7417 Miley St · Houston, TX 77028

$149,000

3 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 214 Days on market

Built 1952 8,398 sqft lot $114/sqft · 37% below area Est $235k · 37% under

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Why this score? — see what drove the B 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 +23.2/30.0
• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• DSCR +7.4/10.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

2 homes on 1 lot in Homestead with front home has 3 bedrooms, and back house has 2 bedrooms, May be sold with others, Ask about other homes in The White Portfolio. with MLS# 35995781, 32399181, 10308495, 78679808

Key facts

• 8,398 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (18.7% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $121k (18.7% below list) — sets the bar for cash-flow.
• Cap rate 8.5% 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 (-1.6%/yr); 353 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• At $1,815/mo this rent would consume 57% of the median local household income ($38k/yr) (locally 1177% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $427/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $121,133 (18.7% 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 214 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.22% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 6.8

CMA / ARV

• ARV (median comp): $234,791
• List price: $149,000
• Delta: -36.54%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7337 Howton St	0.09mi	3/2.0	1,391 (+7%)	5mo	$182,500	$131	76
7407 Banyan St	0.63mi	3/2.0	1,300 (-0%)	3mo	$250,000	$192	64
7832 Sandy St	0.60mi	3/1.0	1,300 (-0%)	12mo	$120,000	$92	61
7422 Howton St	0.04mi	2/1.0 (-1)	1,439 (+10%)	18mo	$132,000	$92	61
7526 Saint Louis St	0.20mi	3/1.5	1,421 (+9%)	20mo	$179,700	$126	58
7005 Peyton St	0.64mi	4/2.0 (+1)	1,296 (-1%)	14mo	$244,995	$189	48
7801 Ethel St	0.58mi	2/2.0 (-1)	1,200 (-8%)	5mo	$85,000	$71	46
7930 Hanna St	0.75mi	3/2.0	1,333 (+2%)	20mo	$219,999	$165	41
7938 Blue St	0.72mi	3/2.0	1,436 (+10%)	15mo	$229,900	$160	33
7830 Nashville St	0.69mi	3/2.0	1,175 (-10%)	23mo	$225,000	$191	28

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.51×
• Total profit: $21,441
• Equity at exit: $86,663

10-year hold

• IRR: 8.4%
• Equity multiple: 2.54×
• Total profit: $64,184
• Equity at exit: $151,442

Cash invested: $41,720 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 353
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$781
• Tax from tax record: −$322 /mo · $3,860/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-158

Break-even live

Break-even rent $2,015

Max offer price $121,133

Occupancy floor —

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7839 Sandy St Houston, TX	3.0	2.0	1300	$1,595	$1.23	5d	1	0.61mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	8d	1	0.71mi
7956 Bonaire St Unit A Houston, TX	3.0	2.5	1498	$2,100	$1.40	44d	1	0.87mi
7956 Bonaire St Unit B Houston, TX	3.0	2.5	1498	$2,150	$1.44	44d	1	0.87mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,699	$1.31	5d	1	0.88mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	5d	1	0.88mi
7966 Henson St Unit B Houston, TX	3.0	2.0	1608	$1,410	$0.88	44d	1	0.90mi
8117 Saint Louis St Houston, TX	3.0	2.0	1090	$1,335	$1.22	22d	1	1.02mi
8119 Saint Louis St Houston, TX	3.0	2.0	1090	$1,349	$1.24	44d	1	1.02mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	8d	1	1.03mi
8135 Chateau St Houston, TX	3.0	3.0	1610	$1,645	$1.02	11d	1	1.06mi
8158 Sunbury St Houston, TX	3.0	2.5	1300	$1,525	$1.17	24d	1	1.10mi
5415 Bacher St Unit A Houston, TX	3.0	2.5	1540	$2,350	$1.53	24d	1	1.13mi
5415 Bacher St Unit A Houston, TX	3.0	2.5	1540	$2,350	$1.53	44d	1	1.13mi
6315 Sandra St Unit A Houston, TX	3.0	2.0	1150	$1,399	$1.22	44d	1	1.14mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	44d	1	1.18mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	8d	1	1.26mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	24d	1	1.40mi
5435 Pardee St Houston, TX	2.0	1.0	1634	$1,000	$0.61	44d	1	1.41mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	22d	1	1.45mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	44d	1	1.49mi
5414 Pardee St Houston, TX	3.0	2.0	1100	$1,500	$1.36	44d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $149,000 Active 214 DOM
2. 2026-06-17
   days on market $149,000 Active 213 DOM
3. 2026-06-16
   days on market $149,000 Active 212 DOM
4. 2026-06-15
   days on market $149,000 Active 211 DOM
5. 2026-06-13
   days on market $149,000 Active 209 DOM
6. 2026-06-10
   days on market $149,000 Active 205 DOM
7. 2026-06-08
   days on market $149,000 Active 204 DOM
8. 2026-06-07
   days on market $149,000 Active 203 DOM
9. 2026-06-04
   days on market $149,000 Active 200 DOM
10. 2026-05-31
    days on market $149,000 Active 197 DOM
11. 2026-03-24
    price $149,000 212-char remark

    Show marketing remark (212 chars)

    2 homes on 1 lot in Homestead with front home has 3 bedrooms, and back house has 2 bedrooms, May be sold with others, Ask about other homes in The White Portfolio. with MLS# 35995781, 32399181, 10308495, 78679808

12. 2025-11-15
    listed $165,000 Active 212-char remark

    Show marketing remark (212 chars)

    2 homes on 1 lot in Homestead with front home has 3 bedrooms, and back house has 2 bedrooms, May be sold with others, Ask about other homes in The White Portfolio. with MLS# 35995781, 32399181, 10308495, 78679808

13. 2016-04-04
    soldstatus
14. 2015-04-14
    soldstatus
15. 2015-04-13
    soldstatus Sold 209-char remark

    Show marketing remark (209 chars)

    3 Bedroom, 1 bath home in Houston, TX. Will need new roof, drywall repairs, fresh paint & new carpeting. Has two dwellings that can be rented out, or live in one & rent the other. Great investment!

16. 2015-03-23
    status Pending 209-char remark

    Show marketing remark (209 chars)

    3 Bedroom, 1 bath home in Houston, TX. Will need new roof, drywall repairs, fresh paint & new carpeting. Has two dwellings that can be rented out, or live in one & rent the other. Great investment!

17. 2015-03-16
    listed $24,900 Active 209-char remark

    Show marketing remark (209 chars)

    3 Bedroom, 1 bath home in Houston, TX. Will need new roof, drywall repairs, fresh paint & new carpeting. Has two dwellings that can be rented out, or live in one & rent the other. Great investment!

18. 2015-03-05
    soldstatus
19. 2015-02-26
    soldstatus
20. 2015-02-17
    historical
21. 2015-01-22
    listed $23,200 Active
22. 1994-12-05
    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: $3,860 · $322/mo
• Projected year-2 tax: $3,860 · $322/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $21,781
• − Mortgage interest: −$8,346
• − Property taxes: −$3,860
• − Insurance: −$5,864
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$4,335
• Taxable loss: −$4,108
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $-907/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

+542.2% since first listed

12 events — show timeline

• 2026-03-24 Price Changed $149,000 HARMLS
• 2025-11-15 Listed $165,000 HARMLS
• 2016-04-04 Sold (Public Records) — Public Records
• 2015-04-14 Sold (Public Records) — Public Records
• 2015-04-13 Sold (MLS) — HARMLS
• 2015-03-23 Pending — HARMLS
• 2015-03-16 Listed $24,900 HARMLS
• 2015-03-05 Sold (Public Records) — Public Records
• 2015-02-26 Sold (Public Records) — Public Records
• 2015-02-17 Listing Removed — HARMLS
• 2015-01-22 Listed $23,200 HARMLS
• 1994-12-05 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,860 · -9.2% YoY. Source: county tax records.