3512 Hamilton Heights St · Houston, TX 77063

$499,990

5 bd · 3.5 ba · 2,064 sqft · Land · 12 Days on market

Built 2026 1,728 sqft lot $116/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.2/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +0.9/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

THE INNOVATIVE 3 CAR GARAGE PLAN! Uptown District by Cityside Homes—a premier residential community that epitomizes the essence of CitySide living. Nestled in the heart of Uptown, this development offers an unparalleled blend of luxury and vibrant lifestyle amenities. Residents can indulge in a refreshing swim at the community pool and pavilion, providing the perfect retreat after a day of shopping at nearby hotspots like The Galleria. For sports enthusiasts, the on-site pickleball court offers an exciting way to stay active and socialize with neighbors. Pet owners will appreciate the dog park, ensuring pets have their own space to play and unwind. Uptown District boasts "too goo

Key facts

• Dog park
• Pickleball court
• Community pool

Tags

• COMMUNITY POOL
• PICKLEBALL COURT
• DOG PARK
• ACCESS TO MAJOR FREEWAYS

Property features AI

Finance

• HOA & community: Association: King Property Management; Annual association fee covering common areas and recreation facilities; Community amenities include pool, dog park, pickleball, gated entry, and trash service

Exterior

• Parking: Attached 2-car garage
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2026); Builder: Cityside Homes; Brick exterior; Faces north; Slab foundation
• Construction: Built in 2026; Brick construction; Composition roof; Slab foundation
• Exterior features: Covered patio; Patio; Porch (18 x 5); Deck; Fence (partial, backyard); Sprinkler/irrigation; Corner lot; Concrete road access; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Kitchen island; Quartz counters; Walk-in pantry
• Bedrooms: Primary bedroom on second level (13 x 11); Bedroom on first level (11 x 10); Bedroom on second level (11 x 12); Bedroom on third level (10 x 12); Bedroom on third level (8 x 11)
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 3 full bathrooms; 1 half bathroom; Double vanity, soaking tub, separate shower where noted
• Heating & cooling: Central heating (gas) with zoned controls; Central air conditioning (electric) with zoned controls; Programmable thermostat
• Interior features: Double vanity in bathroom(s); High ceilings; Kitchen island; Kitchen/family room combo; Primary bedroom with private bath; Quartz counters; Soaking tub; Separate shower; Tub/shower; Walk-in pantry; Kitchen/dining combo; Loft; Programmable thermostat; Low emissivity windows; ENERGY STAR qualified appliances; Tankless water heater
• Laundry & utility: Washer hookup; Gas dryer hookup; Utility room on second level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath land listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (48.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (56.9% below list).
• Recommended offer: $216k (56.9% below list) — sets the bar for 1% rule.

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: Revere Middle (math 12% / reading 17%, grade F, #1,583 of 1,662 statewide, top 96%, 1,112 students, 93% FRL); Wisdom H S (math 17% / reading 16%, grade F, #1,497 of 1,632 statewide, top 92%, 2,260 students, 97% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-16 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 falling (-6.3%/yr); 288 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).
• This rent runs 44% of the median local income ($59k/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 $3k of loan paydown is wiped out by about $15k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $215,702 (56.9% 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. 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. 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 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: 0.43% ✗
• Cap rate: 3.03%
• Cash-on-cash: -11.64%
• DSCR: 0.48
• GRM: 19.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -40.4%
• Equity multiple: -0.24×
• Total profit: $-174,058
• Equity at exit: $74,550

10-year hold

• IRR: -83.3%
• Equity multiple: -1.06×
• Total profit: $-288,238
• Equity at exit: $43,230

Cash invested: $139,997 (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 77063

• Rents YoY: -6.3%
• Active inventory: 288
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$208
• HOA: −$116
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-1,358

Break-even live

Break-even rent $3,876

Max offer price $260,049

Occupancy floor —

Sensitivity live

Price	-10% $-1,075	-5% $-1,217	+0% $-1,358	+5% $-1,500	+10% $-1,641
Rent	-10% $-1,529	-5% $-1,443	+0% $-1,358	+5% $-1,273	+10% $-1,188
Rate	-1.0pp $-1,106	-0.5pp $-1,231	base $-1,358	+0.5pp $-1,488	+1.0pp $-1,620

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: $124,998
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9515 Meadowglen Ln Unit 1019618P Houston, TX	4.0	2.0	1603	$14,846	$9.26	22d	1	0.58mi
6303 Lugary Dr Houston, TX	4.0	3.0	2306	$2,600	$1.13	44d	1	1.07mi
9449 Briar Forest Dr Houston, TX	1.0–4.0	1.0–2.5	1341	$1,745	$1.30	2d	44	1.40mi
9455 Briar Forest Dr Houston, TX	4.0	2.0	1958	$1,910	$0.98	44d	1	1.45mi

HOA detail

• Monthly dues: $116 · $1,392/yr
• Likely covers: pool

Listing history 5 events

1. 2026-05-24
   status Pending
2. 2026-05-12
   status Pending
3. 2026-05-11
   listed $499,990 Active
4. 2026-04-16
   historical
5. 2026-03-12
   listed $489,990 Active

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $9,150 · $762/mo
• Expected delta: +$7,758/yr (+$647/mo · 557.5%)

ⓘ 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 ≥110°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: $25,884
• − Mortgage interest: −$28,007
• − Property taxes: −$1,392
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − HOA: −$1,392
• − Depreciation: −$14,545
• Taxable loss: −$26,093
• Est. tax savings @ 24.0%: +$6,262
• After-tax cash flow: $-10,037/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): 42,690
• Household income: $59,113
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 3541.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Hispanic / Latino 33% White 29% Black 21% Two or more races 17% Asian 13%
• Hispanic origin (detail): Mexican 13% Cuban 4%
• Common ancestry: Lithuanian 1% Arab 1% Slovak 1%
• Foreign-born: 43% · Canada, Jamaica, Vietnam
• Languages at home: 48% English-only · Spanish 30% Other Indo-European 8% Other Asian/Pacific 3%

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: ▼ -241.42%
• Current HPI: 194.3803
• Rent YoY: ▼ -6.28%
• 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

+2.0% since first listed

5 events — show timeline

• 2026-05-24 Pending — HARMLS
• 2026-05-12 Pending — HARMLS
• 2026-05-11 Listed $499,990 HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-03-12 Listed $489,990 HARMLS

Property tax history

+18.2%/yr

Latest (2025): $1,392 · +21.9% YoY. Source: county tax records.