901 Gazin St · Houston, TX 77020

$220,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 8 Days on market

Built 1946 6,250 sqft lot Est $232k · 5% 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 +20.0/30.0
• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special! Great opportunity to restore this 3-bedroom, 1-bath home located in a highly desirable area with easy access to I-10 Freeway inside I-610 Loop. Just minutes from Downtown Houston and popular destinations including East River 9, featuring a driving range, pickleball courts, live music, dining and entertainment. Conveniently situated directly across from Selena Quintanilla Perez Park. This property is in need of TLC, repairs and updating but offers tremendous potential for investors, builders or buyers looking to create their dream home in a rapidly growing area. Don't miss the chance to transform this property and add value in an exceptional location!

Key facts

• Rapidly growing area
• 6,250 sq ft lot
• Parking

Tags

• HIGHLY DESIRABLE AREA
• EASY ACCESS TO I-10 FREEWAY
• MINUTES FROM DOWNTOWN HOUSTON
• RAPIDLY GROWING AREA

Property features AI

Exterior

• Parking: Detached carport with 1 carport space
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (first floor living areas)
• Construction: Built in 1946; Vinyl siding exterior; Composition roof; Slab foundation
• Exterior features: Corner lot in a subdivision

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor (approx. 10 x 11); Two additional bedrooms on the first floor (each approx. 10 x 11); Den on the first floor
• Bathrooms: One full bathroom
• Interior features: Open living and dining area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.8% 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: 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: Mcreynolds Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 398 students, 98% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 339 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,201/mo this rent would consume 53% of the median local household income ($50k/yr) (locally 969% 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 $24k of equity ($2k loan paydown + $22k 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 + 4.3% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $220,000

Questions for the listing agent

1. Built in 1946 — 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: 1.00% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $232,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1033 Zoe St	0.21mi	3/1.0	1,668 (+4%)	14mo	$235,000	$141	71
922 Hahlo St	0.35mi	3/2.0	1,640 (+2%)	7mo	$240,000	$146	70
7225 Gonzales St	0.48mi	3/1.5	1,652 (+3%)	6mo	$139,500	$84	65
7118 Hershe St	0.54mi	3/2.0	1,588 (-1%)	6mo	$230,000	$145	64
545 Henke St	0.42mi	2/1.5 (-1)	1,484 (-7%)	3mo	$255,000	$172	59
7102 Tuck St	0.40mi	3/2.0	1,471 (-8%)	6mo	$255,000	$173	59
514 Rouse St	0.48mi	4/1.0 (+1)	1,629 (+2%)	18mo	$200,000	$123	55
1031 Zoe St	0.20mi	3/2.0	1,381 (-14%)	12mo	$145,000	$105	54
5420 San Juan St	0.74mi	3/2.5	1,584 (-1%)	8mo	$349,990	$221	51
6416 Eagle Pass St	0.75mi	3/2.0	1,660 (+4%)	12mo	$225,000	$136	45
630 Kress St	0.38mi	4/3.0 (+1)	1,404 (-12%)	8mo	$145,000	$103	42
7520 Denison St	0.72mi	3/2.0	1,432 (-10%)	13mo	$214,900	$150	34

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 3.27×
• Total profit: $139,766
• Equity at exit: $198,193

10-year hold

• IRR: 25.2%
• Equity multiple: 7.56×
• Total profit: $404,235
• Equity at exit: $427,412

Cash invested: $61,600 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 339
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$225 /mo · $2,701/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $268

Break-even live

Break-even rent $1,861

Max offer price $220,000

Occupancy floor 83%

Sensitivity live

Price	-10% $393	-5% $331	+0% $268	+5% $206	+10% $144
Rent	-10% $95	-5% $182	+0% $268	+5% $355	+10% $442
Rate	-1.0pp $379	-0.5pp $324	base $268	+0.5pp $211	+1.0pp $153

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Hahlo St Houston, TX	4.0	2.0	1434	$1,775	$1.24	6d	1	0.37mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	44d	1	0.80mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,376	$3.10	0d	1	0.81mi
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	44d	1	0.98mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	21d	1	1.17mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	21d	1	1.17mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	44d	1	1.25mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	1.39mi

Listing history 6 events

1. 2026-06-21
   days on market $220,000 Active 8 DOM
2. 2026-06-18
   days on market $220,000 Active 5 DOM
3. 2026-06-17
   days on market $220,000 Active 4 DOM
4. 2026-06-16
   days on market $220,000 Active 3 DOM
5. 2026-06-15
   remarks 676-char remark
6. 2026-06-15
   listed $220,000 Active 2 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: $2,701 · $225/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$1,325/yr (+$110/mo · 49.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $26,414
• − Mortgage interest: −$12,323
• − Property taxes: −$2,701
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$6,400
• Taxable loss: −$337
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $3,302/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% Other Indo-European 1%

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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

2 events — show timeline

• 2026-06-13 Listed $220,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,701 · +11.7% YoY. Source: county tax records.