1012 Studer St · Houston, TX 77007

$420,000

4 bd · 3.5 ba · 2,359 sqft · Townhouse public records · 90 Days on market

Built 2005 1,731 sqft lot $178/sqft · at area comps Est $423k · at est. $142/mo HOA · 4% 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).

• Cash flow +9.8/30.0
• ARV discount +7.8/15.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the best of Houston’s active lifestyle in this impeccably maintained townhome at 1012 Studer St. Positioned at the gateway of the Heights and Rice Military, this home is a sanctuary for outdoor enthusiasts, located less than a mile from the Memorial Park land bridge and just steps from the Buffalo Bayou trails. The interior features an open-concept floor plan highlighted by gleaming oak hardwoods, custom plantation shutters, and a chef’s kitchen with granite countertops and stainless appliances. Retreat to a primary suite filled with natural light from elegant bay windows and a massive walk-in closet. Currently tenant-occupied, this property is an ideal "turnkey" opportunity for an investor seeking a stabilized asset, yet remains a perfect future residence for an owner-occupant. The well-managed HOA provides a low-maintenance lifestyle, allowing more time to enjoy nearby world-class parks and local dining. A move-in-ready gem in a premier urban location.

Key facts

• Buffalo bayou trails
• Stainless appliances
• Granite countertops

Tags

• MEMORIAL PARK LAND BRIDGE
• BUFFALO BAYOU TRAILS
• OPEN-CONCEPT FLOOR PLAN
• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $420k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $372k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $384k (8.5% below list).
• Recommended offer: $372k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 soft (-0.8%/yr); 646 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($145k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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

• It's been on market 90 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 2 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

• 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 $372,212 (11.4% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.91% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 9.1

CMA / ARV

• ARV (median comp): $422,987
• List price: $420,000
• Delta: -0.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5208 Blossom St #5	0.24mi	3/3.5 (-1)	2,340 (-1%)	0mo	$435,000	$186	82
1361 Moy St	0.19mi	3/3.5 (-1)	2,275 (-4%)	1mo	$450,000	$198	79
5407 Lillian St	0.15mi	3/3.5 (-1)	2,542 (+8%)	2mo	$485,000	$191	74
409 Detering St	0.32mi	3/3.5 (-1)	2,462 (+4%)	1mo	$494,000	$201	72
5618 Lacy St	0.50mi	3/3.5 (-1)	2,400 (+2%)	1mo	$609,000	$254	68
5811 Rose St	0.36mi	3/2.5 (-1)	2,477 (+5%)	0mo	$735,000	$297	66
117 Roy St	0.47mi	3/3.5 (-1)	2,216 (-6%)	2mo	$432,000	$195	61
1625 Mcdonald St	0.68mi	3/3.5 (-1)	2,401 (+2%)	2mo	$425,000	$177	59
408 Parker St	0.53mi	3/3.5 (-1)	2,197 (-7%)	0mo	$415,000	$189	58
414 Snover St	0.70mi	3/3.0 (-1)	2,423 (+3%)	1mo	$539,900	$223	55
5527 Darling Unit A	0.71mi	3/2.5 (-1)	2,401 (+2%)	1mo	$450,000	$187	54
6302 Prague St	0.73mi	3/3.5 (-1)	2,205 (-6%)	1mo	$749,999	$340	49

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.18×
• Total profit: $-96,242
• Equity at exit: $62,623

10-year hold

• IRR: -35.7%
• Equity multiple: -0.26×
• Total profit: $-148,266
• Equity at exit: $36,314

Cash invested: $117,600 (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 77007

• Rents YoY: -0.8%
• Active inventory: 646
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,842 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$786 /mo · $9,438/yr
• Insurance: −$175
• HOA: −$142
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $-271

Break-even live

Break-even rent $4,185

Max offer price $372,212

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-152	+0% $-271	+5% $-389	+10% $-508
Rent	-10% $-574	-5% $-422	+0% $-271	+5% $-119	+10% $33
Rate	-1.0pp $-59	-0.5pp $-164	base $-271	+0.5pp $-379	+1.0pp $-490

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	44d	1	0.00mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	25d	1	0.07mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	6d	1	0.26mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	44d	1	0.40mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	25d	1	0.41mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	44d	1	0.44mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	0d	21	0.51mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	15d	1	0.55mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	44d	1	0.56mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	45d	1	0.59mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	44d	1	0.61mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	8d	1	0.61mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	0d	1	0.64mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	25d	1	0.65mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	44d	1	0.65mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	25d	1	0.65mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	25d	1	0.65mi
911 Thompson St #911 Houston, TX	4.0	3.5	3200	$8,500	$2.66	25d	1	0.66mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	8d	1	0.66mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	44d	1	0.69mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	44d	1	0.72mi
4307 Feagan St Unit A Houston, TX	3.0	4.0	2412	$3,590	$1.49	0d	1	0.76mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	0d	1	0.77mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	44d	1	0.78mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	44d	1	0.83mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	44d	1	0.83mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	44d	1	0.83mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	22d	1	0.83mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	44d	1	0.90mi
707 Marston St Unit 510 Houston, TX	3.0	2.0	2310	$12,520	$5.42	0d	1	0.97mi
1027 Gross St Houston, TX	4.0	3.5	3035	$5,800	$1.91	44d	1	1.13mi
225 S Heights Blvd Houston, TX	3.0	1.0–2.0	1186	$3,085	$2.60	3d	18	1.19mi
1958 W Gray St Unit 3165 Houston, TX	3.0	2.0	3206	$15,056	$4.70	0d	1	1.29mi
1958 W Gray St Unit 1991 Houston, TX	3.0	2.0	3206	$15,050	$4.69	11d	1	1.29mi
716 Waugh Dr Houston, TX	1.0–3.0	1.0–2.5	1130	$4,080	$3.61	0d	24	1.31mi
1951 W Bell St Houston, TX	3.0	2.0	1800	$2,400	$1.33	44d	1	1.34mi
1951 W Bell St Houston, TX	3.0	2.0	1800	$2,400	$1.33	15d	1	1.34mi

HOA detail

• Monthly dues: $142 · $1,704/yr

Listing history 16 events

1. 2026-06-18
   days on market $420,000 Active 90 DOM
2. 2026-06-17
   days on market $420,000 Active 89 DOM
3. 2026-06-16
   days on market $420,000 Active 88 DOM
4. 2026-06-15
   days on market $420,000 Active 87 DOM
5. 2026-06-13
   days on market $420,000 Active 85 DOM
6. 2026-06-10
   days on market $420,000 Active 81 DOM
7. 2026-06-08
   days on market $420,000 Active 80 DOM
8. 2026-06-07
   days on market $420,000 Active 79 DOM
9. 2026-06-04
   days on market $420,000 Active 76 DOM
10. 2026-06-01
    days on market $420,000 Active 73 DOM
11. 2026-05-31
    days on market $420,000 Active 72 DOM
12. 2026-03-20
    listed $420,000 Active 1001-char remark

    Show marketing remark (1001 chars)

    Experience the best of Houston’s active lifestyle in this impeccably maintained townhome at 1012 Studer St. Positioned at the gateway of the Heights and Rice Military, this home is a sanctuary for outdoor enthusiasts, located less than a mile from the Memorial Park land bridge and just steps from the Buffalo Bayou trails. The interior features an open-concept floor plan highlighted by gleaming oak hardwoods, custom plantation shutters, and a chef’s kitchen with granite countertops and stainless appliances. Retreat to a primary suite filled with natural light from elegant bay windows and a massive walk-in closet. Currently tenant-occupied, this property is an ideal "turnkey" opportunity for an investor seeking a stabilized asset, yet remains a perfect future residence for an owner-occupant. The well-managed HOA provides a low-maintenance lifestyle, allowing more time to enjoy nearby world-class parks and local dining. A move-in-ready gem in a premier urban location.

13. 2009-10-16
    soldstatus 462-char remark

    Show marketing remark (462 chars)

    WOW! Wonderful totally updated townhome in a super location. Shows like a model home. Very spacious, open and a perfect floorplan for entertaining. Dramatic two story grand entry! Nice balcony and a small yard/patio area. Fantastic kitchen with granite counters and stainless appliances. Some features include gorgeous hardwoods, crown molding, plantation shutters, wrought iron railing and high ceilings. New Carpet installed 08/09. This home has it all.

14. 2009-10-16
    soldstatus

    Show marketing remark (462 chars)

    WOW! Wonderful totally updated townhome in a super location. Shows like a model home. Very spacious, open and a perfect floorplan for entertaining. Dramatic two story grand entry! Nice balcony and a small yard/patio area. Fantastic kitchen with granite counters and stainless appliances. Some features include gorgeous hardwoods, crown molding, plantation shutters, wrought iron railing and high ceilings. New Carpet installed 08/09. This home has it all.

15. 2009-08-25
    historical 462-char remark

    Show marketing remark (462 chars)

    WOW! Wonderful totally updated townhome in a super location. Shows like a model home. Very spacious, open and a perfect floorplan for entertaining. Dramatic two story grand entry! Nice balcony and a small yard/patio area. Fantastic kitchen with granite counters and stainless appliances. Some features include gorgeous hardwoods, crown molding, plantation shutters, wrought iron railing and high ceilings. New Carpet installed 08/09. This home has it all.

16. 2009-07-24
    listed $279,900 462-char remark

    Show marketing remark (462 chars)

    WOW! Wonderful totally updated townhome in a super location. Shows like a model home. Very spacious, open and a perfect floorplan for entertaining. Dramatic two story grand entry! Nice balcony and a small yard/patio area. Fantastic kitchen with granite counters and stainless appliances. Some features include gorgeous hardwoods, crown molding, plantation shutters, wrought iron railing and high ceilings. New Carpet installed 08/09. This home has it all.

ⓘ 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: $9,438 · $786/mo
• Projected year-2 tax: $9,438 · $786/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 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: $46,109
• − Mortgage interest: −$23,527
• − Property taxes: −$9,438
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,689
• − Management: −$3,689
• − HOA: −$1,704
• − Depreciation: −$12,218
• Taxable loss: −$10,255
• Est. tax savings @ 24.0%: +$2,461
• After-tax cash flow: $-785/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): 47,808
• Household income: $144,911
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1812.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 13% Asian 11% Black 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Other Indo-European 4% Chinese 2%

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: ▼ -219.42%
• Current HPI: 159.8157
• Rent YoY: ▼ -0.83%
• 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

+50.1% since first listed

5 events — show timeline

• 2026-03-20 Listed $420,000 HARMLS
• 2009-10-16 Sold (Public Records) — Public Records
• 2009-10-16 Sold (MLS) — HARMLS
• 2009-08-25 Listing Removed — HARMLS
• 2009-07-24 Listed $279,900 HARMLS

Property tax history

+1.4%/yr

Latest (2025): $9,438 · -5.9% YoY. Source: county tax records.