6210 Annunciation St · Houston, TX 77016

$135,000

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 360 Days on market

Built 1965 7,200 sqft lot $142/sqft · 25% below area Est $181k · 25% 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 +23.2/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +7.5/10.0
• 1% rule +7.0/10.0
• 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

Charming and move-in ready 3-bedroom, 1-bath home with a 1-car garage in Northeast Houston. This 952 sq ft property offers a functional layout, with all appliances installed, including refrigerator, range, and washer/dryer. The interior is light and bright with a welcoming living space and a cozy kitchen that opens to the dining area. The spacious backyard is ideal for outdoor enjoyment or future expansion. Conveniently located with easy access to 59/69 and just minutes from Downtown. Perfect for an owner-occupant or an investor seeking a well-maintained rental-ready home.

Key facts

• Move-in ready
• Spacious backyard
• Functional layout

Tags

• MOVE-IN READY
• FUNCTIONAL LAYOUT
• ALL APPLIANCES INSTALLED
• SPACIOUS BACKYARD
• EASY ACCESS TO 59/69
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Rents flat; 372 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 41% 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 $13k of equity ($933 loan paydown + $12k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $135k implies a 800% gain — meaningful room to come down on a strong offer.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.20% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.0

CMA / ARV

• ARV (median comp): $180,563
• List price: $135,000
• Delta: -25.23%
• 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
6406 Guadalupe St	0.18mi	3/1.0	1,036 (+9%)	6mo	$165,000	$159	72
6618 Hopper Rd	0.50mi	3/1.0	929 (-2%)	5mo	$169,000	$182	68
6534 Mohawk St	0.54mi	3/1.0	936 (-2%)	5mo	$110,000	$118	68
11058 Vailview Dr	0.62mi	3/1.0	954 (+0%)	4mo	$140,000	$147	67
6535 Mohawk St	0.52mi	3/1.0	936 (-2%)	9mo	$118,000	$126	66
6622 Cobalt St	0.36mi	3/1.0	1,048 (+10%)	1mo	$125,000	$119	65
6038 Guadalupe St	0.16mi	3/2.0	1,046 (+10%)	9mo	$195,000	$186	65
11075 Spottswood Dr	0.52mi	3/1.5	995 (+4%)	4mo	$155,000	$156	63
6315 Mardale Dr	0.53mi	3/1.0	894 (-6%)	5mo	$110,000	$123	61
11063 Vailview Dr	0.59mi	3/1.0	980 (+3%)	8mo	$159,900	$163	61
11059 Vailview Dr	0.59mi	4/1.5 (+1)	1,025 (+8%)	4mo	$159,000	$155	50
6723 Leedale St	0.71mi	4/1.5 (+1)	1,025 (+8%)	3mo	$120,000	$117	44

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: 26.1%
• Equity multiple: 2.93×
• Total profit: $72,943
• Equity at exit: $108,577

10-year hold

• IRR: 22.4%
• Equity multiple: 6.11×
• Total profit: $193,053
• Equity at exit: $221,528

Cash invested: $37,800 (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: 372
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$267 /mo · $3,210/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $246

Break-even live

Break-even rent $1,306

Max offer price $135,000

Occupancy floor 80%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11435 Raincove Dr Unit A Houston, TX	3.0	1.0	1000	$1,345	$1.34	4d	1	0.26mi
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	44d	1	0.77mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	8d	1	1.40mi

Listing history 22 events

1. 2026-05-17
   status Pending 579-char remark

   Show marketing remark (579 chars)

   Charming and move-in ready 3-bedroom, 1-bath home with a 1-car garage in Northeast Houston. This 952 sq ft property offers a functional layout, with all appliances installed, including refrigerator, range, and washer/dryer. The interior is light and bright with a welcoming living space and a cozy kitchen that opens to the dining area. The spacious backyard is ideal for outdoor enjoyment or future expansion. Conveniently located with easy access to 59/69 and just minutes from Downtown. Perfect for an owner-occupant or an investor seeking a well-maintained rental-ready home.

2. 2026-05-15
   status Pending 579-char remark

   Show marketing remark (579 chars)

   Charming and move-in ready 3-bedroom, 1-bath home with a 1-car garage in Northeast Houston. This 952 sq ft property offers a functional layout, with all appliances installed, including refrigerator, range, and washer/dryer. The interior is light and bright with a welcoming living space and a cozy kitchen that opens to the dining area. The spacious backyard is ideal for outdoor enjoyment or future expansion. Conveniently located with easy access to 59/69 and just minutes from Downtown. Perfect for an owner-occupant or an investor seeking a well-maintained rental-ready home.

3. 2026-03-26
   soldstatus
4. 2026-02-24
   status Active 579-char remark

   Show marketing remark (579 chars)

   Charming and move-in ready 3-bedroom, 1-bath home with a 1-car garage in Northeast Houston. This 952 sq ft property offers a functional layout, with all appliances installed, including refrigerator, range, and washer/dryer. The interior is light and bright with a welcoming living space and a cozy kitchen that opens to the dining area. The spacious backyard is ideal for outdoor enjoyment or future expansion. Conveniently located with easy access to 59/69 and just minutes from Downtown. Perfect for an owner-occupant or an investor seeking a well-maintained rental-ready home.

5. 2026-02-18
   status Pending 579-char remark

   Show marketing remark (579 chars)

   Charming and move-in ready 3-bedroom, 1-bath home with a 1-car garage in Northeast Houston. This 952 sq ft property offers a functional layout, with all appliances installed, including refrigerator, range, and washer/dryer. The interior is light and bright with a welcoming living space and a cozy kitchen that opens to the dining area. The spacious backyard is ideal for outdoor enjoyment or future expansion. Conveniently located with easy access to 59/69 and just minutes from Downtown. Perfect for an owner-occupant or an investor seeking a well-maintained rental-ready home.

6. 2025-07-19
   price $135,000 579-char remark

   Show marketing remark (579 chars)

   Charming and move-in ready 3-bedroom, 1-bath home with a 1-car garage in Northeast Houston. This 952 sq ft property offers a functional layout, with all appliances installed, including refrigerator, range, and washer/dryer. The interior is light and bright with a welcoming living space and a cozy kitchen that opens to the dining area. The spacious backyard is ideal for outdoor enjoyment or future expansion. Conveniently located with easy access to 59/69 and just minutes from Downtown. Perfect for an owner-occupant or an investor seeking a well-maintained rental-ready home.

7. 2025-06-25
   price $155,000 579-char remark

   Show marketing remark (579 chars)

   Charming and move-in ready 3-bedroom, 1-bath home with a 1-car garage in Northeast Houston. This 952 sq ft property offers a functional layout, with all appliances installed, including refrigerator, range, and washer/dryer. The interior is light and bright with a welcoming living space and a cozy kitchen that opens to the dining area. The spacious backyard is ideal for outdoor enjoyment or future expansion. Conveniently located with easy access to 59/69 and just minutes from Downtown. Perfect for an owner-occupant or an investor seeking a well-maintained rental-ready home.

8. 2025-05-22
   listed $165,000 Active 579-char remark

   Show marketing remark (579 chars)

   Charming and move-in ready 3-bedroom, 1-bath home with a 1-car garage in Northeast Houston. This 952 sq ft property offers a functional layout, with all appliances installed, including refrigerator, range, and washer/dryer. The interior is light and bright with a welcoming living space and a cozy kitchen that opens to the dining area. The spacious backyard is ideal for outdoor enjoyment or future expansion. Conveniently located with easy access to 59/69 and just minutes from Downtown. Perfect for an owner-occupant or an investor seeking a well-maintained rental-ready home.

9. 2019-06-11
   soldstatus
10. 2019-06-03
    soldstatus Sold 170-char remark

    Show marketing remark (170 chars)

    Recently renovated, 3 full bedrooms and 1 bathroom. New Paint, New flooring, HUGE lot with mature trees. Open kitchen, refrigerator included! Make your appointment today!

11. 2019-05-22
    status Pending 170-char remark

    Show marketing remark (170 chars)

    Recently renovated, 3 full bedrooms and 1 bathroom. New Paint, New flooring, HUGE lot with mature trees. Open kitchen, refrigerator included! Make your appointment today!

12. 2019-05-10
    status Option Pending 170-char remark

    Show marketing remark (170 chars)

    Recently renovated, 3 full bedrooms and 1 bathroom. New Paint, New flooring, HUGE lot with mature trees. Open kitchen, refrigerator included! Make your appointment today!

13. 2019-05-03
    listed $114,995 Active 170-char remark

    Show marketing remark (170 chars)

    Recently renovated, 3 full bedrooms and 1 bathroom. New Paint, New flooring, HUGE lot with mature trees. Open kitchen, refrigerator included! Make your appointment today!

14. 2019-04-09
    soldstatus
15. 2008-05-16
    historical
16. 2008-01-13
    listed $66,000
17. 2006-10-10
    historical
18. 2006-08-22
    listed $77,000
19. 2004-02-12
    historical
20. 2003-09-19
    listed $65,000
21. 2003-06-27
    soldstatus
22. 1991-09-30
    soldstatus $15,000

ⓘ 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: $3,210 · $267/mo
• Projected year-2 tax: $3,210 · $267/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 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: $19,405
• − Mortgage interest: −$7,562
• − Property taxes: −$3,210
• − Insurance: −$675
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$3,927
• Taxable income: $926
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,727/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

+800.0% since first listed

22 events — show timeline

• 2026-05-17 Pending — HARMLS
• 2026-05-15 Pending — HARMLS
• 2026-03-26 Sold (Public Records) — Public Records
• 2026-02-24 Relisted — HARMLS
• 2026-02-18 Pending — HARMLS
• 2025-07-19 Price Changed $135,000 HARMLS
• 2025-06-25 Price Changed $155,000 HARMLS
• 2025-05-22 Listed $165,000 HARMLS
• 2019-06-11 Sold (Public Records) — Public Records
• 2019-06-03 Sold (MLS) — HARMLS
• 2019-05-22 Pending — HARMLS
• 2019-05-10 Pending — HARMLS
• 2019-05-03 Listed $114,995 HARMLS
• 2019-04-09 Sold (Public Records) — Public Records
• 2008-05-16 Listing Removed — HARMLS
• 2008-01-13 Listed $66,000 HARMLS
• 2006-10-10 Listing Removed — HARMLS
• 2006-08-22 Listed $77,000 HARMLS
• 2004-02-12 Listing Removed — HARMLS
• 2003-09-19 Listed $65,000 HARMLS
• 2003-06-27 Sold (Public Records) — Public Records
• 1991-09-30 Sold (Public Records) $15,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $3,210 · -3.5% YoY. Source: county tax records.