2222 Hogg St · Houston, TX 77026

$144,999

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 632 Days on market

Built 1957 2,178 sqft lot $137/sqft · 6% below area Est $154k · 6% 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 +13.2/30.0
• ARV discount +10.0/15.0
• Appreciation +6.9/10.0
• 1% rule +5.4/10.0
• DSCR +4.0/10.0
• 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

Investor or Homeowner Opportunity! This 3-bedroom, 1-bath home at 2222 Hogg St, Houston, TX 77026, features an open floor plan and a spacious living area with instant equity and plenty of room for upgrades. The homeu2019s layout offers flexibility for both investors looking to maximize returns and homeowners ready to make it their own. With a large backyard and potential for outdoor enhancements, this property is brimming with possibilities. Conveniently located near local amenities and major highways, this prime location offers easy access to downtown Houston and surrounding areas. Donu2019t miss out on this excellent opportunity!

Key facts

• Open floor plan
• Spacious living area
• Large backyard

Tags

• OPEN FLOOR PLAN
• SPACIOUS LIVING AREA
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-1 ($-17/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (0.2% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: Rents rising (+3.1%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,502/mo this rent would consume 46% of the median local household income ($39k/yr) (locally 1531% 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 ($1k loan paydown + $6k 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, 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 632 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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

• Watch-outs: property tax is 3.0% of price; built in 1957 — 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 $127,599 (12.0% 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 632 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 8.0

CMA / ARV

• ARV (median comp): $153,512
• List price: $144,999
• Delta: -5.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2114 Des Chaumes St	0.10mi	2/2.5	1,000 (-5%)	10mo	$235,000	$235	73
3053 Noble St	0.09mi	2/1.0	1,200 (+14%)	1mo	$64,497	$54	72
2112 Des Chaumes St	0.10mi	2/2.5	955 (-10%)	1mo	$239,900	$251	72
2116 Des Chaumes St	0.10mi	2/2.5	955 (-10%)	5mo	$240,000	$251	70
1912 Semmes St	0.59mi	2/1.0	1,104 (+4%)	2mo	$65,000	$59	63
2315 Bringhurst St	0.27mi	2/1.0	930 (-12%)	12mo	$59,000	$63	57
2306 Staples St	0.25mi	2/1.0	912 (-14%)	13mo	$135,000	$148	55
2303 Leffingwell St	0.56mi	3/2.0 (+1)	1,075 (+2%)	12mo	$215,000	$200	52
1618 Capron St	0.55mi	3/1.0 (+1)	990 (-6%)	12mo	$120,000	$121	49
4214 Quitman St	0.66mi	3/2.0 (+1)	1,128 (+7%)	0mo	$174,999	$155	48
2710 Stevens St	0.50mi	3/2.0 (+1)	1,168 (+11%)	7mo	$203,900	$175	44
2711 Maury St	0.72mi	2/2.5	1,118 (+6%)	11mo	$209,950	$188	41

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: 10.0%
• Equity multiple: 1.61×
• Total profit: $24,603
• Equity at exit: $72,610

10-year hold

• IRR: 12.0%
• Equity multiple: 2.97×
• Total profit: $79,799
• Equity at exit: $118,041

Cash invested: $40,600 (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: 445
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$760
• Tax from tax record: −$367 /mo · $4,404/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-1

Break-even live

Break-even rent $1,504

Max offer price $144,752

Occupancy floor 95%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	24d	1	0.22mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	43d	1	0.25mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	43d	1	0.60mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	43d	1	0.60mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	43d	1	0.65mi
2209 Gano St Unit 3 Houston, TX	2.0	1.0	700	$1,200	$1.71	43d	1	0.96mi
2209 Gano St Unit 4 Houston, TX	2.0	1.0	700	$1,250	$1.79	43d	1	0.96mi
1556 Leona St Houston, TX	1.0	1.0	905	$1,505	$1.66	43d	1	0.99mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	1d	19	1.05mi
1550 Leona St Unit 1587 Houston, TX	2.0	2.0	1131	$1,942	$1.72	43d	1	1.11mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	1d	16	1.18mi
4203 Hirsch Rd Unit 5 Houston, TX	2.0	1.0	758	$950	$1.25	43d	1	1.24mi
913 McKee St Houston, TX	1.0	1.0	714	$1,003	$1.40	43d	1	1.25mi
3805 Wipprecht St Houston, TX	2.0	1.0	768	$1,100	$1.43	18d	1	1.26mi
3813 Wipprecht St Houston, TX	2.0	1.0	750	$1,200	$1.60	24d	1	1.27mi
3816 Gano St Unit B Houston, TX	1.0	1.0	700	$1,150	$1.64	43d	1	1.28mi
3806 Wipprecht St Houston, TX	1.0	1.0	750	$700	$0.93	13d	1	1.30mi
3814 Wipprecht St Unit 18B Houston, TX	1.0	1.0	750	$700	$0.93	15d	1	1.31mi
1514 Everett St Houston, TX	2.0	1.0	970	$1,840	$1.90	19d	1	1.33mi
4111 Cavalcade St Unit 5 Houston, TX	2.0	1.0	757	$825	$1.09	43d	1	1.34mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	10d	1	1.38mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	4d	1	1.38mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	43d	1	1.38mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	43d	1	1.38mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	10d	1	1.38mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	7d	1	1.38mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,082	$1.83	2d	1	1.38mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,682	$1.74	2d	1	1.38mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	5d	1	1.38mi
914 Bunton St Houston, TX	3.0	2.0	1389	$1,950	$1.40	43d	1	1.38mi
711 William St Houston, TX	1.0	1.0	960	$1,700	$1.77	17d	1	1.40mi
711 William St Houston, TX	1.0	1.0	1340	$2,250	$1.68	43d	1	1.40mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$2,713	$2.80	1d	69	1.41mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	20d	16	1.41mi
1725 N Main St Houston, TX	2.0	2.0	988	$2,263	$2.29	43d	1	1.44mi
2016 N Main St Houston, TX	2.0	2.0	1169	$2,200	$1.88	43d	1	1.45mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,007	$2.02	3d	42	1.45mi
2316 Freeman St Unit 3 Houston, TX	1.0	1.0	750	$985	$1.31	7d	1	1.46mi
4711 Sayers St Unit A Houston, TX	2.0	1.0	1200	$1,650	$1.38	43d	1	1.48mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,237	$3.00	2d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $144,999 Active 632 DOM
2. 2026-06-17
   days on market $144,999 Active 631 DOM
3. 2026-06-16
   days on market $144,999 Active 630 DOM
4. 2026-06-15
   days on market $144,999 Active 629 DOM
5. 2026-06-13
   days on market $144,999 Active 627 DOM
6. 2026-06-10
   days on market $144,999 Active 623 DOM
7. 2026-06-08
   days on market $144,999 Active 622 DOM
8. 2026-06-07
   days on market $144,999 Active 621 DOM
9. 2026-06-04
   days on market $144,999 Active 618 DOM
10. 2026-06-01
    days on market $144,999 Active 615 DOM
11. 2026-05-31
    days on market $144,999 Active 614 DOM
12. 2024-09-24
    listed $144,999 Active 639-char remark

    Show marketing remark (639 chars)

    Investor or Homeowner Opportunity! This 3-bedroom, 1-bath home at 2222 Hogg St, Houston, TX 77026, features an open floor plan and a spacious living area with instant equity and plenty of room for upgrades. The homeu2019s layout offers flexibility for both investors looking to maximize returns and homeowners ready to make it their own. With a large backyard and potential for outdoor enhancements, this property is brimming with possibilities. Conveniently located near local amenities and major highways, this prime location offers easy access to downtown Houston and surrounding areas. Donu2019t miss out on this excellent opportunity!

13. 2010-06-04
    historical
14. 2010-01-16
    listed $43,000
15. 1998-07-15
    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: $4,404 · $367/mo
• Projected year-2 tax: $4,404 · $367/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 (shaded) · 70% 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: $18,022
• − Mortgage interest: −$8,122
• − Property taxes: −$4,404
• − Insurance: −$725
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$4,218
• Taxable loss: −$2,331
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $543/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

+237.2% since first listed

4 events — show timeline

• 2024-09-24 Listed $144,999 HARMLS
• 2010-06-04 Listing Removed — HARMLS
• 2010-01-16 Listed $43,000 HARMLS
• 1998-07-15 Sold (Public Records) — Public Records

Property tax history

+18.8%/yr

Latest (2025): $4,404 · +14.9% YoY. Source: county tax records.