7108 Eastwood St · Houston, TX 77021

$189,888

4 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 25 Days on market

Built 1949 7,723 sqft lot $143/sqft · 18% below area Est $231k · 18% under ↓ 12% since listing

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Foster Place Subdivision, this property offers a rare opportunity to build your dream home. Surrounded by a blend of new construction and old-school charm, this prime location provides endless possibilities. The property is being sold for lot value, and it boasts a nice-sized lot. Don’t miss out on this fantastic opportunity! Call today!

Key facts

• Nice-sized lot
• Prime location
• 7,723 sq ft lot

Tags

• FOSTER PLACE SUBDIVISION
• PRIME LOCATION
• NICE-SIZED LOT

Property features AI

Exterior

• Parking: Driveway; Electric gate
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Slab foundation
• Construction: Brick and cement siding construction; Built in 1949; Composition roof
• Exterior features: Cleared lot; Asphalt road frontage; Curbs in the community

Interior

• Bedrooms: Up to 4 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning; Thermostat (programmable)
• Interior features: Ceiling fans; Kitchen/dining combo; Programmable thermostat

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 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 14% at this address vs 31% district-wide (-17 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 (+2.2%/yr); 471 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,269/mo this rent would consume 60% of the median local household income ($46k/yr) (locally 2532% 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 25 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $187,039 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.19% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (median comp): $230,687
• List price: $189,888
• Delta: -13.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7121 England St	0.18mi	3/1.0 (-1)	1,296 (-2%)	1mo	$139,900	$108	78
5006 Idaho St	0.60mi	4/2.0	1,308 (-1%)	3mo	$225,000	$172	67
6832 Goforth St	0.26mi	3/1.0 (-1)	1,392 (+5%)	5mo	$98,000	$70	66
7247 Saint Augustine St	0.35mi	3/2.0 (-1)	1,440 (+9%)	9mo	$150,000	$104	57
4715 Ward St	0.42mi	3/2.5 (-1)	1,454 (+10%)	7mo	$230,000	$158	52
6907 Conley St	0.29mi	3/2.5 (-1)	1,501 (+13%)	8mo	$314,999	$210	51
5009 Bataan Rd	0.70mi	3/2.0 (-1)	1,228 (-7%)	2mo	$130,500	$106	49
3838 Daphne St	0.71mi	4/2.0	1,461 (+10%)	2mo	$269,000	$184	48
6625 Goforth St	0.44mi	3/1.0 (-1)	1,489 (+12%)	4mo	$142,000	$95	46
5014 Yellowstone Blvd	0.71mi	3/2.0 (-1)	1,190 (-10%)	6mo	$189,900	$160	40
3846 Lydia St	0.68mi	3/2.0 (-1)	1,164 (-12%)	7mo	$165,000	$142	37
5035 Andrea St	0.74mi	3/2.0 (-1)	1,156 (-13%)	6mo	$195,000	$169	35

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-9,730
• Equity at exit: $28,313

10-year hold

• IRR: 3.7%
• Equity multiple: 1.26×
• Total profit: $13,759
• Equity at exit: $16,418

Cash invested: $53,169 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 471
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$996
• Tax from tax record: −$293 /mo · $3,517/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $358

Break-even live

Break-even rent $1,816

Max offer price $189,888

Occupancy floor 79%

Sensitivity live

Price	-10% $466	-5% $412	+0% $358	+5% $304	+10% $251
Rent	-10% $179	-5% $269	+0% $358	+5% $448	+10% $537
Rate	-1.0pp $454	-0.5pp $406	base $358	+0.5pp $309	+1.0pp $259

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: $47,472
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.23mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.23mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.26mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	18d	1	0.33mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	21d	1	0.37mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	21d	1	0.37mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	44d	1	0.61mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.66mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	19d	1	0.67mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	0.67mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	0.69mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	0.69mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	44d	1	0.73mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	25d	1	0.74mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	0.91mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	12d	1	0.91mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	44d	1	0.91mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	44d	1	0.97mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	25d	1	1.00mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	44d	1	1.00mi
6109 Wayland St Houston, TX	4.0	2.0	1600	$1,595	$1.00	0d	1	1.01mi
5317 Chennault Rd Unit A Houston, TX	3.0	2.5	1608	$1,849	$1.15	0d	1	1.04mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	44d	1	1.05mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	5d	1	1.13mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	44d	1	1.15mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	1.20mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	1.20mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	44d	1	1.22mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	44d	1	1.23mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	0d	1	1.23mi
8606 Lee Otis St Houston, TX	4.0	2.5	1869	$1,975	$1.06	0d	1	1.25mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	18d	1	1.25mi
3360 Alice St Unit 510 Houston, TX	3.0	2.0	1154	$1,172	$1.02	13d	1	1.27mi
3360 Alice St Unit 3174 Houston, TX	3.0	2.0	1154	$1,121	$0.97	0d	1	1.27mi
3360 Alice St Unit 3047 Houston, TX	3.0	2.0	1154	$1,172	$1.02	12d	1	1.28mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	4d	1	1.29mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	25d	1	1.29mi
6737 Peerless St Unit A Houston, TX	3.0	3.5	1732	$2,649	$1.53	18d	1	1.30mi
6735 Peerless St Unit CUNIT A Houston, TX	3.0	3.5	1732	$2,649	$1.53	18d	1	1.30mi
6735c Peerless St Houston, TX	3.0	3.5	1732	$2,599	$1.50	0d	1	1.31mi

Listing history 18 events

1. 2026-06-21
   days on market $189,888 Active 25 DOM
2. 2026-06-18
   days on market $189,888 Active 22 DOM
3. 2026-06-17
   days on market $189,888 Active 21 DOM
4. 2026-06-16
   days on market $189,888 Active 20 DOM
5. 2026-06-15
   days on market $189,888 Active 19 DOM
6. 2026-06-13
   days on market $189,888 Active 17 DOM
7. 2026-06-09
   days on market $189,888 Active 13 DOM
8. 2026-06-08
   days on market $189,888 Active 12 DOM
9. 2026-06-07
   days on market $189,888 Active 11 DOM
10. 2026-06-04
    days on market $189,888 Active 8 DOM
11. 2026-06-03
    days on market $189,888 Active 7 DOM
12. 2026-06-02
    days on market $189,888 Active 6 DOM
13. 2026-06-01
    days on market $189,888 Active 5 DOM
14. 2026-05-31
    days on market $189,888 Active 4 DOM
15. 2026-04-25
    price $199,888 369-char remark
16. 2026-03-20
    listed $215,000 Active 369-char remark
17. 2024-08-14
    soldstatus
18. 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: $3,517 · $293/mo
• Projected year-2 tax: $3,517 · $293/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 7/10 Severe FEMA zone X (unshaded) · 99% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,230
• − Mortgage interest: −$10,637
• − Property taxes: −$3,517
• − Insurance: −$1,747
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$5,524
• Taxable income: $1,448
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $3,950/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% 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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

-11.7% since first listed

6 events — show timeline

• 2026-05-27 Listed $189,888 HARMLS
• 2026-05-27 Listing Removed — HARMLS
• 2026-04-25 Price Changed $199,888 HARMLS
• 2026-03-20 Listed $215,000 HARMLS
• 2024-08-14 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,517 · +15.9% YoY. Source: county tax records.