7601 Delavan Dr · Houston, TX 77028

$140,900

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 31 Days on market

Built 1956 8,058 sqft lot $128/sqft · at area comps Est $142k · at est.

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Why this score? — see what drove the B- 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 +23.8/30.0
• ARV discount +7.9/15.0
• DSCR +7.7/10.0
• Appreciation +7.6/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

3 bedroom home with large backyard.

Key facts

• 8,058 sq ft lot
• Garage
• Built 1956

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1956; Slab foundation; Composition roof
• Construction: Construction materials: Unknown
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom (first floor); Two additional bedrooms (first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Total of 3 rooms; Primary bedroom on the first floor; All bedrooms on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $141k).
• Recommended offer: $137k (3.0% below list) — sets the bar for market timing.

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: Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-14 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 soft (-1.6%/yr); 353 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($974 loan paydown + $7k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 31 days — a 3% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 1956 — 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 $136,673 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (median comp): $142,311
• List price: $140,900
• Delta: -0.99%
• 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
7622 Delavan Dr	0.07mi	3/1.0	1,120 (+2%)	6mo	$132,000	$118	88
7625 Delavan Dr	0.07mi	3/1.0	1,092 (-0%)	12mo	$145,000	$133	86
7534 Bywood St	0.28mi	3/1.0	1,107 (+1%)	10mo	$179,000	$162	77
7901 Richland Dr	0.54mi	2/1.0 (-1)	1,108 (+1%)	10mo	$115,000	$104	60
7410 Glen Manor Dr	0.61mi	3/2.0	1,140 (+4%)	6mo	$225,000	$197	56
7966 Safebuy St	0.71mi	3/2.0	1,109 (+1%)	9mo	$194,900	$176	54
7938 Safebuy St	0.66mi	3/2.0	1,108 (+1%)	14mo	$198,000	$179	52
7518 S Finch Cir	0.38mi	2/1.5 (-1)	1,176 (+7%)	14mo	$129,000	$110	52
7973 Ritz St	0.73mi	2/2.0 (-1)	1,076 (-2%)	3mo	$89,900	$84	51
7925 Crestview Dr	0.56mi	3/1.0	1,032 (-6%)	15mo	$160,000	$155	51
7429 Springdale St	0.49mi	3/2.0	1,230 (+12%)	9mo	$190,000	$154	46
7229 Springdale St	0.62mi	3/1.0	1,247 (+14%)	6mo	$195,000	$156	44

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.19×
• Total profit: $46,832
• Equity at exit: $81,951

10-year hold

• IRR: 17.4%
• Equity multiple: 3.98×
• Total profit: $117,460
• Equity at exit: $143,209

Cash invested: $39,452 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 353
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$739
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $271

Break-even live

Break-even rent $1,347

Max offer price $140,900

Occupancy floor 79%

Sensitivity live

Price	-10% $351	-5% $311	+0% $271	+5% $231	+10% $191
Rent	-10% $137	-5% $204	+0% $271	+5% $338	+10% $404
Rate	-1.0pp $342	-0.5pp $307	base $271	+0.5pp $234	+1.0pp $197

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: $35,225
• Closing costs: $4,227
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	8d	1	0.24mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	22d	1	0.37mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	25d	1	0.40mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	16d	1	0.46mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	44d	1	0.68mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	8d	1	0.70mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	8d	1	0.71mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	44d	1	0.71mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,665	$1.28	0d	1	0.83mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	6d	1	0.83mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.86mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.95mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	25d	1	0.97mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	25d	1	0.98mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	44d	1	1.01mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.10mi
8158 Sunbury St Houston, TX	3.0	2.5	1300	$1,525	$1.17	25d	1	1.12mi
8117 Saint Louis St Houston, TX	3.0	2.0	1090	$1,335	$1.22	22d	1	1.17mi
8119 Saint Louis St Houston, TX	3.0	2.0	1090	$1,349	$1.24	44d	1	1.18mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	44d	1	1.20mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	2d	5	1.27mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,436	$1.41	14d	8	1.31mi
7839 Sandy St Houston, TX	3.0	2.0	1300	$1,575	$1.21	0d	1	1.35mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	44d	1	1.40mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	44d	1	1.40mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	44d	1	1.40mi

Listing history 10 events

1. 2026-06-02
   status $140,900 Pending 31 DOM
2. 2026-06-01
   days on market $140,900 Active 31 DOM
3. 2026-05-31
   days on market $140,900 Active 30 DOM
4. 2026-05-01
   listed $140,900 Active 474-char remark
5. 2024-03-27
   soldstatus
6. 2021-01-08
   soldstatus
7. 2021-01-07
   soldstatus Sold 35-char remark

   Show marketing remark (35 chars)

   3 bedroom home with large backyard.

8. 2020-11-30
   status Pending 35-char remark

   Show marketing remark (35 chars)

   3 bedroom home with large backyard.

9. 2020-11-24
   listed $75,000 Active 35-char remark

   Show marketing remark (35 chars)

   3 bedroom home with large backyard.

10. 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: $3,202 · $267/mo
• Projected year-2 tax: $3,202 · $267/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 ≥111°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: $20,283
• − Mortgage interest: −$7,893
• − Property taxes: −$3,202
• − Insurance: −$704
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,099
• Taxable income: $1,139
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,977/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

+87.9% since first listed

8 events — show timeline

• 2026-06-01 Pending — HARMLS
• 2026-05-01 Listed $140,900 HARMLS
• 2024-03-27 Sold (Public Records) — Public Records
• 2021-01-08 Sold (Public Records) — Public Records
• 2021-01-07 Sold (MLS) — HARMLS
• 2020-11-30 Pending — HARMLS
• 2020-11-24 Listed $75,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,202 · +19.7% YoY. Source: county tax records.