810 Clinton Park St · Houston, TX 77029

$169,000

2 bd · 1.0 ba · 1,223 sqft · SingleFamily public records · 205 Days on market

Built 1940 6,599 sqft lot $138/sqft · 13% below area Est $195k · 13% under

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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 +17.8/30.0
• ARV discount +13.5/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully remodeled 1-story home featuring a recently replaced roof and stylish interior updates throughout. Enjoy a bright, open layout with all-new appliances, modern finishes, and move-in-ready comfort from the moment you step inside. This refreshed home offers the perfect blend of charm and functionality—ready for its next homeowner to enjoy.

Key facts

• Open layout
• Replaced roof
• Modern finishes

Tags

• REMODELED HOME
• REPLACED ROOF
• OPEN LAYOUT
• ALL-NEW APPLIANCES
• MODERN FINISHES
• MOVE-IN-READY COMFORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (5.5% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 153 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• This rent runs 40% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 0.94% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $194,932
• List price: $169,000
• Delta: -13.30%
• 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
213 Armstrong St	0.21mi	2/1.5	1,281 (+5%)	4mo	$110,000	$86	77
2515 7th St	0.28mi	2/2.0	1,171 (-4%)	2mo	$169,900	$145	74
2513 13th St	0.29mi	3/1.5 (+1)	1,258 (+3%)	1mo	$139,999	$111	74
225 Armstrong St	0.20mi	3/2.5 (+1)	1,207 (-1%)	8mo	$115,000	$95	71
9526 Rhode Island St	0.36mi	3/2.0 (+1)	1,236 (+1%)	13mo	$195,000	$158	61
2222 8th St	0.57mi	3/1.0 (+1)	1,246 (+2%)	7mo	$149,950	$120	60
1106 Sage Dr	0.33mi	3/1.0 (+1)	1,142 (-7%)	11mo	$140,000	$123	59
1204 Sage Dr	0.34mi	3/1.0 (+1)	1,336 (+9%)	8mo	$160,000	$120	57
2219 15th St	0.66mi	3/1.0 (+1)	1,213 (-1%)	7mo	$94,000	$77	57
2224 11th St	0.55mi	3/2.0 (+1)	1,120 (-8%)	1mo	$179,900	$161	50
2219 8th St	0.60mi	3/1.0 (+1)	1,080 (-12%)	12mo	$140,000	$130	37
9803 Mimbrough St	0.58mi	3/2.0 (+1)	1,380 (+13%)	7mo	$207,000	$150	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 3.13×
• Total profit: $100,998
• Equity at exit: $152,249

10-year hold

• IRR: 23.5%
• Equity multiple: 7.14×
• Total profit: $290,367
• Equity at exit: $328,330

Cash invested: $47,320 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$886
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $141

Break-even live

Break-even rent $1,419

Max offer price $169,000

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Delaware St Houston, TX	2.0	1.0	784	$940	$1.20	13d	1	0.14mi
205 Bolden St Unit A Houston, TX	3.0	2.0	1200	$2,500	$2.08	44d	1	0.18mi
403 Armstrong St Houston, TX	3.0	2.0	909	$1,435	$1.58	5d	1	0.23mi
423 Armstrong St Houston, TX	3.0	2.0	1090	$1,515	$1.39	2d	1	0.27mi
311 Massachusetts St Unit A Houston, TX	3.0	2.0	1184	$1,700	$1.44	13d	1	0.40mi
9743 Veyblum St Unit B Houston, TX	3.0	2.0	872	$1,145	$1.31	5d	1	0.70mi
2216 3rd St Galena Park, TX	3.0	2.0	1500	$1,400	$0.93	44d	1	0.70mi
9821 Turnbow St Unit C Houston, TX	3.0	2.0	1140	$1,720	$1.51	44d	1	0.76mi
9713 Stedman St Unit b Houston, TX	3.0	2.0	872	$1,095	$1.26	44d	1	0.84mi
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	24d	1	1.04mi
9709 Cargill St Houston, TX	3.0	2.0	1184	$2,300	$1.94	44d	1	1.26mi
9806 Fillmore St Houston, TX	2.0	2.0	850	$1,850	$2.18	44d	1	1.29mi
9907 Lanewell St Unit a Houston, TX	3.0	2.0	872	$1,154	$1.32	22d	1	1.38mi

Listing history 33 events

1. 2026-06-18
   days on market $169,000 Active 205 DOM
2. 2026-06-17
   days on market $169,000 Active 204 DOM
3. 2026-06-16
   days on market $169,000 Active 203 DOM
4. 2026-06-15
   days on market $169,000 Active 202 DOM
5. 2026-06-13
   days on market $169,000 Active 200 DOM
6. 2026-06-10
   days on market $169,000 Active 196 DOM
7. 2026-06-08
   days on market $169,000 Active 195 DOM
8. 2026-06-07
   days on market $169,000 Active 194 DOM
9. 2026-06-04
   days on market $169,000 Active 191 DOM
10. 2026-06-01
    days on market $169,000 Active 188 DOM
11. 2026-05-31
    days on market $169,000 Active 187 DOM
12. 2026-04-08
    price $169,000 372-char remark

    Show marketing remark (372 chars)

    Welcome to this beautifully remodeled 1-story home featuring a recently replaced roof and stylish interior updates throughout. Enjoy a bright, open layout with all-new appliances, modern finishes, and move-in-ready comfort from the moment you step inside. This refreshed home offers the perfect blend of charm and functionality—ready for its next homeowner to enjoy.

13. 2026-03-17
    price $175,000 372-char remark

    Show marketing remark (372 chars)

    Welcome to this beautifully remodeled 1-story home featuring a recently replaced roof and stylish interior updates throughout. Enjoy a bright, open layout with all-new appliances, modern finishes, and move-in-ready comfort from the moment you step inside. This refreshed home offers the perfect blend of charm and functionality—ready for its next homeowner to enjoy.

14. 2026-02-07
    price $183,000 372-char remark

    Show marketing remark (372 chars)

    Welcome to this beautifully remodeled 1-story home featuring a recently replaced roof and stylish interior updates throughout. Enjoy a bright, open layout with all-new appliances, modern finishes, and move-in-ready comfort from the moment you step inside. This refreshed home offers the perfect blend of charm and functionality—ready for its next homeowner to enjoy.

15. 2026-01-07
    price $188,000 372-char remark

    Show marketing remark (372 chars)

    Welcome to this beautifully remodeled 1-story home featuring a recently replaced roof and stylish interior updates throughout. Enjoy a bright, open layout with all-new appliances, modern finishes, and move-in-ready comfort from the moment you step inside. This refreshed home offers the perfect blend of charm and functionality—ready for its next homeowner to enjoy.

16. 2025-11-25
    listed $195,000 Active 372-char remark

    Show marketing remark (372 chars)

    Welcome to this beautifully remodeled 1-story home featuring a recently replaced roof and stylish interior updates throughout. Enjoy a bright, open layout with all-new appliances, modern finishes, and move-in-ready comfort from the moment you step inside. This refreshed home offers the perfect blend of charm and functionality—ready for its next homeowner to enjoy.

17. 2025-10-17
    soldstatus
18. 2025-10-17
    soldstatus
19. 2025-07-10
    historical
20. 2025-06-05
    status Active
21. 2025-06-03
    status Option Pending
22. 2025-04-30
    listed $100,000 Active
23. 2025-04-28
    historical
24. 2025-04-22
    status Active
25. 2025-04-21
    status Pending
26. 2025-04-15
    status Option Pending
27. 2025-03-31
    listed $100,000 Active
28. 2025-03-30
    historical
29. 2025-03-12
    status Active
30. 2025-03-06
    status Option Pending
31. 2024-12-09
    price $100,000
32. 2024-10-14
    listed $115,000 Active
33. 2001-08-14
    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: $1,969 · $164/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,123/yr (+$94/mo · 57.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,162
• − Mortgage interest: −$9,467
• − Property taxes: −$1,969
• − Insurance: −$845
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,916
• Taxable loss: −$1,101
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $1,953/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: 16,154
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

+47.0% since first listed

22 events — show timeline

• 2026-04-08 Price Changed $169,000 HARMLS
• 2026-03-17 Price Changed $175,000 HARMLS
• 2026-02-07 Price Changed $183,000 HARMLS
• 2026-01-07 Price Changed $188,000 HARMLS
• 2025-11-25 Listed $195,000 HARMLS
• 2025-10-17 Sold (Public Records) — Public Records
• 2025-10-17 Sold (Public Records) — Public Records
• 2025-07-10 Listing Removed — HARMLS
• 2025-06-05 Relisted — HARMLS
• 2025-06-03 Pending — HARMLS
• 2025-04-30 Listed $100,000 HARMLS
• 2025-04-28 Listing Removed — HARMLS
• 2025-04-22 Relisted — HARMLS
• 2025-04-21 Pending — HARMLS
• 2025-04-15 Pending — HARMLS
• 2025-03-31 Listed $100,000 HARMLS
• 2025-03-30 Listing Removed — HARMLS
• 2025-03-12 Relisted — HARMLS
• 2025-03-06 Pending — HARMLS
• 2024-12-09 Price Changed $100,000 HARMLS
• 2024-10-14 Listed $115,000 HARMLS
• 2001-08-14 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,969 · +21.9% YoY. Source: county tax records.