7447 Langley Rd · Houston, TX 77016

$110,000

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 3 Days on market

Built 1950 7,056 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity in the established Scenic Woods area of Houston. This 3 bedroom, 1 bath single family home offers approximately 1,275 square feet on a 7,056 square foot lot with carport parking and a functional single story layout. Convenient location near Houston ISD schools, neighborhood parks, shopping, dining, and major commuter routes. A strong option for owner occupants, families, or investors looking for an affordable property with long term potential in a well established Houston neighborhood. Buyer and buyer agent to verify schools, utilities, zoning, restrictions, measurements, tax information, and all information important to buyer.

Key facts

• Neighborhood parks
• Single story layout
• 7,056 sq ft lot

Tags

• SINGLE STORY LAYOUT
• NEIGHBORHOOD PARKS
• MAJOR COMMUTER ROUTES
• WELL ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1950; Slab foundation
• Construction: Year built: 1950
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Two bedrooms on the first level; Primary bedroom on the first level
• Bathrooms: One full bathroom
• Interior features: Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 12.5% 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: Shadydale El (math 11% / reading 20%, grade F, #3,990 of 4,322 statewide, top 93%, 631 students, 95% FRL); 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 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% 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 flat; 376 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 45% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($761 loan paydown + $10k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.16%
• DSCR: 1.99
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $234,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7321 Wiley Rd	0.47mi	3/1.0	1,262 (-1%)	2mo	$179,900	$143	75
7234 Boggess Rd	0.58mi	3/1.0	1,236 (-3%)	1mo	$168,000	$136	67
6015 Langley Rd	0.65mi	3/1.0	1,245 (-2%)	2mo	$95,000	$76	64
7630 Yoe St	0.61mi	3/2.0	1,300 (+2%)	2mo	$239,000	$184	62
7261 Boggess Rd	0.49mi	2/1.0 (-1)	1,176 (-8%)	1mo	$110,000	$94	59
11011 Ledford Ln	0.73mi	3/1.5	1,203 (-6%)	2mo	$170,000	$141	53
7706 Lakewood Dr	0.41mi	4/1.5 (+1)	1,084 (-15%)	1mo	$209,000	$193	48
10315 Vinca Minor Ln	0.66mi	3/2.0	1,412 (+11%)	1mo	$276,240	$196	46
7904 Cassie Pine Dr	0.70mi	3/2.0	1,412 (+11%)	0mo	$281,040	$199	45
7914 Cassie Pine Dr	0.74mi	3/2.0	1,401 (+10%)	0mo	$274,290	$196	45
7902 Elowen Grove Dr	0.69mi	3/2.0	1,412 (+11%)	2mo	$277,290	$196	44
6702 Leedale St	0.60mi	3/2.0	1,458 (+14%)	2mo	$139,900	$96	42

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 3.65×
• Total profit: $81,771
• Equity at exit: $88,470

10-year hold

• IRR: 31.6%
• Equity multiple: 7.58×
• Total profit: $202,542
• Equity at exit: $180,504

Cash invested: $30,800 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 376
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$577
• Tax from tax record: −$208 /mo · $2,491/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $569

Break-even live

Break-even rent $1,051

Max offer price $110,000

Occupancy floor 63%

Sensitivity live

Price	-10% $631	-5% $600	+0% $569	+5% $538	+10% $507
Rent	-10% $429	-5% $499	+0% $569	+5% $639	+10% $709
Rate	-1.0pp $624	-0.5pp $597	base $569	+0.5pp $540	+1.0pp $511

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	21d	1	0.26mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	10d	1	0.30mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	16d	1	0.31mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	45d	1	0.41mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	19d	1	0.41mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,865	$2.58	0d	1	0.47mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	26d	1	0.55mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	45d	1	0.65mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	45d	1	0.65mi
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	45d	1	0.66mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	10d	1	0.71mi
7176 Parker Rd Houston, TX	4.0	2.0	1152	$1,200	$1.04	45d	1	0.76mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	7d	1	0.77mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	26d	1	0.82mi
10221 Bretton Dr Houston, TX	3.0	1.0	1650	$1,650	$1.00	0d	1	0.82mi
7223 Valmont Dr Houston, TX	4.0	2.0	1546	$1,595	$1.03	45d	1	1.05mi
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	24d	1	1.08mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	23d	1	1.09mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	45d	1	1.11mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	45d	1	1.11mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	45d	1	1.11mi
8102 Rhobell St Unit A Houston, TX	4.0	3.5	1567	$1,750	$1.12	45d	1	1.11mi
8214 Parker Rd Unit B Houston, TX	3.0	2.0	1608	$1,560	$0.97	10d	1	1.15mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	17d	1	1.27mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	17d	1	1.27mi
8213 Bigwood St Unit A Houston, TX	3.0	2.5	1150	$1,595	$1.39	45d	1	1.27mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	26d	1	1.27mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	3d	5	1.30mi
8302 Caddo Rd Houston, TX	2.0	1.0	896	$1,450	$1.62	45d	1	1.33mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	1.35mi
9410 Firnat St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	1d	1	1.35mi
8314 Madera Rd Unit B Houston, TX	3.0	2.5	1608	$1,495	$0.93	26d	1	1.35mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	24d	1	1.40mi
11435 Raincove Dr Unit A Houston, TX	3.0	1.0	1000	$1,345	$1.34	6d	1	1.40mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,675	$1.04	1d	1	1.46mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	10d	1	1.47mi

Listing history 4 events

1. 2026-06-09
   status $110,000 Pending 3 DOM
2. 2026-06-08
   days on market $110,000 Active 3 DOM
3. 2026-06-07
   remarks 653-char remark
4. 2026-06-07
   listed $110,000 Active 2 DOM

ⓘ 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: $2,491 · $208/mo
• Projected year-2 tax: $2,491 · $208/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 4/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,252
• − Mortgage interest: −$6,162
• − Property taxes: −$2,491
• − Insurance: −$550
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$3,200
• Taxable income: $5,449
• Est. tax owed @ 24.0%: −$1,308
• After-tax cash flow: $5,518/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

3 events — show timeline

• 2026-06-05 Listed $110,000 HARMLS
• 2015-08-24 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,491 · +5.5% YoY. Source: county tax records.