1912 Summer St Unit C · Houston, TX 77007

$545,000

3 bd · 3.5 ba · 2,832 sqft · SingleFamily public records · 14 Days on market

Built 2016 1,450 sqft lot Est $799k · 32% 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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.3/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Contemporary Homes situated in booming eclectic Sawyer Heights with stunning downtown views from a large roof-top terrace. The roof-top terrace composite tiles and soft perimeter lighting. Gas Hook-up on both balconies for grilling. The interior of the home offers European high-gloss lacquer cabinets, premium hand laid hardwood floors and solid core wooden doors in every room. Additional features include Bosch & Samsung appliance package, wine chiller, quartz countertops, 9 ft. sliding glass pocket doors, 12 ft ceilings, and a premium hand laid water permeable driveway. This home also features a spacious walk-in closet with a large master bathroom and sliding glass windows in the bedr

Key facts

• 1,450 sq ft lot
• 2 garage spots
• Built 2016

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $545k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $545k).
• Cap rate 7.1% 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: Hogg Middle (math 44% / reading 48%, grade D+, #462 of 1,662 statewide, top 28%, 1,120 students, 52% FRL); Heights H S (math 27% / reading 57%, grade F, #730 of 1,632 statewide, top 47%, 2,476 students, 65% FRL).
• Zoned-school proficiency averages 44% at this address vs 31% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.8%/yr); 646 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $5,637/mo this rent would consume 47% of the median local household income ($145k/yr) (locally 1812% 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 $4k of loan paydown is wiped out by about $16k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 11y ago; this cycle's ask has dropped $54k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $545,000

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. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $798,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 Crockett St Unit A	0.28mi	4/3.5 (+1)	2,991 (+6%)	4mo	$599,000	$200	69
1702 Shearn St	0.19mi	3/3.5	2,465 (-13%)	3mo	$549,000	$223	67
1308 Edwards Unit B	0.47mi	4/4.5 (+1)	2,840 (+0%)	3mo	$799,900	$282	66
2006 N Memorial Way	0.63mi	3/3.5	2,883 (+2%)	2mo	$850,000	$295	66
2020 Sabine St	0.20mi	3/3.0	2,485 (-12%)	4mo	$475,000	$191	65
912 Teetshorn St	0.74mi	3/2.5	2,814 (-1%)	2mo	$1,149,000	$408	59
1411 Beachton St	0.60mi	3/4.5	2,988 (+6%)	4mo	$559,000	$187	56
2713 Beauchamp St	0.71mi	4/3.5 (+1)	3,002 (+6%)	1mo	$1,059,900	$353	51
2715 Beauchamp St	0.71mi	4/3.5 (+1)	3,002 (+6%)	2mo	$1,059,900	$353	50
1104 Dart St	0.61mi	3/2.5	2,580 (-9%)	3mo	$599,900	$233	50
1315 Bingham St	0.43mi	3/2.5	2,454 (-13%)	5mo	$500,000	$204	50
1042 Voight St	0.70mi	4/3.5 (+1)	3,194 (+13%)	4mo	$1,099,900	$344	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.47×
• Total profit: $-80,495
• Equity at exit: $81,261

10-year hold

• IRR: -13.4%
• Equity multiple: 0.33×
• Total profit: $-101,835
• Equity at exit: $47,122

Cash invested: $152,600 (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 77007

• Rents YoY: -0.8%
• Active inventory: 646
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $5,637 high
• Mortgage (P&I): −$2,858
• Tax from tax record: −$990 /mo · $11,884/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,184
• Net cashflow: $378

Break-even live

Break-even rent $5,159

Max offer price $545,000

Occupancy floor 88%

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2018 Crockett St Unit 1029793P Houston, TX	3.0	3.5	2507	$6,482	$2.59	5d	1	0.09mi
2018 Crockett St Unit 2018 Houston, TX	3.0	3.5	2514	$8,000	$3.18	43d	1	0.09mi
2114 Sabine St Houston, TX	3.0	4.0	2020	$3,200	$1.58	43d	1	0.26mi
2114 Sabine St Unit 1257735P Houston, TX	3.0	3.5	2594	$6,588	$2.54	43d	1	0.26mi
1116 Woodland St Houston, TX	3.0	2.0	2400	$4,000	$1.67	43d	1	1.02mi
3131 Memorial Ct Houston, TX	2.0	1.0–2.5	1336	$3,418	$2.56	2d	32	1.04mi
2403 Everett St Unit A Houston, TX	3.0	3.5	2093	$2,800	$1.34	43d	1	1.12mi
414 Milam St Unit 447 Houston, TX	3.0	2.0	2421	$8,991	$3.71	11d	1	1.13mi
414 Milam St Unit 510 Houston, TX	3.0	2.0	2421	$9,230	$3.81	14d	1	1.13mi
414 Milam St Unit 3165 Houston, TX	3.0	2.0	2421	$8,959	$3.70	3d	1	1.13mi
414 Milam St Unit 447 Houston, TX	3.0	2.0	2421	$8,973	$3.71	43d	1	1.13mi
414 Milam St Ph 2-4602 Houston, TX	2.0	2.0	2158	$8,990	$4.17	43d	1	1.14mi
710 Stanford St Houston, TX	3.0	4.0	2438	$3,490	$1.43	43d	1	1.19mi
909 Texas Ave Houston, TX	2.0	1.0–2.0	1262	$3,129	$2.48	1d	36	1.23mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	19d	1	1.28mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	43d	1	1.28mi
1118 Columbus St Unit A Houston, TX	3.0	3.5	2338	$3,000	$1.28	43d	1	1.41mi
401 Walton St Houston, TX	3.0	2.0	2112	$2,500	$1.18	15d	1	1.47mi
1211 Marconi St Houston, TX	4.0	3.5	3020	$4,500	$1.49	43d	1	1.47mi

Listing history 44 events

1. 2026-06-18
   days on market $545,000 Coming Soon 14 DOM
2. 2026-06-17
   days on market $545,000 Coming Soon 13 DOM
3. 2026-06-16
   days on market $545,000 Coming Soon 12 DOM
4. 2026-06-15
   days on market $545,000 Coming Soon 11 DOM
5. 2026-06-13
   days on market $545,000 Coming Soon 9 DOM
6. 2026-06-09
   days on market $545,000 Coming Soon 5 DOM
7. 2026-06-08
   days on market $545,000 Coming Soon 4 DOM
8. 2026-06-08
   price $545,000 Coming Soon 3 DOM
9. 2026-06-07
   days on marketlisting id $599,000 Coming Soon 3 DOM
10. 2026-06-04
    days on market $599,000 Coming Soon 18 DOM
11. 2026-06-01
    days on market $599,000 Coming Soon 15 DOM
12. 2026-05-31
    days on market $599,000 Coming Soon 14 DOM
13. 2026-05-18
    historical $599,000
14. 2026-05-17
    historical
15. 2026-05-17
    listed $599,000
16. 2025-02-25
    historical
17. 2025-01-05
    listed $599,000 Active
18. 2024-04-19
    historical $3,400
19. 2024-04-10
    price $3,400
20. 2024-03-20
    historical
21. 2024-03-08
    listed $3,600
22. 2023-11-17
    listed $559,000 Active
23. 2021-05-13
    historical
24. 2021-03-17
    price $525,000
25. 2021-03-17
    status Active
26. 2021-03-05
    status Pending, Continue to Show
27. 2021-02-03
    listed $547,180 Active
28. 2019-02-07
    historical
29. 2019-01-31
    listed $476,500 Active
30. 2019-01-27
    historical
31. 2018-10-24
    price $448,000
32. 2018-10-03
    price $458,000
33. 2018-08-29
    price $478,000
34. 2018-07-01
    listed $495,000 Active
35. 2018-04-02
    soldstatus
36. 2018-03-21
    historical
37. 2017-11-26
    listed $499,990 Active
38. 2015-11-10
    soldstatus
39. 2015-11-06
    historical
40. 2015-11-06
    soldstatus Sold
41. 2015-10-06
    status Pending
42. 2015-09-28
    status Option Pending
43. 2015-09-18
    listed $250,000 Active
44. 1988-01-02
    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: $11,884 · $990/mo
• Projected year-2 tax: $11,884 · $990/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: $67,644
• − Mortgage interest: −$30,528
• − Property taxes: −$11,884
• − Insurance: −$2,725
• − Repairs & maintenance: −$5,412
• − Management: −$5,412
• − Depreciation: −$15,855
• Taxable loss: −$4,171
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $5,535/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): 47,808
• Household income: $144,911
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1812.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 13% Asian 11% Black 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Other Indo-European 4% Chinese 2%

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: ▼ -219.42%
• Current HPI: 159.8157
• Rent YoY: ▼ -0.83%
• 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

+139.6% since first listed

32 events — show timeline

• 2026-05-18 Coming Soon $599,000 HARMLS
• 2026-05-17 Listed $599,000 HARMLS
• 2026-05-17 Listing Removed — HARMLS
• 2025-02-25 Listing Removed — HARMLS
• 2025-01-05 Listed $599,000 HARMLS
• 2024-04-19 Rental Removed $3,400 HARMLS
• 2024-04-10 Price Changed $3,400 HARMLS
• 2024-03-20 Listing Removed — HARMLS
• 2024-03-08 Listed for Rent $3,600 HARMLS
• 2023-11-17 Listed $559,000 HARMLS
• 2021-05-13 Listing Removed — HARMLS
• 2021-03-17 Price Changed $525,000 HARMLS
• 2021-03-17 Relisted — HARMLS
• 2021-03-05 Pending — HARMLS
• 2021-02-03 Listed $547,180 HARMLS
• 2019-02-07 Listing Removed — HARMLS
• 2019-01-31 Listed $476,500 HARMLS
• 2019-01-27 Listing Removed — HARMLS
• 2018-10-24 Price Changed $448,000 HARMLS
• 2018-10-03 Price Changed $458,000 HARMLS
• 2018-08-29 Price Changed $478,000 HARMLS
• 2018-07-01 Listed $495,000 HARMLS
• 2018-04-02 Sold (Public Records) — Public Records
• 2018-03-21 Listing Removed — HARMLS
• 2017-11-26 Listed $499,990 HARMLS
• 2015-11-10 Sold (Public Records) — Public Records
• 2015-11-06 Listing Removed — HARMLS
• 2015-11-06 Sold (MLS) — HARMLS
• 2015-10-06 Pending — HARMLS
• 2015-09-28 Pending — HARMLS
• 2015-09-18 Listed $250,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $11,884 · +5.9% YoY. Source: county tax records.