6226 Standing Oaks St · Houston, TX 77050

$120,000

3 bd · 2.0 ba · 1,461 sqft · SingleFamily public records · 1 Days on market

Built 1967 6,490 sqft lot Est $159k · 25% under $40/mo HOA · 3% of rent

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.2/10.0
• Appreciation +5.4/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special, a great opportunity with plenty of room to enjoy both inside and out.

Key facts

• Spacious backyard
• Converted garage
• 6,490 sq ft lot

Tags

• NEWLY INSTALLED A/C UNIT
• UPDATED WOOD-STYLE FLOORING
• SPACIOUS BACKYARD
• CONVERTED GARAGE

Property features AI

Finance

• HOA & community: Monthly association fee of $40

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public sewer
• Home design: Residential property; Fractional ownership; Built in 1967; Slab foundation; Composition roof
• Construction: Brick and wood siding exterior; Built in 1967; Slab foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Convection oven; Gas range
• Bedrooms: Primary bedroom on the first floor (approx. 18 x 10); Two additional first-floor bedrooms (approx. 12 x 10 and 10 x 9)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric and gas)
• Interior features: Washer hookup and gas dryer hookup; Convection oven; Gas range; Wood flooring; Seller disclosure available
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.7% 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: 10 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($830 loan paydown + $859 appreciation (0.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $159,249
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6319 Winfield Rd	0.14mi	3/2.0	1,473 (+1%)	10mo	$175,000	$119	84
12214 Clear River Dr	0.07mi	3/2.0	1,469 (+0%)	24mo	$229,000	$156	76
12514 Frazier River Dr	0.23mi	3/2.0	1,572 (+8%)	4mo	$135,000	$86	73
6411 Hollow Oaks Dr	0.27mi	3/1.5	1,322 (-10%)	2mo	$235,000	$178	68
12407 Big Oaks Dr	0.20mi	3/2.0	1,285 (-12%)	9mo	$235,000	$183	63
5610 Easthampton Dr Unit B	0.65mi	3/2.0	1,516 (+4%)	6mo	$130,000	$86	58
6814 Sandy Oaks Dr	0.50mi	3/2.0	1,520 (+4%)	15mo	$254,990	$168	57
6511 Standing Oaks St	0.21mi	3/2.0	1,322 (-10%)	22mo	$144,000	$109	56
12459 W Village Dr Unit B	0.68mi	3/2.5	1,320 (-10%)	4mo	$79,900	$61	47
12247 W Village Dr Unit A	0.64mi	2/2.0 (-1)	1,340 (-8%)	20mo	$115,000	$86	34
12443 W Village Dr Unit D	0.71mi	3/2.5	1,320 (-10%)	22mo	$100,000	$76	30

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

Projected returns pro-forma

0.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.48×
• Total profit: $16,264
• Equity at exit: $39,203

10-year hold

• IRR: 13.9%
• Equity multiple: 2.64×
• Total profit: $55,068
• Equity at exit: $50,760

Cash invested: $33,600 (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 77050

• Home prices YoY: 0.3%
• Active inventory: 10
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$191 /mo · $2,292/yr
• Insurance: −$50
• HOA: −$40
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $245

Break-even live

Break-even rent $1,152

Max offer price $120,000

Occupancy floor 78%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	0.77mi
11435 Raincove Dr Unit A Houston, TX	3.0	1.0	1000	$1,345	$1.34	4d	1	0.99mi
5001 Aldine Mail Route Rd Houston, TX	1.0–5.0	1.0–2.5	1065	$1,144	$1.07	43d	16	1.15mi
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	22d	1	1.29mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 5 events

1. 2026-05-28
   listed $120,000 Active
2. 2004-03-30
   soldstatus
3. 2003-11-05
   historical
4. 2003-05-05
   listed $78,000
5. 1996-12-19
   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: $2,292 · $191/mo
• Projected year-2 tax: $2,292 · $191/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $17,549
• − Mortgage interest: −$6,722
• − Property taxes: −$2,292
• − Insurance: −$600
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − HOA: −$480
• − Depreciation: −$3,491
• Taxable income: $1,156
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,663/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
• City population: 3,226,434
• Population (ZIP): 5,854

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: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 48% Black 25% Native American 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 46% · Canada
• Languages at home: 33% English-only · Spanish 67%

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: ▲ 0.72%
• Current HPI: 280.5757
• Rent YoY: —
• Metro: —
• 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

+53.8% since first listed

5 events — show timeline

• 2026-05-28 Listed $120,000 HARMLS
• 2004-03-30 Sold (Public Records) — Public Records
• 2003-11-05 Listing Removed — HARMLS
• 2003-05-05 Listed $78,000 HARMLS
• 1996-12-19 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,292 · +11.7% YoY. Source: county tax records.