7916 Comal St · Houston, TX 77051

$230,000

3 bd · 2.5 ba · 1,476 sqft · SingleFamily public records · 19 Days on market

Built 2004 5,000 sqft lot Est $207k · 11% over

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Why this score? — see what drove the D+ 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 +13.6/30.0
• Appreciation +10.0/10.0
• 1% rule +4.4/10.0
• DSCR +4.1/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0

Listing remarks

Beautiful, well-maintained 3-bedroom, 2.5-bath home on a large lot with recent updates including a new HVAC system (2022), stairs and second-floor vinyl flooring (2023), air duct restoration (2025), kitchen appliances (2025), and fresh interior paint. All appliances included. Enjoy a relaxing, private backyard with an extra-spacious storage shed—ideal for tools, bikes, or hobbies. Located in an up-and-coming neighborhood near Hwy 288 & 610, just minutes to the Medical Center, NRG Stadium, downtown Houston, and IAH Airport. Walk to Sunnyside Park and Community Center. Move-in ready with great long-term potential—“welcome home!”

Key facts

• Private backyard
• New hvac system
• 5,000 sq ft lot

Tags

• NEW HVAC SYSTEM
• PRIVATE BACKYARD
• EXTRA-SPACIOUS STORAGE SHED
• MINUTES TO MEDICAL CENTER
• MINUTES TO NRG STADIUM
• MINUTES TO DOWNTOWN HOUSTON

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Full ownership

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with automatic door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Built in 2004; Slab foundation
• Construction: Brick and stucco construction; Composition roof
• Exterior features: Fenced backyard; Private yard; Storage shed(s)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Garbage disposal
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Entrance foyer; High ceilings; Ceiling fans; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $13 ($151/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 $217k (5.8% below list).
• Recommended offer: $217k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.1% 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: 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.
• Zoned schools: Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 312 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,167/mo this rent would consume 70% of the median local household income ($37k/yr) (locally 1446% 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 $25k of equity ($2k loan paydown + $23k 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 + 4.8% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y 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

• 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 $216,698 (5.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $206,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8002 Colonial Ln	0.10mi	3/2.0	1,447 (-2%)	9mo	$235,000	$162	82
8017 Comal St	0.09mi	4/2.0 (+1)	1,536 (+4%)	9mo	$170,000	$111	74
8110 Parnell St	0.34mi	3/2.0	1,512 (+2%)	12mo	$205,000	$136	68
3802 Rebecca St	0.39mi	3/2.0	1,348 (-9%)	4mo	$189,000	$140	62
8230 Woodward St	0.35mi	3/2.0	1,347 (-9%)	10mo	$155,000	$115	58
3536 Rebecca St	0.53mi	3/2.5	1,332 (-10%)	4mo	$240,000	$180	56
3515 Lydia St	0.67mi	3/2.0	1,390 (-6%)	4mo	$220,000	$158	54
8436 Lawler St	0.48mi	3/2.0	1,334 (-10%)	9mo	$177,900	$133	52
3437 Lydia St	0.73mi	4/2.0 (+1)	1,500 (+2%)	10mo	$215,000	$143	48
4215 Sterling St	0.60mi	4/2.5 (+1)	1,645 (+11%)	10mo	$228,000	$139	40
3454 Bacon St	0.58mi	3/2.0	1,278 (-13%)	11mo	$255,000	$200	39
7634 Lady St	0.62mi	3/1.0	1,270 (-14%)	12mo	$120,000	$94	32

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.02×
• Total profit: $130,095
• Equity at exit: $207,202

10-year hold

• IRR: 22.6%
• Equity multiple: 7.08×
• Total profit: $391,238
• Equity at exit: $446,839

Cash invested: $64,400 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 312
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$397 /mo · $4,768/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $13

Break-even live

Break-even rent $2,151

Max offer price $230,000

Occupancy floor 94%

Sensitivity live

Price	-10% $143	-5% $78	+0% $13	+5% $-52	+10% $-118
Rent	-10% $-159	-5% $-73	+0% $13	+5% $98	+10% $184
Rate	-1.0pp $128	-0.5pp $71	base $13	+0.5pp $-47	+1.0pp $-108

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	44d	1	0.10mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	44d	1	0.13mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	3d	1	0.25mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	21d	1	0.35mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	0d	1	0.48mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	25d	1	0.65mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	44d	1	0.66mi
3655 Seabrook St Unit 6 Houston, TX	2.0	1.0	1600	$1,000	$0.62	44d	1	0.69mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	17d	1	0.76mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	21d	1	0.76mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	21d	1	0.76mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.83mi
3137 W Bellfort Ave Houston, TX	2.0	2.0	1164	$1,802	$1.55	44d	1	0.85mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	44d	1	0.88mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	13d	1	0.89mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	12d	1	0.89mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	0.89mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	44d	1	0.91mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$2,041	$1.64	25d	18	0.91mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$2,262	$1.67	0d	47	0.91mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	0.92mi
3088 Holly Hall St Unit 1 Houston, TX	2.0	2.5	1600	$1,750	$1.09	15d	1	0.93mi
2968 Holly Hall St Houston, TX	2.0	3.0	1600	$2,000	$1.25	44d	1	0.94mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	25d	1	0.98mi
2924 Holly Hall St Houston, TX	2.0	3.0	1600	$1,950	$1.22	44d	1	0.99mi
8383 El Mundo St Unit 422 Houston, TX	2.0	2.0	1104	$1,529	$1.38	8d	1	1.02mi
8383 El Mundo St Unit 8440 Houston, TX	2.0	2.0	1104	$1,558	$1.41	44d	1	1.02mi
8383 El Mundo St Unit 2165 Houston, TX	2.0	2.0	1104	$1,559	$1.41	0d	1	1.02mi
8383 El Mundo St Unit 2174 Houston, TX	2.0	2.0	1104	$1,553	$1.41	11d	1	1.02mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	25d	1	1.02mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	1.05mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	1.05mi
8300 El Mundo St Unit 422 Houston, TX	2.0	2.0	970	$1,265	$1.30	8d	1	1.07mi
8300 El Mundo St Unit 424 Houston, TX	2.0	2.0	970	$1,265	$1.30	6d	1	1.07mi
8300 El Mundo St Unit 2112 Houston, TX	2.0	2.0	970	$1,295	$1.34	0d	1	1.07mi
8300 El Mundo St Unit 8357 Houston, TX	2.0	2.0	970	$1,289	$1.33	11d	1	1.07mi
8300 El Mundo St Unit 2174 Houston, TX	2.0	2.0	970	$1,300	$1.34	11d	1	1.07mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	22d	1	1.10mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	44d	1	1.10mi
2700 Holly Hall St Unit 2737 Houston, TX	2.0	2.0	1720	$1,762	$1.02	0d	1	1.11mi

Listing history 14 events

1. 2026-06-18
   days on market $230,000 Active 19 DOM
2. 2026-06-17
   days on market $230,000 Active 18 DOM
3. 2026-06-16
   days on market $230,000 Active 17 DOM
4. 2026-06-15
   days on market $230,000 Active 16 DOM
5. 2026-06-13
   days on market $230,000 Active 14 DOM
6. 2026-06-09
   days on market $230,000 Active 10 DOM
7. 2026-06-08
   days on market $230,000 Active 9 DOM
8. 2026-06-07
   days on market $230,000 Active 8 DOM
9. 2026-06-04
   days on market $230,000 Active 5 DOM
10. 2026-06-03
    days on market $230,000 Active 4 DOM
11. 2026-06-02
    days on market $230,000 Active 3 DOM
12. 2026-06-01
    days on market $230,000 Active 2 DOM
13. 2026-05-31
    remarks 636-char remark
14. 2026-05-31
    listed $230,000 Active 1 DOM

ⓘ 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: $4,768 · $397/mo
• Projected year-2 tax: $4,768 · $397/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,004
• − Mortgage interest: −$12,884
• − Property taxes: −$4,768
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$6,691
• Taxable loss: −$3,649
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $1,027/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

-75.3% since first listed

25 events — show timeline

• 2026-05-30 Rental Removed $2,100 HARMLS
• 2026-05-30 Listed $230,000 HARMLS
• 2026-04-20 Listing Removed — HARMLS
• 2026-03-30 Listed for Rent $2,100 HARMLS
• 2026-03-01 Listing Removed — HARMLS
• 2026-03-01 Listed $245,000 HARMLS
• 2026-02-05 Price Changed $249,000 HARMLS
• 2026-01-15 Listed $252,000 HARMLS
• 2022-02-14 Sold (Public Records) — Public Records
• 2022-02-11 Sold (MLS) — HARMLS
• 2022-02-01 Pending — HARMLS
• 2022-01-24 Pending — HARMLS
• 2022-01-10 Listed $195,400 HARMLS
• 2009-12-24 Listing Removed — HARMLS
• 2009-05-29 Listed $121,900 HARMLS
• 2007-06-22 Sold (Public Records) — Public Records
• 2007-05-21 Listing Removed — HARMLS
• 2007-02-21 Listed $124,900 HARMLS
• 2007-02-12 Listing Removed — HARMLS
• 2006-11-12 Listed $127,500 HARMLS
• 2006-11-01 Sold (Public Records) — Public Records
• 2004-10-18 Sold (Public Records) — Public Records
• 2002-03-13 Listing Removed — HARMLS
• 2001-03-14 Listed $8,500 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,768 · +7.2% YoY. Source: county tax records.