1304 Dart St Unit F · Houston, TX 77007

$380,000

3 bd · 3.0 ba · 1,954 sqft · Townhouse public records · 58 Days on market

Built 2001 1,819 sqft lot $194/sqft · 10% below area Est $423k · 10% under

---

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 +18.7/30.0
• ARV discount +12.1/15.0
• DSCR +5.9/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• 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

Welcome home to 1304 Dart St. F! Currently tenant occupied until 2027, perfect for an investor or someone looking to move in the future. In the heart of one of Houston's most popular neighborhoods, this classic 3 story with outdoor space and views of downtown is a true beauty. The stunning property features 3 bedrooms and 3.5 bathrooms with a fantastic open concept living area, stainless steel appliances, and timeless finishes. Conveniently located near Houston's best dining and entertainment, the home provides easy access to the Heights, Montrose, and Downtown while just minutes from major highways i10, 610, 45 and 59. Schedule a tour today!

Key facts

• Timeless finishes
• Outdoor space
• Views of downtown

Tags

• OUTDOOR SPACE
• VIEWS OF DOWNTOWN
• OPEN CONCEPT LIVING AREA
• STAINLESS STEEL APPLIANCES
• TIMELESS FINISHES
• EASY ACCESS TO THE HEIGHTS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $380k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $369k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 soft (-0.8%/yr); 646 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 34% 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 $11k 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 58 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 18y 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 $368,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 7.7

CMA / ARV

• ARV (median comp): $423,424
• List price: $380,000
• Delta: -10.26%
• 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
1304 Dart St Unit E	0.00mi	3/3.0	2,088 (+7%)	3mo	$400,000	$192	86
939 Colorado St #20	0.36mi	3/3.0	2,000 (+2%)	1mo	$365,000	$183	79
1205 Summer St Unit C	0.19mi	3/3.5	2,088 (+7%)	7mo	$420,000	$201	72
1205 Summer St Unit A	0.19mi	3/3.5	2,088 (+7%)	8mo	$399,990	$192	71
939 Colorado St #13	0.34mi	3/3.0	2,088 (+7%)	3mo	$424,900	$203	70
1823 Dart St	0.36mi	3/3.5	1,888 (-3%)	11mo	$379,900	$201	66
1923 Shearn St	0.52mi	3/3.5	1,964 (+0%)	8mo	$425,000	$216	66
1404 Spring St	0.36mi	3/3.5	2,024 (+4%)	13mo	$450,000	$222	65
1901 Summer St	0.44mi	3/3.5	1,874 (-4%)	12mo	$455,000	$243	60
1917 Summer St	0.47mi	3/3.0	1,768 (-10%)	5mo	$465,000	$263	58
1704 Alamo St Unit A	0.53mi	3/3.5	2,084 (+7%)	8mo	$464,000	$223	56
102 Quitman St #201	0.67mi	2/2.0 (-1)	1,696 (-13%)	2mo	$364,900	$215	36

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: -13.3%
• Equity multiple: 0.54×
• Total profit: $-49,330
• Equity at exit: $56,659

10-year hold

• IRR: -10.5%
• Equity multiple: 0.46×
• Total profit: $-57,712
• Equity at exit: $32,855

Cash invested: $106,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $4,122 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$727 /mo · $8,719/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $379

Break-even live

Break-even rent $3,643

Max offer price $380,000

Occupancy floor 86%

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Crockett St Houston, TX	2.0	3.0	1912	$2,800	$1.46	43d	1	0.33mi
1512 Crockett St Unit A Houston, TX	2.0	2.5	1808	$2,800	$1.55	43d	1	0.33mi
2114 Sabine St Houston, TX	3.0	4.0	2020	$3,200	$1.58	43d	1	0.55mi
2114 Sabine St Unit 1257735P Houston, TX	3.0	3.5	2594	$6,588	$2.54	43d	1	0.55mi
2121 Edwards St Houston, TX	2.0	1.0–2.0	879	$2,880	$3.27	3d	25	0.58mi
2018 Crockett St Unit 1029793P Houston, TX	3.0	3.5	2507	$6,482	$2.59	5d	1	0.60mi
2018 Crockett St Unit 2018 Houston, TX	3.0	3.5	2514	$8,000	$3.18	43d	1	0.60mi
410 James St Unit 1031793P Houston, TX	3.0	2.0	1593	$7,554	$4.74	16d	1	0.61mi
410 James St Houston, TX	3.0	2.0	1602	$6,750	$4.21	43d	1	0.61mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,354	$2.37	3d	42	0.61mi
150 Sabine St Houston, TX	1.0–2.0	1.0–2.0	1187	$2,882	$2.43	3d	15	0.62mi
414 Milam St Unit 2187 Houston, TX	2.0	2.0	1585	$3,857	$2.43	2d	1	0.65mi
414 Milam St Unit 3165 Houston, TX	3.0	2.0	2421	$8,959	$3.70	2d	1	0.65mi
414 Milam St Unit 422 Houston, TX	2.0	2.0	1585	$3,833	$2.42	7d	1	0.65mi
414 Milam St Unit 437 Houston, TX	2.0	2.0	1585	$3,857	$2.43	11d	1	0.65mi
414 Milam St Unit 447 Houston, TX	3.0	2.0	2421	$8,991	$3.71	10d	1	0.65mi
414 Milam St Unit 2162 Houston, TX	2.0	2.0	1585	$3,833	$2.42	5d	1	0.65mi
414 Milam St Unit 2165 Houston, TX	2.0	2.0	1585	$3,868	$2.44	4d	1	0.65mi
414 Milam St Unit 2148 Houston, TX	2.0	2.0	1585	$3,825	$2.41	2d	1	0.65mi
414 Milam St Unit 447 Houston, TX	3.0	2.0	2421	$8,973	$3.71	43d	1	0.65mi
414 Milam St Unit 510 Houston, TX	3.0	2.0	2421	$9,230	$3.81	13d	1	0.65mi
414 Milam St Unit B1-2003 Houston, TX	2.0	2.0	1585	$4,513	$2.85	43d	1	0.66mi
414 Milam St Houston, TX	2.0	2.5	1585	$3,845	$2.43	22d	1	0.66mi
414 Milam St Ph 2-4602 Houston, TX	2.0	2.0	2158	$8,990	$4.17	43d	1	0.66mi
2305 Summer St Houston, TX	2.0	1.0–2.0	842	$3,046	$3.62	1d	11	0.68mi
915 Franklin St Unit 312202 Houston, TX	2.0	2.0	1398	$1,987	$1.42	43d	1	0.72mi
915 Franklin St Unit ID51118 Houston, TX	2.0	2.0	1342	$2,000	$1.49	43d	1	0.72mi
2000 Taylor St Houston, TX	2.0	1.0–2.0	916	$3,082	$3.36	1d	33	0.73mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	43d	1	0.73mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	20d	1	0.73mi
409 Travis St Unit 425 Houston, TX	2.0	2.0	1495	$3,284	$2.20	2d	1	0.74mi
409 Travis St Unit 432 Houston, TX	2.0	2.0	1495	$3,316	$2.22	10d	1	0.74mi
409 Travis St Unit 424 Houston, TX	2.0	2.0	1495	$3,292	$2.20	7d	1	0.74mi
201 Main St Unit 12258 Houston, TX	2.0	2.0	1308	$2,250	$1.72	43d	1	0.75mi
413 Travis St Houston, TX	2.0	2.0	1495	$4,000	$2.68	43d	1	0.75mi
909 Texas Ave Houston, TX	2.0	1.0–2.0	1262	$3,129	$2.48	1d	36	0.76mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	43d	1	0.80mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	18d	1	0.80mi
207 Carl St Houston, TX	2.0	2.0	1230	$2,250	$1.83	43d	1	0.82mi
1111 Rusk St Houston, TX	1.0–2.0	1.0–2.5	1230	$2,835	$2.30	1d	29	0.94mi

Listing history 45 events

1. 2026-06-18
   days on market $380,000 Active 58 DOM
2. 2026-06-17
   days on market $380,000 Active 57 DOM
3. 2026-06-16
   days on market $380,000 Active 56 DOM
4. 2026-06-15
   days on market $380,000 Active 55 DOM
5. 2026-06-13
   days on market $380,000 Active 53 DOM
6. 2026-06-10
   days on market $380,000 Active 49 DOM
7. 2026-06-08
   days on market $380,000 Active 48 DOM
8. 2026-06-07
   days on market $380,000 Active 47 DOM
9. 2026-06-04
   days on market $380,000 Active 44 DOM
10. 2026-06-01
    days on market $380,000 Active 41 DOM
11. 2026-05-31
    days on market $380,000 Active 40 DOM
12. 2026-04-21
    listed $380,000 Active 656-char remark

    Show marketing remark (656 chars)

    Welcome home to 1304 Dart St. F! Currently tenant occupied until 2027, perfect for an investor or someone looking to move in the future. In the heart of one of Houston's most popular neighborhoods, this classic 3 story with outdoor space and views of downtown is a true beauty. The stunning property features 3 bedrooms and 3.5 bathrooms with a fantastic open concept living area, stainless steel appliances, and timeless finishes. Conveniently located near Houston's best dining and entertainment, the home provides easy access to the Heights, Montrose, and Downtown while just minutes from major highways i10, 610, 45 and 59. Schedule a tour today!

13. 2025-11-14
    historical $2,575
14. 2025-10-24
    listed $2,575
15. 2025-10-23
    historical $2,650
16. 2025-10-01
    price $2,650
17. 2025-09-12
    listed $2,750
18. 2025-09-11
    historical $2,750
19. 2025-08-26
    price $2,750
20. 2025-08-02
    listed $2,900
21. 2023-03-26
    historical
22. 2023-03-16
    listed $427,500 Active
23. 2018-03-06
    historical
24. 2018-03-03
    status Active
25. 2018-02-28
    status Option Pending
26. 2018-02-28
    status Active
27. 2018-02-25
    status Option Pending
28. 2018-02-20
    listed $355,000 Active
29. 2018-02-19
    historical
30. 2018-02-15
    status Active
31. 2018-02-06
    status Pending, Continue to Show
32. 2017-11-24
    status Pending
33. 2017-11-12
    status Option Pending
34. 2017-10-09
    price $349,000
35. 2017-09-06
    listed $359,000 Active
36. 2011-03-25
    soldstatus
37. 2011-01-24
    historical
38. 2010-11-23
    listed $226,000
39. 2010-09-19
    historical
40. 2010-04-27
    listed $260,000
41. 2009-07-29
    soldstatus
42. 2009-06-06
    historical
43. 2008-12-11
    soldstatus
44. 2008-08-29
    listed $279,000
45. 2001-01-01
    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: $8,719 · $727/mo
• Projected year-2 tax: $8,719 · $727/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 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: $49,462
• − Mortgage interest: −$21,286
• − Property taxes: −$8,719
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,957
• − Management: −$3,957
• − Depreciation: −$11,055
• Taxable loss: −$1,412
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $4,881/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

+36.2% since first listed

34 events — show timeline

• 2026-04-21 Listed $380,000 HARMLS
• 2025-11-14 Rental Removed $2,575 HARMLS
• 2025-10-24 Listed for Rent $2,575 HARMLS
• 2025-10-23 Rental Removed $2,650 HARMLS
• 2025-10-01 Price Changed $2,650 HARMLS
• 2025-09-12 Listed for Rent $2,750 HARMLS
• 2025-09-11 Rental Removed $2,750 HARMLS
• 2025-08-26 Price Changed $2,750 HARMLS
• 2025-08-02 Listed for Rent $2,900 HARMLS
• 2023-03-26 Listing Removed — HARMLS
• 2023-03-16 Listed $427,500 HARMLS
• 2018-03-06 Listing Removed — HARMLS
• 2018-03-03 Relisted — HARMLS
• 2018-02-28 Pending — HARMLS
• 2018-02-28 Relisted — HARMLS
• 2018-02-25 Pending — HARMLS
• 2018-02-20 Listed $355,000 HARMLS
• 2018-02-19 Listing Removed — HARMLS
• 2018-02-15 Relisted — HARMLS
• 2018-02-06 Pending — HARMLS
• 2017-11-24 Pending — HARMLS
• 2017-11-12 Pending — HARMLS
• 2017-10-09 Price Changed $349,000 HARMLS
• 2017-09-06 Listed $359,000 HARMLS
• 2011-03-25 Sold (MLS) — HARMLS
• 2011-01-24 Listing Removed — HARMLS
• 2010-11-23 Listed $226,000 HARMLS
• 2010-09-19 Listing Removed — HARMLS
• 2010-04-27 Listed $260,000 HARMLS
• 2009-07-29 Sold (MLS) — HARMLS
• 2009-06-06 Listing Removed — HARMLS
• 2008-12-11 Sold (Public Records) — Public Records
• 2008-08-29 Listed $279,000 HARMLS
• 2001-01-01 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $8,719 · +4.0% YoY. Source: county tax records.