4710 Antha St · Houston, TX 77016

$90,000

1 bd · 1.0 ba · 880 sqft · SingleFamily public records · 113 Days on market

Built 1950 9,748 sqft lot $102/sqft · 43% below area Est $159k · 43% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +9.1/10.0
• 1% rule +7.5/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment opportunity or great for first time homebuyers who don’t mind putting in work. Home is a two bedroom one bath with an extra space that can be made into a true primary bedroom. Property is great for future additions or replat and rebuild. Area is also known to have ADUs/garage apartments.

Key facts

• Future additions
• Extra space
• 9,748 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• EXTRA SPACE
• FUTURE ADDITIONS
• ADUS GARAGE APARTMENTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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; 372 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $8k of equity ($622 loan paydown + $8k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.25% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (median comp): $158,840
• List price: $90,000
• Delta: -43.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9401 Heatherside St	0.40mi	2/1.0 (+1)	976 (+11%)	4mo	$89,000	$91	55
8714 Autumn Ln	0.69mi	2/1.0 (+1)	864 (-2%)	7mo	$169,000	$196	54
9318 Bertwood St	0.70mi	2/1.0 (+1)	845 (-4%)	13mo	$129,999	$154	44
5617 Westbrook Rd	0.66mi	2/1.0 (+1)	815 (-7%)	22mo	$85,000	$104	34
8717 Peachtree St	0.72mi	2/1.0 (+1)	977 (+11%)	22mo	$210,000	$215	24

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: 28.9%
• Equity multiple: 3.12×
• Total profit: $53,453
• Equity at exit: $72,385

10-year hold

• IRR: 24.7%
• Equity multiple: 6.51×
• Total profit: $138,753
• Equity at exit: $147,685

Cash invested: $25,200 (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: 372
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$472
• Tax from tax record: −$135 /mo · $1,626/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $242

Break-even live

Break-even rent $816

Max offer price $90,000

Occupancy floor 73%

Sensitivity live

Price	-10% $293	-5% $267	+0% $242	+5% $216	+10% $191
Rent	-10% $153	-5% $197	+0% $242	+5% $286	+10% $330
Rate	-1.0pp $287	-0.5pp $265	base $242	+0.5pp $218	+1.0pp $195

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9100 Dodson St Unit 17 Houston, TX	2.0	1.0	850	$1,050	$1.24	25d	1	0.74mi
9100 Dodson St Unit 1 Houston, TX	2.0	1.0	850	$1,195	$1.41	6d	1	0.74mi
9100 Dodson St Unit 16 Houston, TX	2.0	1.0	850	$1,050	$1.24	44d	1	0.74mi
4679 Weaver Rd Houston, TX	2.0	1.0	856	$990	$1.16	44d	1	1.02mi
4442 Weaver Rd Unit 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	25d	1	1.05mi
4422 Weaver Rd Apt 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	44d	1	1.09mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	44d	1	1.31mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	44d	1	1.31mi
2530 Aldon St Unit 2530B Houston, TX	2.0	1.5	1100	$1,300	$1.18	44d	1	1.44mi

Listing history 13 events

1. 2026-06-18
   days on market $90,000 Active 113 DOM
2. 2026-06-17
   days on market $90,000 Active 112 DOM
3. 2026-06-16
   days on market $90,000 Active 111 DOM
4. 2026-06-15
   days on market $90,000 Active 110 DOM
5. 2026-06-13
   days on market $90,000 Active 108 DOM
6. 2026-06-10
   days on market $90,000 Active 104 DOM
7. 2026-06-08
   days on market $90,000 Active 103 DOM
8. 2026-06-07
   days on market $90,000 Active 102 DOM
9. 2026-06-04
   days on market $90,000 Active 99 DOM
10. 2026-06-01
    days on market $90,000 Active 96 DOM
11. 2026-05-31
    days on market $90,000 Active 95 DOM
12. 2026-02-25
    listed $90,000 Active 305-char remark

    Show marketing remark (305 chars)

    Investment opportunity or great for first time homebuyers who don’t mind putting in work. Home is a two bedroom one bath with an extra space that can be made into a true primary bedroom. Property is great for future additions or replat and rebuild. Area is also known to have ADUs/garage apartments.

13. 1995-12-21
    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: $1,626 · $135/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$21/yr (+$2/mo · 1.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,469
• − Mortgage interest: −$5,041
• − Property taxes: −$1,626
• − Insurance: −$450
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,618
• Taxable income: $1,579
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,522/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

2 events — show timeline

• 2026-02-25 Listed $90,000 HARMLS
• 1995-12-21 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,626 · +2.2% YoY. Source: county tax records.