HARMLS
• 2022-06-16 Listed $190,000 HARMLS
• 2021-08-23 Sold (MLS) — HARMLS
• 2021-07-06 Pending — HARMLS
• 2021-06-16 Price Changed $168,000 HARMLS
• 2021-06-16 Price Changed $170,000 HARMLS
• 2021-05-02 Price Changed $180,000 HARMLS
• 2021-04-14 Listed $185,000 HARMLS
• 2021-04-13 Listing Removed — HARMLS
• 2021-03-30 Listed $185,000 HARMLS
• 2020-10-17 Listing Removed — HARMLS
• 2020-09-16 Price Changed $199,999 HARMLS
• 2020-08-03 Listed $217,000 HARMLS
• 2020-06-23 Listing Removed — HARMLS
• 2020-05-27 Listed $230,000 HARMLS
• 2017-12-31 Listing Removed — HARMLS
• 2017-07-28 Listed $99,000 HARMLS