5712 Downing St · Houston, TX 77020

$225,000

3 bd · 2.5 ba · 1,309 sqft · SingleFamily · 17 Days on market

Built 2026 Excellent condition 2,450 sqft lot

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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 +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0

Listing remarks

Expected to be completed by June 2026. This three-bedroom, two-and-a-half bath free-standing home offers comfort, style, and convenience. Two stories with first floor living and dining and all three bedrooms up. The kitchen features granite countertops and ample cabinetry and a full-size pantry. Vinyl flooring throughout provides a clean, modern look. A one car garage adds secure parking and storage, while yard space provides room to relax, garden, or host friends. Ideally located just four miles from Downtown, this home delivers quick access to dining, shopping, parks, and major employers, making city living simple and stress free. Call for more info!

Key facts

• One car garage
• Vinyl flooring
• Full-size pantry

Tags

• GRANITE COUNTERTOPS
• FULL-SIZE PANTRY
• VINYL FLOORING
• ONE CAR GARAGE
• YARD SPACE

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Entry on slab foundation; Built in 2026
• Construction: Cement siding; Composition roof; Slab foundation
• Exterior features: Concrete road access; Lot labeled as Other

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave
• Bedrooms: Three bedrooms total; Primary bedroom on the second floor; Two additional bedrooms on the second floor
• Flooring: Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters; Primary bathroom; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $225,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $217,542.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $63 ($757/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 $198k (11.9% below list).
• Recommended offer: $198k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $1,983/mo this rent would consume 47% 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 $23k 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 $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $198,291 (11.9% 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. 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: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $217,542
• List price: $225,000
• Delta: 3.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6316 Victoria St	0.45mi	3/2.0	1,334 (+2%)	4mo	$235,000	$176	71
3620 Sakowitz St	0.48mi	3/2.0	1,322 (+1%)	10mo	$215,000	$163	65
447 Woolworth St	0.48mi	3/1.5	1,288 (-2%)	12mo	$135,000	$105	61
515 Kress St	0.56mi	3/1.0	1,241 (-5%)	7mo	$139,888	$113	54
5214 Hershe St	0.59mi	3/1.0	1,207 (-8%)	7mo	$164,000	$136	47
2810 Schweikhardt St	0.60mi	2/1.0 (-1)	1,332 (+2%)	13mo	$145,000	$109	47
6802 Gainesville St	0.68mi	3/2.0	1,360 (+4%)	17mo	$220,000	$162	45
4703 Nichols St	0.63mi	3/1.0	1,248 (-5%)	16mo	$135,000	$108	44
630 Kress St	0.67mi	4/3.0 (+1)	1,404 (+7%)	8mo	$145,000	$103	43
6603 Victoria St	0.58mi	4/2.0 (+1)	1,131 (-14%)	1mo	$179,900	$159	43
545 Henke St	0.66mi	2/1.5 (-1)	1,484 (+13%)	3mo	$255,000	$172	36
5112 Collingsworth St	0.63mi	3/1.5	1,502 (+15%)	9mo	$179,900	$120	35

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: 25.6%
• Equity multiple: 3.05×
• Total profit: $125,095
• Equity at exit: $195,980

10-year hold

• IRR: 22.9%
• Equity multiple: 7.09×
• Total profit: $370,765
• Equity at exit: $422,637

Cash invested: $60,912 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$1,141
• Tax est. 1.5%: −$272 /mo · $3,263/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $63

Break-even live

Break-even rent $1,903

Max offer price $217,542

Occupancy floor 92%

Sensitivity live

Price	-10% $213	-5% $138	+0% $63	+5% $-12	+10% $-87
Rent	-10% $-94	-5% $-15	+0% $63	+5% $141	+10% $220
Rate	-1.0pp $173	-0.5pp $118	base $63	+0.5pp $7	+1.0pp $-51

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: $54,386
• Closing costs: $6,526
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2704 Sam Wilson St Unit 1391353P Houston, TX	2.0	2.0	1001	$2,082	$2.08	0d	1	0.08mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,376	$3.10	0d	1	0.40mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	45d	1	0.41mi
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	45d	1	0.57mi
3802 Dabney St Houston, TX	2.0	1.0	910	$875	$0.96	4d	1	0.63mi
3802 Dabney St Houston, TX	1.0–2.0	1.0	825	$990	$1.20	45d	2	0.63mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	23d	1	0.69mi
3910 Woolworth St Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	0.70mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	22d	1	0.74mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	22d	1	0.74mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	45d	1	1.09mi
1023 Hahlo St Houston, TX	4.0	2.0	1434	$1,775	$1.24	6d	1	1.11mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	45d	1	1.35mi
5414 Pardee St Houston, TX	3.0	2.0	1100	$1,500	$1.36	45d	1	1.37mi
5435 Pardee St Houston, TX	2.0	1.0	1634	$1,000	$0.61	45d	1	1.39mi

Listing history 16 events

1. 2026-06-21
   days on market $225,000 Active 17 DOM
2. 2026-06-18
   days on market $225,000 Active 14 DOM
3. 2026-06-17
   days on market $225,000 Active 13 DOM
4. 2026-06-16
   days on market $225,000 Active 12 DOM
5. 2026-06-15
   days on market $225,000 Active 11 DOM
6. 2026-06-13
   days on market $225,000 Active 9 DOM
7. 2026-06-09
   days on market $225,000 Active 5 DOM
8. 2026-06-08
   days on market $225,000 Active 4 DOM
9. 2026-06-07
   days on marketlisting id $225,000 Active 3 DOM
10. 2026-06-01
    days on market $225,000 Active 19 DOM
11. 2026-05-31
    days on market $225,000 Active 18 DOM
12. 2026-05-13
    listed $225,000 Active 665-char remark
13. 2026-05-12
    historical
14. 2026-04-08
    listed $225,000 Active
15. 2026-03-31
    historical
16. 2026-03-03
    listed $225,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,795
• − Mortgage interest: −$12,186
• − Property taxes: −$3,263
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$6,329
• Taxable loss: −$2,877
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $1,448/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.

Condition & rehab AI · 10 photos

Excellent 95/100 None rehab

This move-in-ready home in the Fifth Ward offers a modern, well-maintained living space with excellent curb appeal and easy access to downtown amenities.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Rental Replace air conditioning unit — Modern AC improves tenant satisfaction and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Replace air conditioning unit — Modern AC improves tenant satisfaction and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

7 events — show timeline

• 2026-06-04 Listed $225,000 HARMLS
• 2026-06-03 Listing Removed — HARMLS
• 2026-05-13 Listed $225,000 HARMLS
• 2026-05-12 Listing Removed — HARMLS
• 2026-04-08 Listed $225,000 HARMLS
• 2026-03-31 Listing Removed — HARMLS
• 2026-03-03 Listed $225,000 HARMLS