4015 Lila · Houston, TX 77026

$120,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 86 Days on market

Built 1950 $111/sqft · 26% below area Est $209k · 43% under ↓ 20% 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 +15.7/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• 1% rule +5.1/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

FIXER UPPER! BUYER TO PURCHASE NEW SURVEY IF NEEDED. TWO HOMES ON THE PROPERTY, ONE IN THE FRONT IS THE MAIN HOUSE AND A SMALLER HOUSE IN THE BACK. BUYER TO DO DUE-DILIGENCE. CLOSE TO HWY 59 GOING INTO HOUSTON. CLOSE TO BUSH AIRPORT.

Key facts

• Close to hwy 59
• Main house
• Parking

Tags

• TWO HOMES ON THE PROPERTY
• MAIN HOUSE
• SMALLER HOUSE IN THE BACK
• CLOSE TO HWY 59
• CLOSE TO BUSH AIRPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $52 ($627/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 (+3.1%/yr); 448 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 37% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $5k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.1% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($113k) 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.01% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 8.2

CMA / ARV

• ARV (median comp): $208,797
• List price: $120,000
• Delta: -42.53%
• 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
4214 Quitman St	0.32mi	3/2.0	1,128 (+4%)	0mo	$174,999	$155	74
3714 Christie St	0.68mi	2/1.0 (-1)	1,086 (+1%)	4mo	$150,000	$138	59
2405 Pannell St	0.29mi	3/1.5	1,230 (+14%)	3mo	$99,500	$81	59
4314 Rawley St	0.65mi	3/1.0	1,048 (-3%)	9mo	$195,900	$187	57
3706 Lucille St	0.22mi	3/2.0	1,231 (+14%)	7mo	$249,900	$203	56
3920 Sayers	0.58mi	2/1.0 (-1)	1,020 (-6%)	6mo	$99,000	$97	54
3117 Solo St	0.56mi	2/1.0 (-1)	1,003 (-7%)	11mo	$110,000	$110	48
3053 Noble St	0.67mi	2/1.0 (-1)	1,200 (+11%)	1mo	$64,497	$54	45
2114 Des Chaumes St	0.64mi	2/2.5 (-1)	1,000 (-7%)	10mo	$235,000	$235	39
2112 Des Chaumes St	0.64mi	2/2.5 (-1)	955 (-12%)	1mo	$239,900	$251	39
4010 Wayne St	0.72mi	4/2.0 (+1)	1,193 (+10%)	4mo	$150,000	$126	37
2116 Des Chaumes St	0.64mi	2/2.5 (-1)	955 (-12%)	5mo	$240,000	$251	36

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

Projected returns pro-forma

3.89% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.71×
• Total profit: $23,712
• Equity at exit: $60,091

10-year hold

• IRR: 13.4%
• Equity multiple: 3.18×
• Total profit: $73,136
• Equity at exit: $97,690

Cash invested: $33,600 (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 77026

• Home prices YoY: 1.5%
• Rents YoY: 3.1%
• Active inventory: 448
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$629
• Tax from tax record: −$227 /mo · $2,729/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $52

Break-even live

Break-even rent $1,148

Max offer price $120,000

Occupancy floor 91%

Sensitivity live

Price	-10% $120	-5% $86	+0% $52	+5% $18	+10% $-16
Rent	-10% $-44	-5% $4	+0% $52	+5% $100	+10% $148
Rate	-1.0pp $113	-0.5pp $83	base $52	+0.5pp $21	+1.0pp $-10

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	23d	1	0.34mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	44d	1	0.47mi
3805 Wipprecht St Houston, TX	2.0	1.0	768	$1,100	$1.43	19d	1	0.63mi
3813 Wipprecht St Houston, TX	2.0	1.0	750	$1,200	$1.60	25d	1	0.64mi
4203 Hirsch Rd Unit 5 Houston, TX	2.0	1.0	758	$950	$1.25	44d	1	0.72mi
4203 Hirsch Rd Unit 13 Houston, TX	2.0	1.0	758	$975	$1.29	0d	1	0.73mi
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	25d	1	0.77mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	0.86mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	44d	1	0.86mi
4111 Cavalcade St Unit 5 Houston, TX	2.0	1.0	757	$825	$1.09	44d	1	0.88mi
5504 Morwood St Houston, TX	2.0	1.0	749	$850	$1.13	25d	1	0.95mi
2704 Sam Wilson St Unit 1391353P Houston, TX	2.0	2.0	1001	$2,082	$2.08	0d	1	0.96mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.96mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	0.96mi
5510 Morwood St Houston, TX	2.0	1.0	749	$650	$0.87	25d	1	0.98mi
5514 Morgood St Houston, TX	2.0	1.0	749	$650	$0.87	44d	1	0.99mi
5436 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	25d	1	0.99mi
5430 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	25d	1	1.00mi
5462 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	25d	1	1.02mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,376	$3.10	0d	1	1.07mi
4711 Sayers St Unit A Houston, TX	2.0	1.0	1200	$1,650	$1.38	44d	1	1.07mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	44d	1	1.08mi
5506 Crane St Apt 2 Houston, TX	2.0	1.0	800	$750	$0.94	44d	1	1.09mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	44d	1	1.24mi
3910 Woolworth St Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.25mi
3802 Dabney St Houston, TX	2.0	1.0	910	$875	$0.96	4d	1	1.30mi
3802 Dabney St Houston, TX	1.0–2.0	1.0	825	$990	$1.20	44d	2	1.30mi
3822 Dabney St Unit 2 BEDROOM 3 Houston, TX	2.0	1.0	756	$985	$1.30	44d	1	1.31mi
5408 Market St Unit 5408-1 Houston, TX	2.0	1.0	730	$900	$1.23	6d	1	1.33mi
5117 Lavender St Houston, TX	2.0	1.0	740	$1,065	$1.44	16d	8	1.47mi
5117 Lavender St Houston, TX	2.0	1.0	740	$1,040	$1.41	8d	4	1.47mi
5117 Lavender St Houston, TX	2.0–3.0	1.0	780	$1,090	$1.40	20d	2	1.47mi
5414 Pardee St Houston, TX	3.0	2.0	1100	$1,500	$1.36	44d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $120,000 Active 86 DOM
2. 2026-06-18
   days on market $120,000 Active 83 DOM
3. 2026-06-17
   days on market $120,000 Active 82 DOM
4. 2026-06-16
   days on market $120,000 Active 81 DOM
5. 2026-06-15
   days on market $120,000 Active 80 DOM
6. 2026-06-13
   days on market $120,000 Active 78 DOM
7. 2026-06-10
   days on market $120,000 Active 74 DOM
8. 2026-06-08
   days on market $120,000 Active 73 DOM
9. 2026-06-07
   days on market $120,000 Active 72 DOM
10. 2026-06-04
    days on market $120,000 Active 69 DOM
11. 2026-06-01
    days on market $120,000 Active 66 DOM
12. 2026-05-31
    days on market $120,000 Active 65 DOM
13. 2026-04-09
    status Active 233-char remark

    Show marketing remark (233 chars)

    FIXER UPPER! BUYER TO PURCHASE NEW SURVEY IF NEEDED. TWO HOMES ON THE PROPERTY, ONE IN THE FRONT IS THE MAIN HOUSE AND A SMALLER HOUSE IN THE BACK. BUYER TO DO DUE-DILIGENCE. CLOSE TO HWY 59 GOING INTO HOUSTON. CLOSE TO BUSH AIRPORT.

14. 2026-04-03
    status Pending 233-char remark

    Show marketing remark (233 chars)

    FIXER UPPER! BUYER TO PURCHASE NEW SURVEY IF NEEDED. TWO HOMES ON THE PROPERTY, ONE IN THE FRONT IS THE MAIN HOUSE AND A SMALLER HOUSE IN THE BACK. BUYER TO DO DUE-DILIGENCE. CLOSE TO HWY 59 GOING INTO HOUSTON. CLOSE TO BUSH AIRPORT.

15. 2026-03-27
    listed $120,000 Active 233-char remark

    Show marketing remark (233 chars)

    FIXER UPPER! BUYER TO PURCHASE NEW SURVEY IF NEEDED. TWO HOMES ON THE PROPERTY, ONE IN THE FRONT IS THE MAIN HOUSE AND A SMALLER HOUSE IN THE BACK. BUYER TO DO DUE-DILIGENCE. CLOSE TO HWY 59 GOING INTO HOUSTON. CLOSE TO BUSH AIRPORT.

16. 2026-02-15
    historical
17. 2025-11-17
    price $120,000
18. 2025-09-12
    price $135,000
19. 2025-08-14
    listed $149,999 Active
20. 2009-05-13
    soldstatus
21. 2009-04-17
    soldstatus
22. 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: $2,729 · $227/mo
• Projected year-2 tax: $2,729 · $227/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 (shaded) · 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: $14,566
• − Mortgage interest: −$6,722
• − Property taxes: −$2,729
• − Insurance: −$600
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$3,491
• Taxable loss: −$1,306
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $940/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): 21,981
• Household income: $39,211
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1531.0

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▲ 3.89%
• Current HPI: 267.5995
• Rent YoY: ▲ 3.08%
• 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

-20.0% since first listed

10 events — show timeline

• 2026-04-09 Relisted — HARMLS
• 2026-04-03 Pending — HARMLS
• 2026-03-27 Listed $120,000 HARMLS
• 2026-02-15 Listing Removed — HARMLS
• 2025-11-17 Price Changed $120,000 HARMLS
• 2025-09-12 Price Changed $135,000 HARMLS
• 2025-08-14 Listed $149,999 HARMLS
• 2009-05-13 Sold (Public Records) — Public Records
• 2009-04-17 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,729 · +4.5% YoY. Source: county tax records.