6803 Donlen St · Houston, TX 77022

$185,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 22 Days on market

Built 1958 7,527 sqft lot Est $318k · 42% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming property offers a unique opportunity for the next owner. The home is being sold as-is, allowing for endless potential to transform it into a lucrative property. With a prime location, easy access to downtown, close to metro rail and a spacious large lot, this property is a hidden gem waiting to be discovered. Roof age is about 5 years, hardie siding, central heat and a/c, property fully fenced. Perfect for homestead or investors. Don't miss out on the chance to turn this diamond in the rough into a great home. Contact me today to schedule a viewing and unlock the possibilities that await in this exciting real estate opportunity. * * * Vacant lot (8,374 sqft) next to it is a

Key facts

• Fully fenced
• Spacious large lot
• Hardie siding

Tags

• PRIME LOCATION
• EASY ACCESS TO DOWNTOWN
• CLOSE TO METRO RAIL
• SPACIOUS LARGE LOT
• HARDIE SIDING
• FULLY FENCED

Property features AI

Finance

• Other: Total building area reported as 1,260; Total rooms: 6
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property facing north; Single-story entry (all main rooms listed on the first floor)
• Construction: Built in 1958; Cement siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Lot dimensions approximately 53 x 148; Lot area about 7,526 sq ft; Lot includes other/unspecified features

Interior

• Kitchen: Kitchen on the first floor (13x12)
• Bedrooms: Primary bedroom on the first floor (13x13); Two additional bedrooms on the first floor (each 13x11); Den on the first floor (13x15)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Kitchen and dining combined (kitchen/dining combo)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Herrera El (math 36% / reading 34%, grade F, #1,965 of 4,322 statewide, top 46%, 828 students, 91% FRL); Burbank Middle (math 37% / reading 42%, grade F, #660 of 1,662 statewide, top 41%, 1,417 students, 96% FRL); Houston Math Science And Technology Center (math 9% / reading 21%, grade F, #1,507 of 1,632 statewide, top 93%, 2,779 students, 95% FRL) — zoned schools average 94% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 285 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,038/mo this rent would consume 46% of the median local household income ($53k/yr) (locally 1354% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $35k; list at $185k implies a 430% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.10% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $317,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Styers St	0.24mi	3/2.0	1,268 (+1%)	14mo	$178,000	$140	76
7125 Farnsworth St	0.44mi	3/2.0	1,296 (+3%)	3mo	$215,000	$166	72
105 Oddo St	0.53mi	3/2.0	1,336 (+6%)	2mo	$155,000	$116	64
513 Reid St	0.51mi	3/1.0	1,218 (-3%)	6mo	$345,000	$283	62
217 Dorchester St	0.22mi	3/1.0	1,094 (-13%)	8mo	$285,000	$261	57
1314 E 34th St	0.67mi	3/2.0	1,274 (+1%)	12mo	$285,000	$224	57
206 Delaney St	0.45mi	3/2.0	1,112 (-12%)	10mo	$299,000	$269	51
516 Kelley St	0.63mi	2/1.0 (-1)	1,221 (-3%)	8mo	$426,900	$350	50
1406 E 35th St	0.59mi	3/1.5	1,120 (-11%)	4mo	$175,000	$156	48
604 Yorkshire St	0.63mi	2/1.0 (-1)	1,170 (-7%)	2mo	$175,000	$150	48
415 Woodard St	0.67mi	2/1.0 (-1)	1,337 (+6%)	4mo	$409,000	$306	46
1922 Tabor St	0.61mi	3/2.0	1,102 (-12%)	9mo	$278,000	$252	43

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

Projected returns pro-forma

-3.0% appreciation · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-10,193
• Equity at exit: $27,584

10-year hold

• IRR: 6.2%
• Equity multiple: 1.50×
• Total profit: $25,796
• Equity at exit: $15,995

Cash invested: $51,800 (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 77022

• Home prices YoY: -33.2%
• Rents YoY: 4.5%
• Active inventory: 285
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$970
• Tax from tax record: −$301 /mo · $3,611/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $261

Break-even live

Break-even rent $1,707

Max offer price $185,000

Occupancy floor 82%

Sensitivity live

Price	-10% $366	-5% $314	+0% $261	+5% $209	+10% $157
Rent	-10% $101	-5% $181	+0% $261	+5% $342	+10% $422
Rate	-1.0pp $355	-0.5pp $309	base $261	+0.5pp $214	+1.0pp $165

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Lindale St Unit 1316403P Houston, TX	2.0	1.0	1119	$3,187	$2.85	1d	1	0.14mi
58 Bennington St Houston, TX	2.0	1.0	950	$950	$1.00	26d	1	0.28mi
6918 Irvington Blvd Houston, TX	2.0	2.0	1100	$1,550	$1.41	45d	1	0.63mi
1420 E 31st St Houston, TX	3.0	2.5	1790	$2,600	$1.45	26d	1	0.65mi
1690 North Loop Houston, TX	1.0–2.0	1.0–2.0	876	$2,269	$2.59	0d	40	0.69mi
835E Dorchester St Unit 1273076P Houston, TX	3.0	2.0	1528	$3,079	$2.02	1d	1	0.73mi
705 Link Rd Houston, TX	3.0	3.5	1850	$2,600	$1.41	9d	1	0.97mi
705 Link Rd Houston, TX	3.0	3.5	1850	$2,600	$1.41	1d	1	0.97mi
4132 Europa St Houston, TX	3.0	2.0	1259	$1,430	$1.14	14d	1	1.00mi
1617 Enid St Houston, TX	1.0–2.0	1.0–2.0	974	$2,417	$2.48	0d	54	1.00mi
8185 Fulton St Houston, TX	2.0	2.0	924	$1,395	$1.51	26d	1	1.02mi
770 Strawberry Pines Ct Houston, TX	2.0–3.0	2.5	1422	$2,735	$1.92	3d	12	1.09mi
823 North Loop Unit A Houston, TX	3.0	2.0	1532	$2,500	$1.63	26d	1	1.09mi
74 Lyerly St Houston, TX	1.0–2.0	1.0–2.0	775	$1,211	$1.56	22d	5	1.10mi
8217 Fulton St Houston, TX	2.0–3.0	1.0	785	$1,162	$1.48	4d	6	1.14mi
3514 Ajax St Unit 1047956P Houston, TX	3.0	2.5	1689	$3,114	$1.84	9d	1	1.17mi
811 E 42nd St Houston, TX	4.0	2.0	1213	$1,600	$1.32	45d	1	1.17mi
6869 Arto St Houston, TX	1.0–2.0	1.0	900	$950	$1.06	18d	6	1.20mi
611 W Cavalcade St Houston, TX	1.0–2.0	1.0	775	$1,339	$1.73	3d	12	1.22mi
1209 Cordell St Houston, TX	2.0	2.0	990	$2,000	$2.02	4d	1	1.22mi
4605 Fisk St Houston, TX	3.0	2.0	1628	$3,000	$1.84	45d	1	1.26mi
8520 Madie Dr Houston, TX	2.0	2.0	924	$1,395	$1.51	45d	1	1.27mi
8520 Madie Dr Houston, TX	2.0	2.0	924	$1,395	$1.51	22d	1	1.27mi
611 E 39th St Houston, TX	2.0	2.0	1326	$2,099	$1.58	45d	1	1.27mi
8520 Madie Dr Unit 8577 Houston, TX	2.0	2.0	924	$1,291	$1.40	45d	1	1.29mi
8520 Madie Dr Unit 2047 Houston, TX	2.0	2.0	924	$1,345	$1.46	0d	1	1.29mi
8520 Madie Dr Unit 422 Houston, TX	2.0	2.0	924	$1,320	$1.43	9d	1	1.29mi
8520 Madie Dr Unit 2174 Houston, TX	2.0	2.0	924	$1,344	$1.45	12d	1	1.30mi
8520 Madie Dr Unit 424 Houston, TX	2.0	2.0	924	$1,320	$1.43	7d	1	1.30mi
8520 Madie Dr Unit 2112 Houston, TX	2.0	2.0	924	$1,304	$1.41	0d	1	1.30mi
538 E 38th St Houston, TX	3.0	2.5	1521	$2,300	$1.51	45d	1	1.30mi
1007 Archer St Houston, TX	2.0	1.0	1008	$1,923	$1.91	4d	1	1.35mi
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	45d	6	1.41mi
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	17d	16	1.41mi
322 E 33rd St Houston, TX	2.0	1.0	1100	$1,500	$1.36	45d	1	1.45mi

Listing history 15 events

1. 2026-06-21
   days on market $185,000 Active 22 DOM
2. 2026-06-18
   days on market $185,000 Active 19 DOM
3. 2026-06-17
   days on market $185,000 Active 18 DOM
4. 2026-06-16
   days on market $185,000 Active 17 DOM
5. 2026-06-15
   days on market $185,000 Active 16 DOM
6. 2026-06-13
   days on market $185,000 Active 14 DOM
7. 2026-06-09
   days on market $185,000 Active 10 DOM
8. 2026-06-08
   days on market $185,000 Active 9 DOM
9. 2026-06-07
   days on market $185,000 Active 8 DOM
10. 2026-06-04
    days on market $185,000 Active 5 DOM
11. 2026-06-03
    days on market $185,000 Active 4 DOM
12. 2026-06-02
    days on market $185,000 Active 3 DOM
13. 2026-06-01
    days on market $185,000 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $185,000 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: $3,611 · $301/mo
• Projected year-2 tax: $3,611 · $301/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $24,450
• − Mortgage interest: −$10,363
• − Property taxes: −$3,611
• − Insurance: −$925
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$5,382
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $3,076/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): 25,805
• Household income: $52,739
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 1354.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 24% Black 19% White 7% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Romanian 1% Portuguese 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 40% English-only · Spanish 59%

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: ▼ -151.13%
• Current HPI: 304.3745
• Rent YoY: ▲ 4.47%
• 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

+430.1% since first listed

7 events — show timeline

• 2026-05-30 Listed $185,000 HARMLS
• 2021-05-08 Listing Removed — HARMLS
• 2021-03-09 Price Changed $305,000 HARMLS
• 2021-01-15 Listed $325,000 HARMLS
• 2008-09-24 Sold (Public Records) — Public Records
• 1995-11-01 Sold (Public Records) $34,900 Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,611 · +4.9% YoY. Source: county tax records.