6614 Providence View Ln · Houston, TX 77049

$199,000

3 bd · 2.5 ba · 1,990 sqft · SingleFamily public records · 12 Days on market

Built 2006 4,425 sqft lot $100/sqft · 12% below area Est $227k · 12% under $38/mo HOA · 2% of rent

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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 +13.1/15.0
• Cash flow +8.0/30.0
• 1% rule +4.4/10.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Schools +2.0/10.0
• Rent growth +1.7/5.0

Listing remarks MLS

Very well maintained home! Ceramic Tile Flooring in kitchen and breakfast room. Beautiful granite counter tops in kitchen. Nice open floor plan. Nice Family/TV room upstairs, also can be used as a game room. Three Bedroom, Two Full Bathroom and One half Bath. Nice Backyard, plenty of room for swing set and more. Great Family Home. Priced to Sell!!! Call your agent to see today!

Key facts

• Manicured front yard
• Double-wide driveway
• Breakfast bar

Tags

• DOUBLE-WIDE DRIVEWAY
• MANICURED FRONT YARD
• MATURE TREES
• TILE AND VINYL FLOORING
• OPEN-CONCEPT LAYOUT
• BREAKFAST BAR

Property features AI

Finance

• HOA & community: Member of Liberty Lakes (Houston) Homeowner association; Annual association fee of $450

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2006; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Fenced backyard; Private yard; Located in a subdivision

Interior

• Kitchen: Kitchen (First floor)
• Bedrooms: Primary bedroom (Second floor); Bedroom (Second floor); Bedroom (Second floor)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (Gas); Central electric air conditioning
• Interior features: Primary bathroom with separate shower and soaking tub; Ceiling fans; Kitchen/dining combo; Living/dining room
• Laundry & utility: Utility room (First floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (6.3% below list).
• Recommended offer: $163k (18.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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.
• Sheldon ISD (suburban): math 19% / reading 25% proficiency, ranked #746 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sheldon El (math 28% / reading 25%, grade F, #2,927 of 4,322 statewide, top 68%, 600 students, 86% FRL); Michael R Null Middle (math 15% / reading 23%, grade F, #1,466 of 1,662 statewide, top 89%, 1,164 students, 89% FRL); C E King H S (math 19% / reading 30%, grade F, #1,264 of 1,632 statewide, top 82%, 3,473 students, 82% FRL).
• Market conditions: Rents falling (-3.3%/yr); 159 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 36% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 3.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,007 (18.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 8.9

CMA / ARV

• ARV (median comp): $227,384
• List price: $199,000
• Delta: -12.48%
• 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
6614 Providence View Ln	0.00mi	3/2.5	1,990 (0%)	1mo	$199,000	$100	100
15602 Jasmine Tree Ln	0.15mi	3/2.5	1,989 (-0%)	9mo	$180,000	$90	85
6731 Providence View Ln	0.08mi	3/2.5	2,084 (+5%)	6mo	$229,900	$110	83
6703 Providence View Ln	0.04mi	3/2.5	2,140 (+8%)	5mo	$139,900	$65	82
15503 Broken Cypress Cir	0.11mi	3/2.5	2,210 (+11%)	7mo	$200,000	$90	71
6706 Providence View Ln	0.03mi	3/2.5	2,160 (+8%)	16mo	$209,900	$97	70
15618 Sweet Maple Ct	0.35mi	3/2.0	1,900 (-4%)	12mo	$235,000	$124	64
7251 Liberty Mesa Ln	0.70mi	3/2.5	2,039 (+2%)	13mo	$255,000	$125	53
7110 Liberty Oak Ct	0.49mi	3/2.0	1,865 (-6%)	16mo	$265,000	$142	52
7218 Liberty Ridge Ln	0.67mi	3/2.0	1,849 (-7%)	13mo	$245,000	$133	44
7130 Hollow Cedar Dr	0.55mi	4/2.5 (+1)	2,260 (+14%)	3mo	$265,000	$117	44
15707 Granite Mountain Trl	0.65mi	3/2.0	1,717 (-14%)	19mo	$255,990	$149	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.2% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.37×
• Total profit: $-35,038
• Equity at exit: $46,093

10-year hold

• IRR: -12.3%
• Equity multiple: 0.05×
• Total profit: $-53,127
• Equity at exit: $46,765

Cash invested: $55,720 (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 77049

• Home prices YoY: -0.5%
• Rents YoY: -3.3%
• Active inventory: 159
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$512 /mo · $6,148/yr
• Insurance: −$83
• HOA: −$38
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-204

Break-even live

Break-even rent $2,123

Max offer price $163,007

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-147	+0% $-204	+5% $-260	+10% $-316
Rent	-10% $-351	-5% $-277	+0% $-204	+5% $-130	+10% $-56
Rate	-1.0pp $-104	-0.5pp $-153	base $-204	+0.5pp $-255	+1.0pp $-308

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6622 Hawthorne Falls Ln Houston, TX	3.0	2.0	1590	$1,866	$1.17	24d	1	0.06mi
6464 E Sam Houston Pkwy N Houston, TX	1.0–3.0	1.0–2.0	1097	$1,889	$1.72	0d	13	0.28mi
6301 Pale Sage Dr Houston, TX	1.0–3.0	1.0–2.0	1048	$2,429	$2.32	0d	23	0.52mi
14580 Crosby Fwy Houston, TX	1.0–2.0	1.0–2.0	954	$1,719	$1.80	4d	15	0.67mi
15330 Liberty River Dr Unit 15363 Houston, TX	3.0	2.0	1512	$1,825	$1.21	45d	1	0.82mi
15330 Liberty River Dr Unit 3112 Houston, TX	3.0	2.0	1512	$1,774	$1.17	0d	1	0.82mi
15330 Liberty River Dr Unit 3174 Houston, TX	3.0	2.0	1512	$1,825	$1.21	0d	1	0.82mi
7100 Uvalde Rd Houston, TX	1.0–3.0	1.0–2.0	1066	$2,229	$2.09	0d	16	1.01mi
14831 Waterside Dr Houston, TX	3.0	2.0	1638	$1,779	$1.09	4d	1	1.13mi
7934 Round Rock Dr Houston, TX	3.0	2.0	1986	$2,100	$1.06	45d	1	1.29mi
14630 Edenglen Dr Houston, TX	3.0	2.0	1231	$1,500	$1.22	26d	1	1.50mi
14630 Edenglen Dr Houston, TX	3.0	2.0	1231	$1,500	$1.22	0d	1	1.50mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 9 events

1. 2026-05-14
   status Pending 889-char remark
2. 2026-05-02
   listed $199,000 Active 889-char remark
3. 2019-11-06
   soldstatus
4. 2012-11-01
   soldstatus
5. 2012-10-26
   soldstatus 382-char remark

   Show marketing remark (382 chars)

   Very well maintained home! Ceramic Tile Flooring in kitchen and breakfast room. Beautiful granite counter tops in kitchen. Nice open floor plan. Nice Family/TV room upstairs, also can be used as a game room. Three Bedroom, Two Full Bathroom and One half Bath. Nice Backyard, plenty of room for swing set and more. Great Family Home. Priced to Sell!!! Call your agent to see today!

6. 2012-09-13
   historical 382-char remark

   Show marketing remark (382 chars)

   Very well maintained home! Ceramic Tile Flooring in kitchen and breakfast room. Beautiful granite counter tops in kitchen. Nice open floor plan. Nice Family/TV room upstairs, also can be used as a game room. Three Bedroom, Two Full Bathroom and One half Bath. Nice Backyard, plenty of room for swing set and more. Great Family Home. Priced to Sell!!! Call your agent to see today!

7. 2012-08-14
   listed $118,900 382-char remark

   Show marketing remark (382 chars)

   Very well maintained home! Ceramic Tile Flooring in kitchen and breakfast room. Beautiful granite counter tops in kitchen. Nice open floor plan. Nice Family/TV room upstairs, also can be used as a game room. Three Bedroom, Two Full Bathroom and One half Bath. Nice Backyard, plenty of room for swing set and more. Great Family Home. Priced to Sell!!! Call your agent to see today!

8. 2010-02-10
   historical
9. 2009-01-23
   listed $101,000

ⓘ 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: $6,148 · $512/mo
• Projected year-2 tax: $6,148 · $512/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 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,376
• − Mortgage interest: −$11,147
• − Property taxes: −$6,148
• − Insurance: −$995
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$456
• − Depreciation: −$5,789
• Taxable loss: −$5,739
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $-1,068/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: Sheldon ISD
• NCES district ID: 4839990
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $49,443
• Composite: 19.5/100
• National rank: #8772
• State rank: #746 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 40,418
• Household income: $62,971
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 993.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 32% Black 19% White 10% Asian 3%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1%
• Foreign-born: 26% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 54% Other Asian/Pacific 1% Chinese 1%

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: ▼ -1.20%
• Current HPI: 248.1111
• Rent YoY: ▼ -3.31%
• 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

+97.0% since first listed

11 events — show timeline

• 2026-06-05 Sold (Public Records) — Public Records
• 2026-06-05 Sold (MLS) — HARMLS
• 2026-05-14 Pending — HARMLS
• 2026-05-02 Listed $199,000 HARMLS
• 2019-11-06 Sold (Public Records) — Public Records
• 2012-11-01 Sold (Public Records) — Public Records
• 2012-10-26 Sold (MLS) — HARMLS
• 2012-09-13 Listing Removed — HARMLS
• 2012-08-14 Listed $118,900 HARMLS
• 2010-02-10 Listing Removed — HARMLS
• 2009-01-23 Listed $101,000 HARMLS

Property tax history

+7.2%/yr

Latest (2025): $6,148 · +0.0% YoY. Source: county tax records.