5514 Weaver Rd · Houston, TX 77016

$88,000

None bd · None ba · 605 sqft · MultiFamily · 38 Days on market

Built 1964 Poor condition 3,973 sqft lot $145/sqft · 83% below area ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Great opportunity in the growing Northside area of Houston! This property offers investment potential with convenient access to Downtown Houston, Loop 610, Hardy Toll Rd, and major thoroughfares. The property features a one-story layout and is being offered at an affordable price point for investors or buyers looking for a value-add opportunity. Located near schools, shopping, dining, and everyday conveniences. Property is being sold as-is. Buyer to independently verify all room dimensions, property details, and intended use.

Key facts

• Near schools
• One story layout
• Near shopping

Tags

• INVESTMENT POTENTIAL
• CONVENIENT ACCESS
• ONE STORY LAYOUT
• VALUE ADD OPPORTUNITY
• NEAR SCHOOLS
• NEAR SHOPPING

Property features AI

Finance

• Financial info: Annual property tax approximately $1,159 (2025)

Exterior

• Home design: Residential income property; Built in 1964
• Construction: Building area approximately 605; Year built 1964
• Exterior features: Lot approximately 3,973 square feet

Interior

• Bedrooms: 1 unit (multi-unit residential income property)
• Interior features: Seller disclosure provided

What this means for you Summary

Snapshot

• This is a multifamily listed at $88k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: Cook Jr El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 519 students, 96% FRL); Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 376 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 40% 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 $8k of equity ($608 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 ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $85,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.82% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.06%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $519,335
• List price: $88,000
• Delta: -83.06%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8730 Autumn Ln	0.73mi	—/—	600 (-1%)	24mo	$389,000	$648	45

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: 45.0%
• Equity multiple: 4.16×
• Total profit: $77,856
• Equity at exit: $70,776

10-year hold

• IRR: 38.9%
• Equity multiple: 8.61×
• Total profit: $187,575
• Equity at exit: $144,403

Cash invested: $24,640 (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: 376
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $658

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 54%

Sensitivity live

Price	-10% $719	-5% $689	+0% $658	+5% $628	+10% $597
Rent	-10% $532	-5% $595	+0% $658	+5% $722	+10% $785
Rate	-1.0pp $703	-0.5pp $681	base $658	+0.5pp $635	+1.0pp $612

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $88,000 Active 38 DOM
2. 2026-06-18
   days on market $88,000 Active 35 DOM
3. 2026-06-17
   days on market $88,000 Active 34 DOM
4. 2026-06-16
   days on market $88,000 Active 33 DOM
5. 2026-06-15
   days on market $88,000 Active 32 DOM
6. 2026-06-13
   pricedays on market $88,000 Active 30 DOM
7. 2026-06-10
   days on market $100,000 Active 26 DOM
8. 2026-06-08
   days on market $100,000 Active 25 DOM
9. 2026-06-07
   days on market $100,000 Active 24 DOM
10. 2026-06-04
    days on market $100,000 Active 21 DOM
11. 2026-06-01
    days on market $100,000 Active 18 DOM
12. 2026-05-31
    days on market $100,000 Active 17 DOM
13. 2026-05-14
    listed $110,000 Active 531-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,236
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$2,560
• Taxable income: $6,909
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $6,241/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including major repairs to the exterior and interior, to become move-in ready. Significant value can be added through painting, flooring replacement, and kitchen updates.

Repairs flagged

• Major siding — Severe weathering and damage
• Major flooring — Worn and damaged tiles
• Major paint — Peeling paint and general wear
• Major kitchen cabinets — Outdated and worn
• Major bathroom fixtures — Dirty and cluttered

Value-add opportunities

• Both Painting and updating the interior — Fresh paint and updated fixtures would improve both resale and rental value
• Both Flooring replacement — New flooring would significantly improve the home's appearance and value
• Both Kitchen cabinets and appliances — Upgrading the kitchen would make the home more appealing to potential buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and damage	Major	$15,000–50,000
flooring · Worn and damaged tiles	Major	$15,000–50,000
paint · Peeling paint and general wear	Major	$15,000–50,000
kitchen cabinets · Outdated and worn	Major	$15,000–50,000
bathroom fixtures · Dirty and cluttered	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and updating the interior — Fresh paint and updated fixtures would improve both resale and rental value ↑
• Both Flooring replacement — New flooring would significantly improve the home's appearance and value ↑
• Both Kitchen cabinets and appliances — Upgrading the kitchen would make the home more appealing to potential buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-20.0% since first listed

3 events — show timeline

• 2026-06-12 Price Changed $88,000 HARMLS
• 2026-05-21 Price Changed $100,000 HARMLS
• 2026-05-14 Listed $110,000 HARMLS