6706 Standing Oaks St · Houston, TX 77050

$175,000

4 bd · 3.5 ba · 4,733 sqft · SingleFamily public records · 29 Days on market

Built 1981 0.27 ac lot ↓ 30% 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 +16.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.4/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Partially constructed home located in an established Houston neighborhood. The property sits on a high, oversized corner lot, this property offers generous outdoor space and flexibility for future use. Current improvements include framing and plumbing, providing a starting point for a buyer, investor, or builder to complete the project according to their vision. Property is being sold in its current condition. Buyer should independently verify room dimensions, lot size, schools, permits, utilities, building condition, and all other property information. No known flooding per seller.

Key facts

• Oversized corner lot
• Current improvements
• Framing and plumbing

Tags

• OVERSIZED CORNER LOT
• GENEROUS OUTDOOR SPACE
• CURRENT IMPROVEMENTS
• FRAMING AND PLUMBING

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces north
• Construction: Built in 1981; Brick construction; Slab foundation; Composition roof
• Exterior features: Corner lot; Concrete road access

Interior

• Bedrooms: Primary bedroom on the first floor (17 x 19); Three additional bedrooms on the second floor (12 x 13; 13 x 12; 12 x 12)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Interior features: One fireplace; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 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 ($1k loan paydown + $1k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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

• Watch-outs: property tax is 3.3% of price.
• 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.14% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.14×
• Total profit: $7,030
• Equity at exit: $57,171

10-year hold

• IRR: 7.7%
• Equity multiple: 1.91×
• Total profit: $44,532
• Equity at exit: $74,025

Cash invested: $49,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,988 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$486 /mo · $5,829/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $94

Break-even live

Break-even rent $1,869

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $193	-5% $143	+0% $94	+5% $44	+10% $-5
Rent	-10% $-63	-5% $15	+0% $94	+5% $172	+10% $251
Rate	-1.0pp $182	-0.5pp $138	base $94	+0.5pp $49	+1.0pp $2

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $175,000 Active 29 DOM
2. 2026-06-18
   days on market $175,000 Active 26 DOM
3. 2026-06-17
   days on market $175,000 Active 25 DOM
4. 2026-06-16
   days on market $175,000 Active 24 DOM
5. 2026-06-15
   days on market $175,000 Active 23 DOM
6. 2026-06-13
   days on market $175,000 Active 21 DOM
7. 2026-06-09
   days on market $175,000 Active 17 DOM
8. 2026-06-08
   days on market $175,000 Active 16 DOM
9. 2026-06-07
   days on market $175,000 Active 15 DOM
10. 2026-06-04
    days on market $175,000 Active 12 DOM
11. 2026-06-03
    days on market $175,000 Active 11 DOM
12. 2026-06-02
    days on market $175,000 Active 10 DOM
13. 2026-06-01
    days on market $175,000 Active 9 DOM
14. 2026-05-31
    days on market $175,000 Active 8 DOM
15. 2026-05-24
    listed $175,000 Active
16. 2023-04-10
    historical
17. 2023-02-16
    listed $195,000 Active
18. 2022-12-11
    historical
19. 2022-07-29
    status Active
20. 2022-07-27
    status Pending
21. 2022-07-22
    status Option Pending
22. 2022-07-11
    status Active
23. 2022-05-18
    status Pending
24. 2022-04-10
    price $215,000
25. 2022-01-20
    status Active
26. 2022-01-09
    status Option Pending
27. 2021-12-12
    listed $250,000 Active
28. 1988-01-02
    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: $5,829 · $486/mo
• Projected year-2 tax: $5,829 · $486/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 3/10 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: $23,852
• − Mortgage interest: −$9,803
• − Property taxes: −$5,829
• − Insurance: −$875
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$5,091
• Taxable loss: −$1,562
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $1,502/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

-30.0% since first listed

14 events — show timeline

• 2026-05-24 Listed $175,000 HARMLS
• 2023-04-10 Listing Removed — HARMLS
• 2023-02-16 Listed $195,000 HARMLS
• 2022-12-11 Listing Removed — HARMLS
• 2022-07-29 Relisted — HARMLS
• 2022-07-27 Pending — HARMLS
• 2022-07-22 Pending — HARMLS
• 2022-07-11 Relisted — HARMLS
• 2022-05-18 Pending — HARMLS
• 2022-04-10 Price Changed $215,000 HARMLS
• 2022-01-20 Relisted — HARMLS
• 2022-01-09 Pending — HARMLS
• 2021-12-12 Listed $250,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $5,829 · -7.2% YoY. Source: county tax records.