525 Eubanks St · Houston, TX 77022

$163,000

4 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 102 Days on market

Built 1936 7,670 sqft lot $112/sqft · 36% below area Est $253k · 36% under ↓ 23% since listing

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Why this score? — see what drove the C+ 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.6/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in the heart of Houston! This 4-bedroom, 2-bath fixer-upper is packed with potential and ready for your vision. Situated in a rapidly improving area experiencing a resurgence in value, this property is ideal for a savvy DIY homeowner, seasoned investor, or flipper looking for their next project. The existing layout offers a generous footprint with flexible living space, providing a solid foundation for a full renovation or creative redesign. For builders and developers, the lot presents an excellent opportunity for a tear-down and new construction, surrounded by ongoing redevelopment and rising values. Conveniently located near major thoroughfares, employment centers, dining, and entertainment, this property combines location with upside. Whether you’re aiming to restore, reimagine, or rebuild, the potential here is undeniable. Bring your ideas, tools, and imagination—this is your chance to capitalize on Houston’s continued growth.

Key facts

• New construction
• Generous footprint
• 7,670 sq ft lot

Tags

• GENEROUS FOOTPRINT
• FLEXIBLE LIVING SPACE
• EXCELLENT OPPORTUNITY
• NEW CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $148k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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 (+4.5%/yr); 285 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 43% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $5k 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 102 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,330 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.16% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (median comp): $253,154
• List price: $163,000
• Delta: -35.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
243 Rebecca St Unit E	0.30mi	3/2.5 (-1)	1,536 (+6%)	1mo	$289,990	$189	65
241 Rebecca St Unit A	0.31mi	3/2.5 (-1)	1,536 (+6%)	3mo	$309,990	$202	63
402 Garrotsville	0.16mi	3/2.0 (-1)	1,492 (+2%)	21mo	$279,999	$188	62
813 Mcdaniel St	0.41mi	3/2.0 (-1)	1,344 (-8%)	8mo	$315,000	$234	53
7125 Farnsworth St	0.50mi	3/2.0 (-1)	1,296 (-11%)	3mo	$215,000	$166	47
8715 Bauman Rd #6	0.51mi	3/3.0 (-1)	1,269 (-13%)	2mo	$300,000	$236	40
316 Charlock St	0.75mi	3/2.5 (-1)	1,605 (+10%)	21mo	$299,990	$187	20

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,098
• Equity at exit: $24,304

10-year hold

• IRR: 8.5%
• Equity multiple: 1.69×
• Total profit: $31,594
• Equity at exit: $14,093

Cash invested: $45,640 (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 77022

• Home prices YoY: -33.2%
• Rents YoY: 4.5%
• Active inventory: 285
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$855
• Tax from tax record: −$286 /mo · $3,437/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $289

Break-even live

Break-even rent $1,531

Max offer price $163,000

Occupancy floor 80%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534 Firnat St Houston, TX	3.0	2.0	1397	$1,900	$1.36	43d	1	0.60mi
534 Firnat St Unit NA Houston, TX	3.0	2.0	1397	$1,900	$1.36	24d	1	0.60mi
8217 Fulton St Houston, TX	2.0–3.0	1.0	785	$1,162	$1.48	2d	6	0.64mi
965 Tidwell Rd Houston, TX	3.0	2.0	1145	$1,309	$1.14	20d	1	0.96mi
4132 Europa St Houston, TX	3.0	2.0	1259	$1,430	$1.14	12d	1	1.28mi
2623 Huntington Creek Ln Houston, TX	3.0	2.5	1553	$2,299	$1.48	24d	1	1.35mi
9910 Clark Rd Unit B Houston, TX	3.0	2.5	1695	$1,900	$1.12	7d	1	1.36mi
209 Clark Meadows Ln Houston, TX	3.0	2.5	1620	$2,399	$1.48	12d	1	1.38mi
1420 E 31st St Houston, TX	3.0	2.5	1790	$2,600	$1.45	24d	1	1.47mi
811 E 42nd St Houston, TX	4.0	2.0	1213	$1,600	$1.32	43d	1	1.49mi

Listing history 9 events

1. 2026-05-31
   days on market $163,000 Active 102 DOM
2. 2026-05-01
   historical
3. 2026-03-12
   price $153,000
4. 2026-02-17
   listed $163,000 Active

   Show marketing remark (982 chars)

   Opportunity knocks in the heart of Houston! This 4-bedroom, 2-bath fixer-upper is packed with potential and ready for your vision. Situated in a rapidly improving area experiencing a resurgence in value, this property is ideal for a savvy DIY homeowner, seasoned investor, or flipper looking for their next project. The existing layout offers a generous footprint with flexible living space, providing a solid foundation for a full renovation or creative redesign. For builders and developers, the lot presents an excellent opportunity for a tear-down and new construction, surrounded by ongoing redevelopment and rising values. Conveniently located near major thoroughfares, employment centers, dining, and entertainment, this property combines location with upside. Whether you’re aiming to restore, reimagine, or rebuild, the potential here is undeniable. Bring your ideas, tools, and imagination—this is your chance to capitalize on Houston’s continued growth.

5. 2026-02-17
   listed $163,000 Active 982-char remark

   Show marketing remark (982 chars)

   Opportunity knocks in the heart of Houston! This 4-bedroom, 2-bath fixer-upper is packed with potential and ready for your vision. Situated in a rapidly improving area experiencing a resurgence in value, this property is ideal for a savvy DIY homeowner, seasoned investor, or flipper looking for their next project. The existing layout offers a generous footprint with flexible living space, providing a solid foundation for a full renovation or creative redesign. For builders and developers, the lot presents an excellent opportunity for a tear-down and new construction, surrounded by ongoing redevelopment and rising values. Conveniently located near major thoroughfares, employment centers, dining, and entertainment, this property combines location with upside. Whether you’re aiming to restore, reimagine, or rebuild, the potential here is undeniable. Bring your ideas, tools, and imagination—this is your chance to capitalize on Houston’s continued growth.

6. 2026-02-13
   historical
7. 2026-02-11
   price $180,000
8. 2026-01-29
   listed $199,000 Active
9. 1992-09-11
   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: $3,437 · $286/mo
• Projected year-2 tax: $3,437 · $286/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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $22,753
• − Mortgage interest: −$9,131
• − Property taxes: −$3,437
• − Insurance: −$815
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$4,742
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $3,228/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): 25,805
• Household income: $52,739
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 1354.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 24% Black 19% White 7% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Romanian 1% Portuguese 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 40% English-only · Spanish 59%

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: ▼ -151.13%
• Current HPI: 304.3745
• Rent YoY: ▲ 4.47%
• 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

-23.1% since first listed

8 events — show timeline

• 2026-05-01 Listing Removed — HARMLS
• 2026-03-12 Price Changed $153,000 HARMLS
• 2026-02-17 Listed $163,000 CBMLS
• 2026-02-17 Listed $163,000 HARMLS
• 2026-02-13 Listing Removed — HARMLS
• 2026-02-11 Price Changed $180,000 HARMLS
• 2026-01-29 Listed $199,000 HARMLS
• 1992-09-11 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,437 · +7.6% YoY. Source: county tax records.