4110 Buck St St · Houston, TX 77020

$210,000

2 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 15 Days on market

Built 1936 5,000 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• ARV discount +7.5/15.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Located in Houston’s rapidly redeveloping Fifth Ward, this 5,000 SF lot offers an excellent opportunity for builders, developers, and investors seeking their next infill project. The existing structure is being sold at lot value and is a candidate for demolition, creating a blank canvas for new construction. Surrounded by significant residential redevelopment, the area has experienced strong growth with numerous newly built homes selling from the mid-$400,000s to $750,000+ depending on size, design, and finishes. Just minutes from Downtown Houston, EaDo, the East River development, and major employment centers, the property benefits from increasing demand driven by ongoing public and

Key facts

• 000 sf lot
• 5
• Urban amenities

Tags

• 5
• 000 SF LOT
• CANDIDATE FOR DEMOLITION
• CONVENIENT ACCESS TO FREEWAYS
• URBAN AMENITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1936; Pillar/post/pier foundation; Composition roof
• Construction: Wood siding construction
• Exterior features: Subdivision lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall furnace heating; Window unit(s) for cooling
• Interior features: Tub shower

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (11.9% below list).
• Recommended offer: $182k (13.3% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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: built in 1936 — 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 $182,012 (13.3% 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. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 9.5

CMA / ARV

• ARV (median comp): $1,844,336
• List price: $210,000
• Delta: -88.45%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4614 Providence St	0.36mi	2/1.0	1,126 (+5%)	18mo	$145,000	$129	60
4415 Lyons Ave	0.51mi	2/2.0	1,032 (-4%)	13mo	$215,000	$208	55
4314 Rawley St	0.62mi	3/1.0 (+1)	1,048 (-2%)	9mo	$195,900	$187	54
4617 Vernon St	0.40mi	3/1.0 (+1)	936 (-13%)	1mo	$160,000	$171	54
4615 Buck St	0.35mi	3/1.0 (+1)	966 (-10%)	11mo	$125,500	$130	53
1618 Capron St	0.51mi	3/1.0 (+1)	990 (-8%)	12mo	$120,000	$121	48
4803 Farmer St	0.62mi	2/1.0	1,200 (+12%)	7mo	$140,000	$117	46
5114 Farmer St	0.74mi	3/2.0 (+1)	1,036 (-4%)	7mo	$215,000	$208	44
4705 Coke St	0.41mi	3/2.0 (+1)	1,212 (+13%)	9mo	$245,000	$202	43
1915 Pannell St	0.69mi	3/2.0 (+1)	1,100 (+2%)	14mo	$239,900	$218	43
4320 Rawley St	0.63mi	3/2.0 (+1)	1,048 (-2%)	22mo	$215,900	$206	40
4105 New Orleans St	0.50mi	3/2.0 (+1)	1,136 (+6%)	22mo	$255,000	$224	39

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: 22.4%
• Equity multiple: 2.82×
• Total profit: $106,807
• Equity at exit: $189,185

10-year hold

• IRR: 20.5%
• Equity multiple: 6.58×
• Total profit: $327,843
• Equity at exit: $407,984

Cash invested: $58,800 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$431 /mo · $5,178/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-158

Break-even live

Break-even rent $2,051

Max offer price $182,012

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	44d	1	0.43mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.51mi
5408 Market St Unit 5408-1 Houston, TX	2.0	1.0	730	$900	$1.23	5d	1	0.73mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,320	$1.32	5d	1	0.83mi
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	24d	1	0.90mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	44d	1	0.94mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	21d	16	1.07mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$2,713	$2.80	1d	69	1.07mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	44d	1	1.12mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,237	$3.00	3d	1	1.13mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	44d	1	1.16mi
2115 Runnels St Unit 422 Houston, TX	2.0	2.0	959	$1,839	$1.92	8d	1	1.25mi
2115 Runnels St Unit 321 Houston, TX	1.0	1.0	705	$1,474	$2.09	8d	1	1.25mi
2115 Runnels St Unit 1187 Houston, TX	1.0	1.0	705	$1,471	$2.09	3d	1	1.25mi
2115 Runnels St Unit 1174 Houston, TX	1.0	1.0	705	$1,463	$2.08	13d	1	1.25mi
2115 Runnels St Unit 2152 Houston, TX	2.0	2.0	959	$1,864	$1.94	44d	1	1.25mi
2115 Runnels St Unit 1162 Houston, TX	1.0	1.0	705	$1,474	$2.09	5d	1	1.25mi
2115 Runnels St Unit 2148 Houston, TX	2.0	2.0	959	$1,831	$1.91	3d	1	1.25mi
2115 Runnels St Unit 2174 Houston, TX	2.0	2.0	959	$1,863	$1.94	11d	1	1.25mi
2115 Runnels St Unit 2162 Houston, TX	2.0	2.0	959	$1,839	$1.92	5d	1	1.25mi
2115 Runnels St Unit 2130 Houston, TX	1.0	1.0	705	$1,513	$2.15	11d	1	1.25mi
2115 Runnels St Houston, TX	2.0	2.0	1053	$1,775	$1.69	44d	1	1.25mi
2115 Runnels St Unit 2130 Houston, TX	1.0	1.0	705	$1,509	$2.14	14d	1	1.25mi
2121 Runnels St Houston, TX	1.0	1.0	830	$1,344	$1.62	44d	1	1.27mi
99 N Delano St Houston, TX	2.0	2.0	1052	$1,311	$1.25	24d	1	1.29mi
2404 Navigation Blvd Unit 424 Houston, TX	2.0	2.0	1309	$2,296	$1.75	5d	1	1.30mi
2404 Navigation Blvd Unit 2187 Houston, TX	2.0	2.0	1309	$2,288	$1.75	3d	1	1.30mi
2404 Navigation Blvd Unit 1187 Houston, TX	1.0	1.0	807	$1,794	$2.22	3d	1	1.30mi
2404 Navigation Blvd Unit 422 Houston, TX	2.0	2.0	1309	$2,296	$1.75	8d	1	1.30mi
2404 Navigation Blvd Unit 2419 Houston, TX	1.0	1.0	807	$1,836	$2.28	11d	1	1.30mi
2404 Navigation Blvd Apt 321 Houston, TX	1.0	1.0	807	$1,797	$2.23	8d	1	1.30mi
2404 Navigation Blvd Unit 2441 Houston, TX	2.0	2.0	1309	$2,320	$1.77	11d	1	1.30mi
2404 Navigation Blvd Unit 2419 Houston, TX	1.0	1.0	807	$1,832	$2.27	15d	1	1.30mi
2315 Navigation Blvd Houston, TX	1.0–2.0	1.0–2.5	943	$3,500	$3.71	1d	61	1.33mi
146 N Milby St Unit 2 Houston, TX	3.0	1.0	1000	$1,375	$1.38	24d	1	1.33mi
132 N Estelle St Unit 1526930P Houston, TX	2.0	1.0	1076	$1,760	$1.64	8d	1	1.35mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	5d	1	1.36mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	44d	1	1.36mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	5d	1	1.36mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	11d	1	1.36mi

Listing history 10 events

1. 2026-06-18
   days on market $210,000 Active 15 DOM
2. 2026-06-17
   days on market $210,000 Active 14 DOM
3. 2026-06-16
   days on market $210,000 Active 13 DOM
4. 2026-06-15
   days on market $210,000 Active 12 DOM
5. 2026-06-13
   days on market $210,000 Active 10 DOM
6. 2026-06-09
   days on market $210,000 Active 6 DOM
7. 2026-06-08
   days on market $210,000 Active 5 DOM
8. 2026-06-07
   days on market $210,000 Active 4 DOM
9. 2026-06-04
   remarks 693-char remark
10. 2026-06-04
    pricedays on marketlisting id $210,000 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: $5,178 · $431/mo
• Projected year-2 tax: $5,178 · $431/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,205
• − Mortgage interest: −$11,763
• − Property taxes: −$5,178
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,109
• Taxable loss: −$5,448
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $-594/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

+162.5% since first listed

19 events — show timeline

• 2026-06-03 Listed $210,000 HARMLS
• 2026-05-28 Listing Removed — HARMLS
• 2026-01-08 Listing Removed — HARMLS
• 2026-01-08 Listed $213,000 HARMLS
• 2025-09-30 Relisted — HARMLS
• 2025-09-24 Pending — HARMLS
• 2025-09-08 Listing Removed — HARMLS
• 2025-09-08 Listed $215,000 HARMLS
• 2025-07-16 Price Changed $240,000 HARMLS
• 2025-05-29 Listed $255,000 HARMLS
• 2025-05-17 Coming Soon — HARMLS
• 2025-05-02 Listing Removed — HARMLS
• 2025-04-01 Price Changed $255,000 HARMLS
• 2025-01-31 Price Changed $275,000 HARMLS
• 2024-10-17 Price Changed $295,000 HARMLS
• 2024-05-30 Listed $350,000 HARMLS
• 2015-04-21 Listing Removed — HARMLS
• 2014-09-23 Listed $80,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $5,178 · +1.6% YoY. Source: county tax records.