6642 Heron Dr · Houston, TX 77087

$158,000

3 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 31 Days on market

Built 1954 7,235 sqft lot $131/sqft · 16% below area Est $211k · 25% under ↓ 24% since listing

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Why this score? — see what drove the C- 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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Deal – Tenant Occupied – Cash Flow Property – Priced to Sell Monthly rent: $1650/mo Gross Annual Income: $19,800/Yr Lease until August 2026 Sold as-is. This well-maintained 3-bedroom, 2-bath home with 1,350 square feet of living space. Located in an established Houston neighborhood, this property offers a functional layout with spacious living and dining areas ideal for everyday living or entertaining. This 3-bedroom Houston home features generously sized bedrooms, two full bathrooms, and abundant natural light throughout. The home’s layout provides flexibility for families, first-time buyers, or those seeking a Houston investment property. Conveniently located near major highways, schools, shopping, and dining, 6642 Heron Drive in Houston 77087 offers excellent accessibility and long-term potential. A great opportunity to own a well-located home in southeast Houston.

Key facts

• 7,235 sq ft lot
• 3 garage spots
• Built 1954

🏷️ Possibly a rental listed for sale. The $158,000 price doesn't fit this home's estimated sale value (~$210,871) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $65 ($775/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (0.4% below list).
• Recommended offer: $153k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 flat; 84 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 36% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $5k 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 31 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $153,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 8.4

CMA / ARV

• ARV (median comp): $210,871
• List price: $158,000
• Delta: -25.07%
• 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
6306 Thrush Dr	0.31mi	3/1.0	1,262 (+4%)	14mo	$145,000	$115	66
6606 Flamingo Dr	0.14mi	2/1.0 (-1)	1,333 (+10%)	12mo	$175,000	$131	62
6107 Belmark St	0.68mi	3/2.0	1,205 (-0%)	4mo	$175,000	$145	60
7303 Brace St	0.62mi	2/1.0 (-1)	1,170 (-3%)	10mo	$199,900	$171	53
6214 Thrush Dr	0.34mi	3/1.5	1,356 (+12%)	14mo	$138,400	$102	51
6511 Belarbor St	0.42mi	4/2.0 (+1)	1,258 (+4%)	17mo	$214,900	$171	50
6206 Schevers St	0.43mi	3/2.0	1,378 (+14%)	3mo	$150,000	$109	50
6319 Belcrest St	0.42mi	3/1.0	1,347 (+11%)	14mo	$189,900	$141	49
6122 Beldart St	0.62mi	4/2.0 (+1)	1,320 (+9%)	3mo	$199,000	$151	45
6406 Reed Rd	0.25mi	4/2.0 (+1)	1,364 (+13%)	19mo	$236,000	$173	43
6722 Roxbury Rd	0.73mi	3/2.0	1,332 (+10%)	3mo	$189,000	$142	42
6402 Belarbor St	0.44mi	4/3.0 (+1)	1,030 (-15%)	8mo	$150,000	$146	35

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-25,196
• Equity at exit: $23,558

10-year hold

• IRR: -13.8%
• Equity multiple: 0.30×
• Total profit: $-31,119
• Equity at exit: $13,661

Cash invested: $44,240 (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 77087

• Home prices YoY: -29.7%
• Rents YoY: 0.6%
• Active inventory: 84
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,573 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$284 /mo · $3,407/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $65

Break-even live

Break-even rent $1,492

Max offer price $158,000

Occupancy floor 91%

Sensitivity live

Price	-10% $154	-5% $109	+0% $65	+5% $20	+10% $-25
Rent	-10% $-60	-5% $2	+0% $65	+5% $127	+10% $189
Rate	-1.0pp $144	-0.5pp $105	base $65	+0.5pp $24	+1.0pp $-18

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6419 Belarbor St Houston, TX	3.0	1.0	1240	$1,425	$1.15	45d	1	0.43mi
7615 Grahamcrest Dr Houston, TX	1.0–2.0	1.0	778	$1,095	$1.41	0d	8	1.35mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	45d	1	1.37mi
7623 Pecan Villas Dr Unit 7 Houston, TX	2.0	1.0	800	$1,050	$1.31	45d	1	1.42mi

Listing history 15 events

1. 2026-05-15
   status Pending 913-char remark

   Show marketing remark (913 chars)

   Investor Deal – Tenant Occupied – Cash Flow Property – Priced to Sell Monthly rent: $1650/mo Gross Annual Income: $19,800/Yr Lease until August 2026 Sold as-is. This well-maintained 3-bedroom, 2-bath home with 1,350 square feet of living space. Located in an established Houston neighborhood, this property offers a functional layout with spacious living and dining areas ideal for everyday living or entertaining. This 3-bedroom Houston home features generously sized bedrooms, two full bathrooms, and abundant natural light throughout. The home’s layout provides flexibility for families, first-time buyers, or those seeking a Houston investment property. Conveniently located near major highways, schools, shopping, and dining, 6642 Heron Drive in Houston 77087 offers excellent accessibility and long-term potential. A great opportunity to own a well-located home in southeast Houston.

2. 2026-05-06
   status Pending 913-char remark

   Show marketing remark (913 chars)

   Investor Deal – Tenant Occupied – Cash Flow Property – Priced to Sell Monthly rent: $1650/mo Gross Annual Income: $19,800/Yr Lease until August 2026 Sold as-is. This well-maintained 3-bedroom, 2-bath home with 1,350 square feet of living space. Located in an established Houston neighborhood, this property offers a functional layout with spacious living and dining areas ideal for everyday living or entertaining. This 3-bedroom Houston home features generously sized bedrooms, two full bathrooms, and abundant natural light throughout. The home’s layout provides flexibility for families, first-time buyers, or those seeking a Houston investment property. Conveniently located near major highways, schools, shopping, and dining, 6642 Heron Drive in Houston 77087 offers excellent accessibility and long-term potential. A great opportunity to own a well-located home in southeast Houston.

3. 2026-05-01
   price $158,000 913-char remark

   Show marketing remark (913 chars)

   Investor Deal – Tenant Occupied – Cash Flow Property – Priced to Sell Monthly rent: $1650/mo Gross Annual Income: $19,800/Yr Lease until August 2026 Sold as-is. This well-maintained 3-bedroom, 2-bath home with 1,350 square feet of living space. Located in an established Houston neighborhood, this property offers a functional layout with spacious living and dining areas ideal for everyday living or entertaining. This 3-bedroom Houston home features generously sized bedrooms, two full bathrooms, and abundant natural light throughout. The home’s layout provides flexibility for families, first-time buyers, or those seeking a Houston investment property. Conveniently located near major highways, schools, shopping, and dining, 6642 Heron Drive in Houston 77087 offers excellent accessibility and long-term potential. A great opportunity to own a well-located home in southeast Houston.

4. 2026-04-24
   price $164,900 913-char remark

   Show marketing remark (913 chars)

   Investor Deal – Tenant Occupied – Cash Flow Property – Priced to Sell Monthly rent: $1650/mo Gross Annual Income: $19,800/Yr Lease until August 2026 Sold as-is. This well-maintained 3-bedroom, 2-bath home with 1,350 square feet of living space. Located in an established Houston neighborhood, this property offers a functional layout with spacious living and dining areas ideal for everyday living or entertaining. This 3-bedroom Houston home features generously sized bedrooms, two full bathrooms, and abundant natural light throughout. The home’s layout provides flexibility for families, first-time buyers, or those seeking a Houston investment property. Conveniently located near major highways, schools, shopping, and dining, 6642 Heron Drive in Houston 77087 offers excellent accessibility and long-term potential. A great opportunity to own a well-located home in southeast Houston.

5. 2026-04-15
   price $166,900 913-char remark

   Show marketing remark (913 chars)

   Investor Deal – Tenant Occupied – Cash Flow Property – Priced to Sell Monthly rent: $1650/mo Gross Annual Income: $19,800/Yr Lease until August 2026 Sold as-is. This well-maintained 3-bedroom, 2-bath home with 1,350 square feet of living space. Located in an established Houston neighborhood, this property offers a functional layout with spacious living and dining areas ideal for everyday living or entertaining. This 3-bedroom Houston home features generously sized bedrooms, two full bathrooms, and abundant natural light throughout. The home’s layout provides flexibility for families, first-time buyers, or those seeking a Houston investment property. Conveniently located near major highways, schools, shopping, and dining, 6642 Heron Drive in Houston 77087 offers excellent accessibility and long-term potential. A great opportunity to own a well-located home in southeast Houston.

6. 2026-04-13
   listed $169,900 Active 913-char remark

   Show marketing remark (913 chars)

   Investor Deal – Tenant Occupied – Cash Flow Property – Priced to Sell Monthly rent: $1650/mo Gross Annual Income: $19,800/Yr Lease until August 2026 Sold as-is. This well-maintained 3-bedroom, 2-bath home with 1,350 square feet of living space. Located in an established Houston neighborhood, this property offers a functional layout with spacious living and dining areas ideal for everyday living or entertaining. This 3-bedroom Houston home features generously sized bedrooms, two full bathrooms, and abundant natural light throughout. The home’s layout provides flexibility for families, first-time buyers, or those seeking a Houston investment property. Conveniently located near major highways, schools, shopping, and dining, 6642 Heron Drive in Houston 77087 offers excellent accessibility and long-term potential. A great opportunity to own a well-located home in southeast Houston.

7. 2026-04-13
   historical

   Show marketing remark (913 chars)

   Investor Deal – Tenant Occupied – Cash Flow Property – Priced to Sell Monthly rent: $1650/mo Gross Annual Income: $19,800/Yr Lease until August 2026 Sold as-is. This well-maintained 3-bedroom, 2-bath home with 1,350 square feet of living space. Located in an established Houston neighborhood, this property offers a functional layout with spacious living and dining areas ideal for everyday living or entertaining. This 3-bedroom Houston home features generously sized bedrooms, two full bathrooms, and abundant natural light throughout. The home’s layout provides flexibility for families, first-time buyers, or those seeking a Houston investment property. Conveniently located near major highways, schools, shopping, and dining, 6642 Heron Drive in Houston 77087 offers excellent accessibility and long-term potential. A great opportunity to own a well-located home in southeast Houston.

8. 2026-04-10
   price $189,900
9. 2026-03-03
   listed $194,900 Active
10. 2026-03-03
    historical
11. 2026-02-10
    price $199,000
12. 2026-01-28
    listed $209,000 Active
13. 2021-07-26
    soldstatus
14. 2017-07-20
    soldstatus
15. 1988-09-15
    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: $3,407 · $284/mo
• Projected year-2 tax: $3,407 · $284/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $18,880
• − Mortgage interest: −$8,850
• − Property taxes: −$3,407
• − Insurance: −$790
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,596
• Taxable loss: −$1,785
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $1,204/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): 34,347
• Household income: $52,847
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1219.0

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: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 22% Black 16% White 5% Native American 2%
• Hispanic origin (detail): Mexican 64%
• Foreign-born: 33% · Canada
• Languages at home: 31% English-only · Spanish 69%

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: ▼ -112.90%
• Current HPI: 266.8467
• Rent YoY: ▲ 0.55%
• 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

-24.4% since first listed

15 events — show timeline

• 2026-05-15 Pending — HARMLS
• 2026-05-06 Pending — HARMLS
• 2026-05-01 Price Changed $158,000 HARMLS
• 2026-04-24 Price Changed $164,900 HARMLS
• 2026-04-15 Price Changed $166,900 HARMLS
• 2026-04-13 Listing Removed — HARMLS
• 2026-04-13 Listed $169,900 HARMLS
• 2026-04-10 Price Changed $189,900 HARMLS
• 2026-03-03 Listing Removed — HARMLS
• 2026-03-03 Listed $194,900 HARMLS
• 2026-02-10 Price Changed $199,000 HARMLS
• 2026-01-28 Listed $209,000 HARMLS
• 2021-07-26 Sold (Public Records) — Public Records
• 2017-07-20 Sold (Public Records) — Public Records
• 1988-09-15 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,407 · +8.3% YoY. Source: county tax records.