9713 Clark Rd · Houston, TX 77076

$145,000

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 115 Days on market

Built 1949 8,058 sqft lot $126/sqft · 33% below area Est $218k · 33% under ↓ 15% since listing

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +14.4/30.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exclusive investor and builder opportunity on an oversized lot directly across from Clark Park. Surrounded by ongoing development and new construction, this property is ideal for a flip, BRRRR, tear down, or new build. No HOA and strong resale potential in a rapidly growing area.

Key facts

• New construction
• Oversized lot
• Rapidly growing area

Tags

• OVERSIZED LOT
• NEW CONSTRUCTION
• RAPIDLY GROWING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $30 ($359/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 $140k (3.7% below list).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 83 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 39% of the median local income ($43k/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 $4k 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 115 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1949 — 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. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (median comp): $217,599
• List price: $145,000
• Delta: -33.36%
• 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
108 Fichter St	0.50mi	3/1.0 (+1)	1,172 (+2%)	6mo	$229,333	$196	63
10245 O Donnell Dr	0.53mi	3/1.0 (+1)	1,064 (-7%)	5mo	$127,880	$120	54
610 Tallant St	0.59mi	3/1.0 (+1)	1,076 (-6%)	4mo	$199,900	$186	53
61 Trenwood Ln	0.58mi	3/1.0 (+1)	1,030 (-10%)	3mo	$220,000	$214	48
617 Harkness St	0.60mi	3/1.0 (+1)	1,253 (+9%)	5mo	$209,990	$168	48
141 Treasure Dr	0.57mi	3/1.0 (+1)	1,236 (+8%)	10mo	$136,999	$111	47
59 E Sunnyside St	0.65mi	2/1.0	1,293 (+13%)	5mo	$146,000	$113	44
42 Burress St	0.51mi	3/1.0 (+1)	995 (-13%)	8mo	$200,000	$201	42
70 Burress St	0.46mi	3/2.0 (+1)	984 (-14%)	6mo	$220,000	$224	40
8715 Bauman Rd #6	0.71mi	3/3.0 (+1)	1,269 (+10%)	2mo	$300,000	$236	34
208 Wellington St	0.69mi	3/1.0 (+1)	1,284 (+12%)	11mo	$195,000	$152	34
62 Trenwood Ln	0.61mi	3/1.0 (+1)	1,294 (+13%)	17mo	$232,000	$179	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-21,529
• Equity at exit: $21,620

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-16,035
• Equity at exit: $12,537

Cash invested: $40,600 (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 77076

• Home prices YoY: -21.5%
• Active inventory: 83
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$760
• Tax from tax record: −$252 /mo · $3,023/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $30

Break-even live

Break-even rent $1,358

Max offer price $145,000

Occupancy floor 93%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9400 Bauman Rd Houston, TX	1.0–2.0	1.0	800	$1,207	$1.51	22d	6	0.28mi
9406 Bauman Rd Houston, TX	2.0	1.0	900	$1,076	$1.20	44d	1	0.31mi
9406 Bauman Rd Houston, TX	2.0	1.0	900	$1,076	$1.20	20d	1	0.31mi
815 Cravens St Apt F2 Houston, TX	2.0	1.5	1100	$1,300	$1.18	19d	1	0.63mi
815 Cravens St Apt C1 Houston, TX	2.0	1.5	1100	$1,300	$1.18	5d	1	0.63mi
534 Firnat St Houston, TX	3.0	2.0	1397	$1,900	$1.36	44d	1	0.66mi
534 Firnat St Unit NA Houston, TX	3.0	2.0	1397	$1,900	$1.36	24d	1	0.66mi
819 Tidwell Rd #819 Houston, TX	2.0	1.5	1100	$1,300	$1.18	44d	1	0.66mi
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	44d	6	0.69mi
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	15d	16	0.69mi
8520 Madie Dr Unit 424 Houston, TX	2.0	2.0	924	$1,320	$1.43	5d	1	0.69mi
8520 Madie Dr Unit 2174 Houston, TX	2.0	2.0	924	$1,344	$1.45	11d	1	0.69mi
8520 Madie Dr Unit 2112 Houston, TX	2.0	2.0	924	$1,312	$1.42	3d	1	0.69mi
8520 Madie Dr Unit 8577 Houston, TX	2.0	2.0	924	$1,291	$1.40	44d	1	0.70mi
8520 Madie Dr Unit 422 Houston, TX	2.0	2.0	924	$1,320	$1.43	8d	1	0.70mi
5105 Airline Dr Houston, TX	1.0–2.0	1.0–2.0	862	$1,230	$1.43	21d	19	0.72mi
8520 Madie Dr Houston, TX	2.0	2.0	924	$1,395	$1.51	44d	1	0.73mi
8520 Madie Dr Houston, TX	2.0	2.0	924	$1,395	$1.51	20d	1	0.73mi
965 Tidwell Rd Houston, TX	3.0	2.0	1145	$1,309	$1.14	21d	1	0.77mi
965 Tidwell Rd Houston, TX	2.0	2.0	933	$1,109	$1.19	24d	1	0.77mi
8217 Fulton St Houston, TX	2.0–3.0	1.0	785	$930	$1.18	2d	6	0.85mi
8210 Bauman Rd Houston, TX	2.0	2.0	852	$1,190	$1.40	44d	1	0.92mi
8185 Fulton St Houston, TX	2.0	2.0	924	$1,395	$1.51	24d	1	0.95mi
74 Lyerly St Houston, TX	1.0–2.0	1.0–2.0	775	$1,211	$1.56	21d	5	0.99mi
450 E Rogers St Houston, TX	1.0–3.0	1.0–2.0	911	$1,338	$1.47	2d	14	1.09mi
810 Charles Rd Houston, TX	3.0	2.0	1320	$1,450	$1.10	44d	1	1.13mi
139 Van Molan St Houston, TX	1.0	1.0	1056	$925	$0.88	44d	1	1.27mi
313 Sunnyside St Houston, TX	1.0–2.0	1.0–1.5	880	$1,301	$1.48	2d	24	1.28mi
313 Sunnyside St Houston, TX	1.0–3.0	1.0–2.0	922	$1,071	$1.16	44d	16	1.28mi
101 E Tidwell Rd Houston, TX	1.0–3.0	1.0	812	$1,284	$1.58	21d	4	1.37mi
101 E Tidwell Rd Houston, TX	1.0–3.0	1.0	812	$1,367	$1.68	4d	3	1.37mi
101 E Tidwell Rd Houston, TX	1.0–3.0	1.0	812	$1,350	$1.66	20d	3	1.37mi
2006 Tidwell Rd Houston, TX	2.0	2.0	1035	$1,075	$1.04	44d	1	1.40mi
5606 Harvard St Unit 2 BEDROOM 11 Houston, TX	2.0	1.0	720	$895	$1.24	44d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $145,000 Active 115 DOM
2. 2026-06-17
   days on market $145,000 Active 114 DOM
3. 2026-06-16
   days on market $145,000 Active 113 DOM
4. 2026-06-15
   days on market $145,000 Active 112 DOM
5. 2026-06-13
   days on market $145,000 Active 110 DOM
6. 2026-06-10
   days on market $145,000 Active 106 DOM
7. 2026-06-08
   days on market $145,000 Active 105 DOM
8. 2026-06-07
   days on market $145,000 Active 104 DOM
9. 2026-06-04
   days on market $145,000 Active 101 DOM
10. 2026-06-01
    days on market $145,000 Active 98 DOM
11. 2026-05-31
    days on market $145,000 Active 97 DOM
12. 2026-05-12
    price $145,000 280-char remark

    Show marketing remark (280 chars)

    Exclusive investor and builder opportunity on an oversized lot directly across from Clark Park. Surrounded by ongoing development and new construction, this property is ideal for a flip, BRRRR, tear down, or new build. No HOA and strong resale potential in a rapidly growing area.

13. 2026-04-13
    price $149,900 280-char remark

    Show marketing remark (280 chars)

    Exclusive investor and builder opportunity on an oversized lot directly across from Clark Park. Surrounded by ongoing development and new construction, this property is ideal for a flip, BRRRR, tear down, or new build. No HOA and strong resale potential in a rapidly growing area.

14. 2026-03-16
    price $159,900 280-char remark

    Show marketing remark (280 chars)

    Exclusive investor and builder opportunity on an oversized lot directly across from Clark Park. Surrounded by ongoing development and new construction, this property is ideal for a flip, BRRRR, tear down, or new build. No HOA and strong resale potential in a rapidly growing area.

15. 2026-02-23
    listed $169,900 Active 280-char remark

    Show marketing remark (280 chars)

    Exclusive investor and builder opportunity on an oversized lot directly across from Clark Park. Surrounded by ongoing development and new construction, this property is ideal for a flip, BRRRR, tear down, or new build. No HOA and strong resale potential in a rapidly growing area.

16. 1995-08-03
    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: $3,023 · $252/mo
• Projected year-2 tax: $3,023 · $252/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $16,749
• − Mortgage interest: −$8,122
• − Property taxes: −$3,023
• − Insurance: −$725
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,218
• Taxable loss: −$2,020
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $843/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): 31,222
• Household income: $42,522
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1781.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 29% Black 7% White 6%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Romanian 1%
• Foreign-born: 35% · Canada
• Languages at home: 25% English-only · Spanish 74%

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: ▼ -79.76%
• Current HPI: 291.7578
• Rent YoY: —
• 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

-14.7% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $145,000 HARMLS
• 2026-04-13 Price Changed $149,900 HARMLS
• 2026-03-16 Price Changed $159,900 HARMLS
• 2026-02-23 Listed $169,900 HARMLS
• 1995-08-03 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,023 · +11.7% YoY. Source: county tax records.