6010 Haight St · Houston, TX 77028

$123,000

2 bd · 1.0 ba · 1,187 sqft · SingleFamily public records · 6 Days on market

Built 1950 6,751 sqft lot $104/sqft · 34% below area Est $187k · 34% under ↓ 60% since listing

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.9/10.0
• Appreciation +7.6/10.0
• 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

Lot 5 is about 6,750 sq ft. Lot 6 is about 6,750 sq ft.

Key facts

• 6,751 sq ft lot
• Built 1950
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Cap rate 9.9% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $1,584/mo this rent would consume 50% 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 $7k of equity ($850 loan paydown + $6k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts; this cycle's ask is 54% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $123,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.29% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 6.5

CMA / ARV

• ARV (median comp): $187,089
• List price: $123,000
• Delta: -25.17%
• 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
6114 Haight St	0.08mi	2/1.0	1,128 (-5%)	3mo	$168,000	$149	86
5903 Haight St	0.15mi	3/1.0 (+1)	1,127 (-5%)	3mo	$125,000	$111	78
7801 Ethel St	0.65mi	2/2.0	1,200 (+1%)	5mo	$85,000	$71	60
7990 Sparta St	0.54mi	3/2.0 (+1)	1,244 (+5%)	1mo	$240,000	$193	57
7966 Bonaire St	0.61mi	3/2.0 (+1)	1,134 (-4%)	3mo	$188,000	$166	53
6810 Tommye St	0.51mi	3/2.0 (+1)	1,119 (-6%)	6mo	$190,000	$170	52
7921 Sparta St	0.62mi	3/2.0 (+1)	1,240 (+4%)	4mo	$200,000	$161	52
7916 Tate St	0.72mi	3/2.0 (+1)	1,191 (+0%)	7mo	$190,000	$160	51
7910 Tate St	0.73mi	3/2.0 (+1)	1,191 (+0%)	10mo	$190,000	$160	49
7973 Ritz St	0.70mi	2/2.0	1,076 (-9%)	3mo	$89,900	$84	45
7970 Booker St	0.69mi	3/2.0 (+1)	1,258 (+6%)	7mo	$216,000	$172	43
7966 Safebuy St	0.72mi	3/2.0 (+1)	1,109 (-7%)	9mo	$194,900	$176	39

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: 22.6%
• Equity multiple: 2.42×
• Total profit: $48,774
• Equity at exit: $71,540

10-year hold

• IRR: 20.6%
• Equity multiple: 4.45×
• Total profit: $118,681
• Equity at exit: $125,016

Cash invested: $34,440 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$645
• Tax from tax record: −$189 /mo · $2,274/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $366

Break-even live

Break-even rent $1,121

Max offer price $123,000

Occupancy floor 72%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8119 Saint Louis St Houston, TX	3.0	2.0	1090	$1,349	$1.24	43d	1	0.20mi
8117 Saint Louis St Houston, TX	3.0	2.0	1090	$1,335	$1.22	22d	1	0.20mi
8158 Sunbury St Houston, TX	3.0	2.5	1300	$1,525	$1.17	24d	1	0.27mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	5d	1	0.54mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,699	$1.31	5d	1	0.54mi
7956 Bonaire St Unit B Houston, TX	3.0	2.5	1498	$2,150	$1.44	43d	1	0.62mi
7956 Bonaire St Unit A Houston, TX	3.0	2.5	1498	$2,100	$1.40	44d	1	0.62mi
7839 Sandy St Houston, TX	3.0	2.0	1300	$1,595	$1.23	5d	1	0.63mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	7d	1	0.69mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	7d	1	0.72mi
5212 Ina St Houston, TX	1.0	1.5	1175	$1,050	$0.89	43d	1	0.94mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,233	$1.21	14d	8	1.07mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.27mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	43d	1	1.27mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.36mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	22d	1	1.44mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	24d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $123,000 Active 6 DOM
2. 2026-06-17
   days on market $123,000 Active 5 DOM
3. 2026-06-16
   days on market $123,000 Active 4 DOM
4. 2026-06-15
   days on market $123,000 Active 3 DOM
5. 2026-06-13
   pricedays on marketlisting id $123,000 Active 1 DOM
6. 2026-04-25
   listed $140,000 Active 55-char remark

   Show marketing remark (55 chars)

   Lot 5 is about 6,750 sq ft. Lot 6 is about 6,750 sq ft.

7. 2026-04-25
   listed $140,000 Active 93-char remark

   Show marketing remark (55 chars)

   Lot 5 is about 6,750 sq ft. Lot 6 is about 6,750 sq ft.

8. 2026-04-25
   listed $80,000 Active

   Show marketing remark (55 chars)

   Lot 5 is about 6,750 sq ft. Lot 6 is about 6,750 sq ft.

9. 2026-04-25
   status Active 55-char remark

   Show marketing remark (55 chars)

   Lot 5 is about 6,750 sq ft. Lot 6 is about 6,750 sq ft.

10. 2026-04-25
    historical

    Show marketing remark (55 chars)

    Lot 5 is about 6,750 sq ft. Lot 6 is about 6,750 sq ft.

11. 2026-04-24
    listed $80,000 Active
12. 2026-03-05
    price $195,000
13. 2026-03-05
    price $195,000
14. 2025-12-26
    listed $200,000 Active
15. 2025-12-26
    listed $200,000 Active
16. 2010-11-23
    soldstatus
17. 1988-01-26
    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: $2,274 · $189/mo
• Projected year-2 tax: $2,274 · $189/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 6/10 Major FEMA zone X (unshaded) · 73% 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: $19,010
• − Mortgage interest: −$6,890
• − Property taxes: −$2,274
• − Insurance: −$615
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$3,578
• Taxable income: $2,611
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $3,762/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

-60.0% since first listed

12 events — show timeline

• 2026-04-25 Listed $80,000 HARMLS
• 2026-04-25 Listed $140,000 HARMLS
• 2026-04-25 Listed $140,000 NTREIS
• 2026-04-25 Relisted — NTREIS
• 2026-04-25 Listing Removed — HARMLS
• 2026-04-24 Listed $80,000 NTREIS
• 2026-03-05 Price Changed $195,000 NTREIS
• 2026-03-05 Price Changed $195,000 HARMLS
• 2025-12-26 Listed $200,000 NTREIS
• 2025-12-26 Listed $200,000 HARMLS
• 2010-11-23 Sold (Public Records) — Public Records
• 1988-01-26 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,274 · +4.2% YoY. Source: county tax records.