7722 West St · Houston, TX 77093

$215,000

5 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 435 Days on market

Built 2015 7,344 sqft lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice starting home for a small group. Conveniently located in a very desirable area. Very close to Downtown Houston, Hospitals, shopping centers and intercontinental airport.

Key facts

• Close to hospitals
• Desirable area
• 7,344 sq ft lot

Tags

• DESIRABLE AREA
• CLOSE TO DOWNTOWN HOUSTON
• CLOSE TO HOSPITALS
• CLOSE TO SHOPPING CENTERS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-1 ($-15/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (9.3% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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 rising fast (+5.3%/yr); 148 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,950/mo this rent would consume 50% of the median local household income ($47k/yr) (locally 1815% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 435 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

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 $189,200 (12.0% 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 435 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $120,384
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2630 Kenco St	0.66mi	4/2.0 (-1)	1,721 (+9%)	18mo	$130,000	$76	34

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 · 5.31% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-30,218
• Equity at exit: $32,057

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-6,211
• Equity at exit: $18,589

Cash invested: $60,200 (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 77093

• Home prices YoY: -9.9%
• Rents YoY: 5.3%
• Active inventory: 148
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$324 /mo · $3,892/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-1

Break-even live

Break-even rent $1,951

Max offer price $214,784

Occupancy floor 95%

Sensitivity live

Price	-10% $120	-5% $60	+0% $-1	+5% $-62	+10% $-123
Rent	-10% $-155	-5% $-78	+0% $-1	+5% $76	+10% $153
Rate	-1.0pp $107	-0.5pp $53	base $-1	+0.5pp $-57	+1.0pp $-114

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2920 La Estancia Ln Houston, TX	5.0	2.0	1562	$1,731	$1.11	0d	1	1.32mi
1416 Fairbanks St Houston, TX	4.0	3.5	1888	$1,899	$1.01	8d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $215,000 Active 435 DOM
2. 2026-06-17
   days on market $215,000 Active 434 DOM
3. 2026-06-16
   days on market $215,000 Active 433 DOM
4. 2026-06-15
   days on market $215,000 Active 432 DOM
5. 2026-06-13
   days on market $215,000 Active 430 DOM
6. 2026-06-10
   days on market $215,000 Active 426 DOM
7. 2026-06-08
   days on market $215,000 Active 425 DOM
8. 2026-06-07
   days on market $215,000 Active 424 DOM
9. 2026-06-04
   days on market $215,000 Active 421 DOM
10. 2026-06-01
    days on market $215,000 Active 418 DOM
11. 2026-05-31
    days on market $215,000 Active 417 DOM
12. 2025-04-08
    listed $215,000 Active 179-char remark

    Show marketing remark (179 chars)

    Very nice starting home for a small group. Conveniently located in a very desirable area. Very close to Downtown Houston, Hospitals, shopping centers and intercontinental airport.

13. 2016-05-26
    soldstatus
14. 2016-03-04
    soldstatus
15. 2007-02-16
    soldstatus
16. 2003-07-18
    soldstatus
17. 1988-01-02
    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: $3,892 · $324/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$43/yr (+$4/mo · 1.1%)

ⓘ 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 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: $23,395
• − Mortgage interest: −$12,043
• − Property taxes: −$3,892
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,255
• Taxable loss: −$3,613
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $852/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): 46,407
• Household income: $46,766
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1815.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 24% Black 11% White 6% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Foreign-born: 34% · Canada
• Languages at home: 30% English-only · Spanish 70%

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: ▼ -30.53%
• Current HPI: 277.4914
• Rent YoY: ▲ 5.31%
• 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

6 events — show timeline

• 2025-04-08 Listed $215,000 HARMLS
• 2016-05-26 Sold (Public Records) — Public Records
• 2016-03-04 Sold (Public Records) — Public Records
• 2007-02-16 Sold (Public Records) — Public Records
• 2003-07-18 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.3%/yr

Latest (2025): $3,892 · +11.7% YoY. Source: county tax records.