5721 Parker Rd · Houston, TX 77016

$74,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 58 Days on market

Built 1946 7,148 sqft lot $103/sqft · 35% below area Est $115k · 35% under ↓ 17% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• 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

Welcome to this charming 2-bedroom, 1-bath home nestled in the desirable Scenic Woods / East Little York area of Houston. Built in 1946, this classic single-story residence offers a comfortable 728 sq ft of living space and a versatile layout ideal for first-time buyers, downsizers, or investors. The home features a detached garage and ample yard space, perfect for outdoor living, gardening, or future expansion. The property sits on a quiet through street with easy access to major thoroughfares, while still offering a serene neighborhood feel. With its modest footprint and large lot, this property presents a fantastic opportunity to create your dream home, renovate for modern comforts, or hold as an investment in a growing Houston community. Don’t miss your chance to own a piece of this established neighborhood with plenty of potential and outdoor space.

Key facts

• Large lot
• Quiet through street
• Ample yard space

Tags

• DETACHED GARAGE
• AMPLE YARD SPACE
• QUIET THROUGH STREET
• SERENE NEIGHBORHOOD FEEL
• LARGE LOT
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% 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 $7k of equity ($518 loan paydown + $6k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 58 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.74% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.18%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $114,705
• List price: $74,900
• Delta: -34.70%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5617 Westbrook Rd	0.07mi	2/1.0	815 (+12%)	22mo	$85,000	$104	59
10530 Onslow St	0.66mi	2/1.0	818 (+12%)	1mo	$99,900	$122	48
10518 Barnham St	0.57mi	2/1.0	652 (-10%)	24mo	$150,000	$230	36

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: 42.7%
• Equity multiple: 4.01×
• Total profit: $63,214
• Equity at exit: $60,240

10-year hold

• IRR: 36.7%
• Equity multiple: 8.32×
• Total profit: $153,454
• Equity at exit: $122,907

Cash invested: $20,972 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $510

Break-even live

Break-even rent $660

Max offer price $74,900

Occupancy floor 56%

Sensitivity live

Price	-10% $552	-5% $531	+0% $510	+5% $489	+10% $468
Rent	-10% $407	-5% $458	+0% $510	+5% $562	+10% $613
Rate	-1.0pp $548	-0.5pp $529	base $510	+0.5pp $491	+1.0pp $471

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-14
   status Pending 872-char remark

   Show marketing remark (872 chars)

   Welcome to this charming 2-bedroom, 1-bath home nestled in the desirable Scenic Woods / East Little York area of Houston. Built in 1946, this classic single-story residence offers a comfortable 728 sq ft of living space and a versatile layout ideal for first-time buyers, downsizers, or investors. The home features a detached garage and ample yard space, perfect for outdoor living, gardening, or future expansion. The property sits on a quiet through street with easy access to major thoroughfares, while still offering a serene neighborhood feel. With its modest footprint and large lot, this property presents a fantastic opportunity to create your dream home, renovate for modern comforts, or hold as an investment in a growing Houston community. Don’t miss your chance to own a piece of this established neighborhood with plenty of potential and outdoor space.

2. 2026-05-01
   price $74,900 872-char remark

   Show marketing remark (872 chars)

   Welcome to this charming 2-bedroom, 1-bath home nestled in the desirable Scenic Woods / East Little York area of Houston. Built in 1946, this classic single-story residence offers a comfortable 728 sq ft of living space and a versatile layout ideal for first-time buyers, downsizers, or investors. The home features a detached garage and ample yard space, perfect for outdoor living, gardening, or future expansion. The property sits on a quiet through street with easy access to major thoroughfares, while still offering a serene neighborhood feel. With its modest footprint and large lot, this property presents a fantastic opportunity to create your dream home, renovate for modern comforts, or hold as an investment in a growing Houston community. Don’t miss your chance to own a piece of this established neighborhood with plenty of potential and outdoor space.

3. 2026-04-28
   status Active 872-char remark

   Show marketing remark (872 chars)

   Welcome to this charming 2-bedroom, 1-bath home nestled in the desirable Scenic Woods / East Little York area of Houston. Built in 1946, this classic single-story residence offers a comfortable 728 sq ft of living space and a versatile layout ideal for first-time buyers, downsizers, or investors. The home features a detached garage and ample yard space, perfect for outdoor living, gardening, or future expansion. The property sits on a quiet through street with easy access to major thoroughfares, while still offering a serene neighborhood feel. With its modest footprint and large lot, this property presents a fantastic opportunity to create your dream home, renovate for modern comforts, or hold as an investment in a growing Houston community. Don’t miss your chance to own a piece of this established neighborhood with plenty of potential and outdoor space.

4. 2026-03-30
   status Pending 872-char remark

   Show marketing remark (872 chars)

   Welcome to this charming 2-bedroom, 1-bath home nestled in the desirable Scenic Woods / East Little York area of Houston. Built in 1946, this classic single-story residence offers a comfortable 728 sq ft of living space and a versatile layout ideal for first-time buyers, downsizers, or investors. The home features a detached garage and ample yard space, perfect for outdoor living, gardening, or future expansion. The property sits on a quiet through street with easy access to major thoroughfares, while still offering a serene neighborhood feel. With its modest footprint and large lot, this property presents a fantastic opportunity to create your dream home, renovate for modern comforts, or hold as an investment in a growing Houston community. Don’t miss your chance to own a piece of this established neighborhood with plenty of potential and outdoor space.

5. 2026-03-20
   price $79,900 872-char remark

   Show marketing remark (872 chars)

   Welcome to this charming 2-bedroom, 1-bath home nestled in the desirable Scenic Woods / East Little York area of Houston. Built in 1946, this classic single-story residence offers a comfortable 728 sq ft of living space and a versatile layout ideal for first-time buyers, downsizers, or investors. The home features a detached garage and ample yard space, perfect for outdoor living, gardening, or future expansion. The property sits on a quiet through street with easy access to major thoroughfares, while still offering a serene neighborhood feel. With its modest footprint and large lot, this property presents a fantastic opportunity to create your dream home, renovate for modern comforts, or hold as an investment in a growing Houston community. Don’t miss your chance to own a piece of this established neighborhood with plenty of potential and outdoor space.

6. 2026-02-16
   listed $89,900 Active 872-char remark

   Show marketing remark (872 chars)

   Welcome to this charming 2-bedroom, 1-bath home nestled in the desirable Scenic Woods / East Little York area of Houston. Built in 1946, this classic single-story residence offers a comfortable 728 sq ft of living space and a versatile layout ideal for first-time buyers, downsizers, or investors. The home features a detached garage and ample yard space, perfect for outdoor living, gardening, or future expansion. The property sits on a quiet through street with easy access to major thoroughfares, while still offering a serene neighborhood feel. With its modest footprint and large lot, this property presents a fantastic opportunity to create your dream home, renovate for modern comforts, or hold as an investment in a growing Houston community. Don’t miss your chance to own a piece of this established neighborhood with plenty of potential and outdoor space.

7. 2008-07-17
   soldstatus
8. 1990-01-02
   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: $1,169 · $97/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$202/yr (+$17/mo · 17.3%)

ⓘ 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 (shaded) · 23% 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,666
• − Mortgage interest: −$4,196
• − Property taxes: −$1,169
• − Insurance: −$374
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$2,179
• Taxable income: $5,242
• Est. tax owed @ 24.0%: −$1,258
• After-tax cash flow: $4,862/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

-16.7% since first listed

8 events — show timeline

• 2026-05-14 Pending — HARMLS
• 2026-05-01 Price Changed $74,900 HARMLS
• 2026-04-28 Relisted — HARMLS
• 2026-03-30 Pending — HARMLS
• 2026-03-20 Price Changed $79,900 HARMLS
• 2026-02-16 Listed $89,900 HARMLS
• 2008-07-17 Sold (Public Records) — Public Records
• 1990-01-02 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,169 · +11.7% YoY. Source: county tax records.