5017 Boicewood St · Houston, TX 77016

$199,000

3 bd · 1.5 ba · 1,613 sqft · MultiFamily public records · 329 Days on market

Built 1953 Good condition 9,300 sqft lot $123/sqft · 33% below area Est $295k · 33% 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 +26.6/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +9.1/10.0
• 1% rule +7.7/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Schools +2.1/10.0

Listing remarks MLS

Fully vacant duplex with two separate 2-bedroom, 1-bath units under one roof. Immediate lease-up opportunity for investors seeking cash flow, value-add upside, or owner-occupants looking to live in one unit and rent the other. Fully fenced property with convenient access to US-59/I-69, Downtown Houston, shopping, schools, and employment centers. Strong potential for long-term hold or portfolio expansion. Property sold AS-IS.

Key facts

• Near schools
• Near shopping
• Near public transit

Tags

• GATED MULTI-FAMILY PROPERTY
• GATED ENTRY
• QUICK ACCESS TO HIGHWAYS
• NEAR SHOPPING
• NEAR SCHOOLS
• NEAR PUBLIC TRANSIT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive. Per door: $265/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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; 467 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $41k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.27% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 6.6

CMA / ARV

• ARV (median comp): $294,942
• List price: $199,000
• Delta: -32.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4802 Cruse Rd	0.40mi	4/2.0 (+1)	1,640 (+2%)	19mo	$300,000	$183	56
4806 Cruse Rd	0.40mi	2/2.0 (-1)	1,640 (+2%)	20mo	$300,000	$183	55
8119 Bertwood St	0.72mi	2/1.0 (-1)	1,519 (-6%)	3mo	$199,900	$132	47
4402 June St	0.78mi	4/2.0 (+1)	1,600 (-1%)	19mo	$134,000	$84	41
5102 Haywood St	1.07mi	4/— (+1)	1,788 (+11%)	16mo	$350,000	$196	29
8514 Spaulding St	0.85mi	4/1.0 (+1)	1,500 (-7%)	24mo	$155,000	$103	27

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: 28.8%
• Equity multiple: 3.11×
• Total profit: $117,809
• Equity at exit: $160,051

10-year hold

• IRR: 24.6%
• Equity multiple: 6.49×
• Total profit: $305,796
• Equity at exit: $326,548

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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $255,000 ($142/sqft)
• Median days on market: 417 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +29.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 467
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,518 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$333 /mo · $3,997/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $530

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,518
Total (2 units)			$2,518

Break-even live

Break-even rent $1,848

Max offer price $199,000

Occupancy floor 74%

Sensitivity live

Price	-10% $642	-5% $586	+0% $530	+5% $473	+10% $417
Rent	-10% $331	-5% $430	+0% $530	+5% $629	+10% $729
Rate	-1.0pp $630	-0.5pp $580	base $530	+0.5pp $478	+1.0pp $426

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5206 Firnat St Houston, TX	3.0	2.5	—	$2,000	—	73d	1	0.14mi
5114 Laura Koppe Rd Unit A Houston, TX	2.0	1.0	—	$1,100	—	66d	1	0.20mi
9222 Lockwood Dr Unit 17 Houston, TX	2.0	1.0	—	$849	—	93d	1	0.22mi
5318 Laura Koppe Rd Apt 7 Houston, TX	1.0	1.0	650	$1,050	$1.62	21d	1	0.24mi
9105 Grady St Houston, TX	3.0	2.0	—	$1,400	—	65d	1	0.25mi
9105 Grady St Houston, TX	3.0	2.0	—	$1,400	—	16d	1	0.25mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	93d	1	0.26mi
8627 Wileyvale Rd Unit A Houston, TX	2.0	1.0	—	$1,325	—	13d	1	0.27mi
8627 Peachtree St Unit A Houston, TX	2.0	2.0	—	$1,500	—	17d	1	0.28mi
9313 Sandra St Houston, TX	2.0	1.0	1008	$1,975	$1.96	4d	1	0.31mi
8605 Wileyvale Rd Unit B Houston, TX	3.0	2.5	—	$1,710	—	10d	1	0.33mi
9407 Sandra St Houston, TX	1.0	1.0	—	$950	—	93d	1	0.34mi
9407 Sandra St Houston, TX	2.0	1.0	—	$900	—	57d	1	0.34mi
9407 Sandra St Unit D Houston, TX	1.0	1.0	—	$800	—	65d	1	0.34mi
9407 Sandra St Houston, TX	1.0	1.0	—	$950	—	63d	1	0.34mi
9407 Sandra St Houston, TX	2.0	1.0	—	$900	—	65d	1	0.34mi
9406 Sandra St Unit A Houston, TX	3.0	2.0	—	$1,900	—	93d	1	0.34mi
9406 Sandra St Unit A Houston, TX	3.0	2.0	—	$1,900	—	70d	1	0.34mi
8508 Wileyvale Rd Unit A Houston, TX	2.0	2.0	—	$1,550	—	24d	1	0.36mi
8508 Wileyvale Rd Unit B Houston, TX	2.0	2.0	—	$1,550	—	93d	1	0.36mi
8508 Wileyvale Rd Houston, TX	2.0	2.0	1504	$1,650	$1.10	93d	1	0.36mi
8506 Wileyvale Rd Unit A Houston, TX	2.0	2.0	—	$1,599	—	93d	1	0.37mi
4815 Cruse Rd Unit B Houston, TX	3.0	2.0	—	$2,200	—	24d	1	0.39mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	93d	1	0.39mi
8922 Allwood St Houston, TX	3.0	2.0	—	$2,000	—	93d	1	0.39mi
4802 Cruse Rd Unit 1 Houston, TX	2.0	2.0	—	$1,400	—	10d	1	0.40mi
8414 Sandra St Unit A Houston, TX	3.0	2.5	—	$1,850	—	93d	1	0.44mi
4613 Ireland St Unit B Houston, TX	3.0	2.5	—	$2,350	—	93d	1	0.45mi
4613 Ireland St Unit B Houston, TX	3.0	2.5	—	$2,350	—	48d	1	0.45mi
9106 Bertwood St Unit D Houston, TX	1.0	1.0	—	$750	—	13d	1	0.45mi
9106 Bertwood St Unit A Houston, TX	2.0	1.0	—	$900	—	35d	1	0.45mi
9106 Bertwood St Houston, TX	1.0	1.0	—	$755	—	93d	1	0.45mi
5123 Peachtree St Unit 1/2 Houston, TX	2.0	1.0	—	$1,200	—	93d	1	0.58mi
5123 Peachtree St Unit 1/2 Houston, TX	2.0	1.0	—	$1,150	—	63d	1	0.58mi
8129 Hoffman St Houston, TX	3.0	2.5	—	$2,100	—	93d	1	0.59mi
8127 Hoffman St Houston, TX	3.0	2.0	—	$2,100	—	13d	1	0.59mi
8127 Hoffman St Houston, TX	3.0	2.5	—	$2,100	—	93d	1	0.59mi
8116 Sandra St Houston, TX	2.0	1.0	—	$1,300	—	52d	1	0.60mi
4419 Trigg St Unit B Houston, TX	3.0	2.0	872	$1,165	$1.34	43d	1	0.61mi
4419 Trigg St Unit a Houston, TX	3.0	2.0	872	$1,145	$1.31	93d	1	0.61mi

Listing history 50 events

1. 2026-07-31
   days on market $199,000 Active 329 DOM
2. 2026-07-30
   days on market $199,000 Active 328 DOM
3. 2026-07-30
   days on market $199,000 Active 327 DOM
4. 2026-07-28
   days on market $199,000 Active 326 DOM
5. 2026-07-26
   days on market $199,000 Active 324 DOM
6. 2026-07-23
   days on market $199,000 Active 321 DOM
7. 2026-07-22
   days on market $199,000 Active 320 DOM
8. 2026-07-21
   days on market $199,000 Active 319 DOM
9. 2026-07-20
   days on market $199,000 Active 318 DOM
10. 2026-07-18
    days on market $199,000 Active 316 DOM
11. 2026-07-18
    days on market $199,000 Active 315 DOM
12. 2026-07-16
    days on market $199,000 Active 314 DOM
13. 2026-07-15
    days on market $199,000 Active 313 DOM
14. 2026-07-14
    days on market $199,000 Active 312 DOM
15. 2026-07-13
    days on market $199,000 Active 311 DOM
16. 2026-07-11
    days on market $199,000 Active 309 DOM
17. 2026-07-10
    days on market $199,000 Active 308 DOM
18. 2026-07-09
    days on market $199,000 Active 307 DOM
19. 2026-07-07
    days on market $199,000 Active 305 DOM
20. 2026-07-06
    days on market $199,000 Active 304 DOM
21. 2026-07-06
    days on market $199,000 Active 303 DOM
22. 2026-07-05
    days on market $199,000 Active 302 DOM
23. 2026-07-03
    days on market $199,000 Active 301 DOM
24. 2026-07-02
    days on market $199,000 Active 300 DOM
25. 2026-07-01
    days on market $199,000 Active 299 DOM
26. 2026-06-30
    days on market $199,000 Active 298 DOM
27. 2026-06-30
    days on market $199,000 Active 297 DOM
28. 2026-06-28
    days on market $199,000 Active 296 DOM
29. 2026-06-27
    days on market $199,000 Active 295 DOM
30. 2026-06-26
    pricedays on market $199,000 Active 294 DOM
31. 2026-06-21
    days on market $210,000 Active 289 DOM
32. 2026-06-18
    days on market $210,000 Active 286 DOM
33. 2026-06-17
    days on market $210,000 Active 285 DOM
34. 2026-06-16
    days on market $210,000 Active 284 DOM
35. 2026-06-15
    days on market $210,000 Active 283 DOM
36. 2026-06-13
    days on market $210,000 Active 281 DOM
37. 2026-06-10
    days on market $210,000 Active 277 DOM
38. 2026-06-08
    days on market $210,000 Active 276 DOM
39. 2026-06-07
    days on market $210,000 Active 275 DOM
40. 2026-06-04
    days on market $210,000 Active 272 DOM
41. 2026-06-01
    days on market $210,000 Active 269 DOM
42. 2026-05-31
    days on market $210,000 Active 268 DOM
43. 2026-05-08
    price $210,000 428-char remark

    Show marketing remark (428 chars)

    Fully vacant duplex with two separate 2-bedroom, 1-bath units under one roof. Immediate lease-up opportunity for investors seeking cash flow, value-add upside, or owner-occupants looking to live in one unit and rent the other. Fully fenced property with convenient access to US-59/I-69, Downtown Houston, shopping, schools, and employment centers. Strong potential for long-term hold or portfolio expansion. Property sold AS-IS.

44. 2026-02-28
    price $225,000 428-char remark

    Show marketing remark (428 chars)

    Fully vacant duplex with two separate 2-bedroom, 1-bath units under one roof. Immediate lease-up opportunity for investors seeking cash flow, value-add upside, or owner-occupants looking to live in one unit and rent the other. Fully fenced property with convenient access to US-59/I-69, Downtown Houston, shopping, schools, and employment centers. Strong potential for long-term hold or portfolio expansion. Property sold AS-IS.

45. 2026-01-16
    price $230,000 428-char remark

    Show marketing remark (428 chars)

    Fully vacant duplex with two separate 2-bedroom, 1-bath units under one roof. Immediate lease-up opportunity for investors seeking cash flow, value-add upside, or owner-occupants looking to live in one unit and rent the other. Fully fenced property with convenient access to US-59/I-69, Downtown Houston, shopping, schools, and employment centers. Strong potential for long-term hold or portfolio expansion. Property sold AS-IS.

46. 2025-11-20
    status Active 428-char remark

    Show marketing remark (428 chars)

    Fully vacant duplex with two separate 2-bedroom, 1-bath units under one roof. Immediate lease-up opportunity for investors seeking cash flow, value-add upside, or owner-occupants looking to live in one unit and rent the other. Fully fenced property with convenient access to US-59/I-69, Downtown Houston, shopping, schools, and employment centers. Strong potential for long-term hold or portfolio expansion. Property sold AS-IS.

47. 2025-11-17
    status Pending 428-char remark

    Show marketing remark (428 chars)

    Fully vacant duplex with two separate 2-bedroom, 1-bath units under one roof. Immediate lease-up opportunity for investors seeking cash flow, value-add upside, or owner-occupants looking to live in one unit and rent the other. Fully fenced property with convenient access to US-59/I-69, Downtown Houston, shopping, schools, and employment centers. Strong potential for long-term hold or portfolio expansion. Property sold AS-IS.

48. 2025-09-05
    listed $240,000 Active 428-char remark

    Show marketing remark (428 chars)

    Fully vacant duplex with two separate 2-bedroom, 1-bath units under one roof. Immediate lease-up opportunity for investors seeking cash flow, value-add upside, or owner-occupants looking to live in one unit and rent the other. Fully fenced property with convenient access to US-59/I-69, Downtown Houston, shopping, schools, and employment centers. Strong potential for long-term hold or portfolio expansion. Property sold AS-IS.

49. 2025-05-01
    soldstatus
50. 2025-04-30
    soldstatus Sold 557-char remark

    Show marketing remark (557 chars)

    This beautifully remodeled home offers a fantastic investment opportunity for investors who want to generate rental income OR buyers seeking multi-family living. This home boast TWO fully updated units with 2 beds in each. New siding, a NEW HVAC system, NEW roof (replaced in 2021 with warranty), new pex plumbing, freshly painted interior and exterior, and other updated finishes throughout the homes. Enjoy a spacious backyard and a convenient location with easy access to local amenities. Don’t miss this opportunity—schedule your tour today!

ⓘ 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: $3,997 · $333/mo
• Projected year-2 tax: $3,997 · $333/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $30,216
• − Mortgage interest: −$11,147
• − Property taxes: −$3,997
• − Insurance: −$995
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$5,789
• Taxable income: $3,453
• Est. tax owed @ 24.0%: −$829
• After-tax cash flow: $5,527/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $8,065–$24,195 screening

This fully vacant, two-unit duplex is in good condition with recent updates. It offers a great investment opportunity for investors seeking rental income or multi-family living.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite Appliances white HVAC central · new lt5

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting — Fresh paint can improve the home's appearance and value ↑
• Both Landscaping — Well-maintained landscaping can increase property value and attract potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Cook Jr El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Key Middle F TX #1,569/1,662 Nat'l #12,634/14,009 High Kashmere H S F TX #1,445/1,632 Nat'l #14,759/17,239

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

B Composite livability gradescore 74/100

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 · 5,571,493 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: 12% of renters

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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%

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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%

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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

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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

+27.3% since first listed

38 events — show timeline

• 2026-05-08 Price Changed $210,000 HARMLS
• 2026-02-28 Price Changed $225,000 HARMLS
• 2026-01-16 Price Changed $230,000 HARMLS
• 2025-11-20 Relisted — HARMLS
• 2025-11-17 Pending — HARMLS
• 2025-09-05 Listed $240,000 HARMLS
• 2025-05-01 Sold (Public Records) — Public Records
• 2025-04-30 Sold (MLS) — HARMLS
• 2025-04-04 Pending — HARMLS
• 2025-03-22 Listed $250,000 HARMLS
• 2025-03-21 Listing Removed — HARMLS
• 2025-03-21 Price Changed $260,000 HARMLS
• 2025-03-13 Price Changed $265,000 HARMLS
• 2025-02-21 Listed $270,000 HARMLS
• 2024-08-19 Listing Removed — HARMLS
• 2024-07-16 Price Changed $234,000 HARMLS
• 2024-06-26 Price Changed $247,000 HARMLS
• 2024-06-04 Price Changed $255,000 HARMLS
• 2024-05-13 Price Changed $271,970 HARMLS
• 2024-04-30 Relisted — HARMLS
• 2024-04-29 Pending — HARMLS
• 2024-04-22 Price Changed $281,970 HARMLS
• 2024-04-20 Relisted — HARMLS
• 2024-04-15 Pending — HARMLS
• 2024-04-09 Price Changed $286,970 HARMLS
• 2024-03-19 Listed $289,970 HARMLS
• 2022-05-25 Sold (Public Records) — Public Records
• 2022-04-17 Price Changed $995 RENT.
• 2020-12-17 Listing Removed — HARMLS
• 2020-12-17 Sold (Public Records) — Public Records
• 2020-12-16 Sold (MLS) — HARMLS
• 2020-11-14 Pending — HARMLS
• 2020-11-13 Listed $165,000 HARMLS
• 2019-07-18 Sold (Public Records) — Public Records
• 2012-04-26 Sold (Public Records) — Public Records
• 2012-04-26 Sold (Public Records) — Public Records
• 2012-01-04 Sold (Public Records) — Public Records
• 1994-03-24 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,997 · +0.5% YoY. Source: county tax records.