402 S 72nd St · Houston, TX 77011

$228,000

2 bd · 1.0 ba · 1,674 sqft · SingleFamily public records · 251 Days on market

Built 1930 4,843 sqft lot $136/sqft · 14% below area Est $266k · 14% under

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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).

• ARV discount +14.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +1.8/5.0
• DSCR +1.3/10.0

Listing remarks MLS

The talk of the Town is Houston’s East End. Love to do projects around the house and have extra work vehicles? NO HOA -This is the home for you!Spacious kitchen with granite countertops, laminate flooring throughout for low-maintenance ownership. Easy access to Mason Park,Texas Medical Center, Oil refineries, Port of Houston, UH and major freeways. With 2-car garage + 3 carports. Corner lot, NO HOA for maximum flexibility. Split floor plan offers 3 bedrooms and 2 bathrooms, designed to accommodate shared living arrangements or segmented leasing. Larger bedroom features a private entrance and dedicated side yard—ideal for independent occupancy, multigenerational living. Suited for multiple tenants, work vehicles, or extended households. Corner lot for enhanced privacy or outdoor configuration. NO HOA—offering maximum control, flexibility, and fewer operational constraints. This property delivers the infrastructure, location, and no HOA freedom in the inner city.

Key facts

• 4,843 sq ft lot
• 2 garage spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (30.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (28.7% below list).
• Recommended offer: $159k (30.2% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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: Briscoe El (math 12% / reading 12%, grade F, #4,207 of 4,322 statewide, top 98%, 193 students, 95% FRL); Edison Middle (math 12% / reading 16%, grade F, #1,596 of 1,662 statewide, top 96%, 460 students, 96% FRL); Austin H S (math 9% / reading 18%, grade F, #1,530 of 1,632 statewide, top 94%, 1,448 students, 97% FRL) — zoned schools average 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 31% district-wide (-18 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 (-2.9%/yr); 161 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $24k of equity ($2k loan paydown + $23k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,064 (30.2% 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. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.71% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.09%
• DSCR: 0.73
• GRM: 11.7

CMA / ARV

• ARV (median comp): $266,290
• List price: $228,000
• Delta: -14.38%
• 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
7422 Mckinney St	0.27mi	3/2.0 (+1)	1,836 (+10%)	3mo	$339,900	$185	60
7024 Avenue E	0.52mi	3/2.0 (+1)	1,678 (+0%)	9mo	$344,000	$205	59
7004 Santa Maria St	0.51mi	3/2.0 (+1)	1,612 (-4%)	4mo	$289,999	$180	58
7001 Sherman St	0.53mi	3/2.0 (+1)	1,646 (-2%)	14mo	$259,900	$158	52
7216 Avenue B	0.34mi	3/2.5 (+1)	1,874 (+12%)	3mo	$339,500	$181	51
6735 Meadowlawn St	0.69mi	3/2.0 (+1)	1,701 (+2%)	10mo	$475,000	$279	48
147 Woodvale Street St Unit A	0.68mi	3/2.5 (+1)	1,725 (+3%)	8mo	$270,000	$157	46
2022 Palo Alto St	0.70mi	2/1.0	1,476 (-12%)	10mo	$200,000	$136	40
7226 Avenue F	0.52mi	3/2.0 (+1)	1,465 (-12%)	10mo	$277,000	$189	37
1956 Santa Rosa St	0.66mi	3/2.0 (+1)	1,478 (-12%)	7mo	$390,000	$264	35
7518 Erath St	0.75mi	3/1.0 (+1)	1,456 (-13%)	8mo	$275,000	$189	32
2047 Alta Vista St	0.73mi	3/2.0 (+1)	1,430 (-15%)	10mo	$349,000	$244	25

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.48×
• Total profit: $94,643
• Equity at exit: $205,400

10-year hold

• IRR: 16.5%
• Equity multiple: 5.54×
• Total profit: $289,893
• Equity at exit: $442,954

Cash invested: $63,840 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$1,196
• Tax from tax record: −$317 /mo · $3,805/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-390

Break-even live

Break-even rent $2,119

Max offer price $159,064

Occupancy floor —

Sensitivity live

Price	-10% $-261	-5% $-326	+0% $-390	+5% $-455	+10% $-519
Rent	-10% $-519	-5% $-454	+0% $-390	+5% $-326	+10% $-262
Rate	-1.0pp $-275	-0.5pp $-332	base $-390	+0.5pp $-449	+1.0pp $-509

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7334 Texas St Houston, TX	3.0	2.0	1782	$2,200	$1.23	45d	1	0.35mi
7250 Avenue C Houston, TX	1.0–3.0	1.0–2.0	886	$1,415	$1.60	1d	15	0.40mi
7310 Sherman St Houston, TX	1.0–3.0	1.0–2.0	879	$1,299	$1.48	1d	11	0.49mi
960 Villa De Matel Rd Houston, TX	2.0	1.0	1056	$1,129	$1.07	26d	1	0.77mi
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$2,871	$2.33	0d	2	1.01mi
916 Redwood St Houston, TX	3.0	1.0	1209	$1,140	$0.94	26d	1	1.06mi
5504 Texas St Unit 1514810P Houston, TX	3.0	2.5	1808	$7,146	$3.95	0d	1	1.46mi
5502 Texas St Unit 1514806P Houston, TX	3.0	2.5	1808	$7,179	$3.97	0d	1	1.46mi
5121 Polk St Unit 1 Houston, TX	2.0	1.0	1300	$1,600	$1.23	26d	1	1.48mi

Listing history 44 events

1. 2026-06-21
   days on market $228,000 Active 251 DOM
2. 2026-06-18
   days on market $228,000 Active 248 DOM
3. 2026-06-17
   days on market $228,000 Active 247 DOM
4. 2026-06-16
   days on market $228,000 Active 246 DOM
5. 2026-06-15
   days on market $228,000 Active 245 DOM
6. 2026-06-13
   days on market $228,000 Active 243 DOM
7. 2026-06-10
   days on market $228,000 Active 239 DOM
8. 2026-06-08
   days on market $228,000 Active 238 DOM
9. 2026-06-07
   days on market $228,000 Active 237 DOM
10. 2026-06-04
    days on market $228,000 Active 234 DOM
11. 2026-06-01
    days on market $228,000 Active 231 DOM
12. 2026-05-31
    days on market $228,000 Active 230 DOM
13. 2026-05-06
    price $228,000 995-char remark

    Show marketing remark (995 chars)

    The talk of the Town is Houston’s East End. Love to do projects around the house and have extra work vehicles? NO HOA -This is the home for you!Spacious kitchen with granite countertops, laminate flooring throughout for low-maintenance ownership. Easy access to Mason Park,Texas Medical Center, Oil refineries, Port of Houston, UH and major freeways. With 2-car garage + 3 carports. Corner lot, NO HOA for maximum flexibility. Split floor plan offers 3 bedrooms and 2 bathrooms, designed to accommodate shared living arrangements or segmented leasing. Larger bedroom features a private entrance and dedicated side yard—ideal for independent occupancy, multigenerational living. Suited for multiple tenants, work vehicles, or extended households. Corner lot for enhanced privacy or outdoor configuration. NO HOA—offering maximum control, flexibility, and fewer operational constraints. This property delivers the infrastructure, location, and no HOA freedom in the inner city.

14. 2026-04-27
    price $228,893 995-char remark

    Show marketing remark (995 chars)

    The talk of the Town is Houston’s East End. Love to do projects around the house and have extra work vehicles? NO HOA -This is the home for you!Spacious kitchen with granite countertops, laminate flooring throughout for low-maintenance ownership. Easy access to Mason Park,Texas Medical Center, Oil refineries, Port of Houston, UH and major freeways. With 2-car garage + 3 carports. Corner lot, NO HOA for maximum flexibility. Split floor plan offers 3 bedrooms and 2 bathrooms, designed to accommodate shared living arrangements or segmented leasing. Larger bedroom features a private entrance and dedicated side yard—ideal for independent occupancy, multigenerational living. Suited for multiple tenants, work vehicles, or extended households. Corner lot for enhanced privacy or outdoor configuration. NO HOA—offering maximum control, flexibility, and fewer operational constraints. This property delivers the infrastructure, location, and no HOA freedom in the inner city.

15. 2026-02-10
    price $228,895 995-char remark

    Show marketing remark (995 chars)

    The talk of the Town is Houston’s East End. Love to do projects around the house and have extra work vehicles? NO HOA -This is the home for you!Spacious kitchen with granite countertops, laminate flooring throughout for low-maintenance ownership. Easy access to Mason Park,Texas Medical Center, Oil refineries, Port of Houston, UH and major freeways. With 2-car garage + 3 carports. Corner lot, NO HOA for maximum flexibility. Split floor plan offers 3 bedrooms and 2 bathrooms, designed to accommodate shared living arrangements or segmented leasing. Larger bedroom features a private entrance and dedicated side yard—ideal for independent occupancy, multigenerational living. Suited for multiple tenants, work vehicles, or extended households. Corner lot for enhanced privacy or outdoor configuration. NO HOA—offering maximum control, flexibility, and fewer operational constraints. This property delivers the infrastructure, location, and no HOA freedom in the inner city.

16. 2025-10-11
    listed $235,000 Active 995-char remark

    Show marketing remark (995 chars)

    The talk of the Town is Houston’s East End. Love to do projects around the house and have extra work vehicles? NO HOA -This is the home for you!Spacious kitchen with granite countertops, laminate flooring throughout for low-maintenance ownership. Easy access to Mason Park,Texas Medical Center, Oil refineries, Port of Houston, UH and major freeways. With 2-car garage + 3 carports. Corner lot, NO HOA for maximum flexibility. Split floor plan offers 3 bedrooms and 2 bathrooms, designed to accommodate shared living arrangements or segmented leasing. Larger bedroom features a private entrance and dedicated side yard—ideal for independent occupancy, multigenerational living. Suited for multiple tenants, work vehicles, or extended households. Corner lot for enhanced privacy or outdoor configuration. NO HOA—offering maximum control, flexibility, and fewer operational constraints. This property delivers the infrastructure, location, and no HOA freedom in the inner city.

17. 2023-05-22
    historical
18. 2023-05-01
    status Active
19. 2023-04-30
    historical
20. 2023-04-05
    price $264,000
21. 2023-04-03
    price $265,000
22. 2023-03-31
    price $266,000
23. 2023-03-29
    price $267,000
24. 2023-03-27
    price $268,000
25. 2023-02-28
    price $269,000
26. 2023-02-23
    price $290,000
27. 2023-02-03
    status Active
28. 2023-01-24
    historical
29. 2022-12-27
    listed $270,000 Active
30. 2022-08-22
    soldstatus
31. 2022-08-22
    soldstatus
32. 2022-08-19
    soldstatus Sold
33. 2022-08-08
    status Pending
34. 2022-08-02
    listed $142,000 Active
35. 2013-01-04
    soldstatus
36. 2012-12-21
    soldstatus Sold
37. 2012-10-29
    historical
38. 2012-09-11
    listed $89,000
39. 2012-08-31
    historical
40. 2012-06-08
    listed $99,900
41. 2012-06-01
    historical
42. 2011-11-11
    listed $99,900
43. 2002-02-27
    soldstatus
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: $3,805 · $317/mo
• Projected year-2 tax: $4,172 · $348/mo
• Expected delta: +$368/yr (+$31/mo · 9.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $19,503
• − Mortgage interest: −$12,772
• − Property taxes: −$3,805
• − Insurance: −$1,937
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$6,633
• Taxable loss: −$8,764
• Est. tax savings @ 24.0%: +$2,103
• After-tax cash flow: $-2,579/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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

+128.2% since first listed

32 events — show timeline

• 2026-05-06 Price Changed $228,000 HARMLS
• 2026-04-27 Price Changed $228,893 HARMLS
• 2026-02-10 Price Changed $228,895 HARMLS
• 2025-10-11 Listed $235,000 HARMLS
• 2023-05-22 Listing Removed — HARMLS
• 2023-05-01 Relisted — HARMLS
• 2023-04-30 Listing Removed — HARMLS
• 2023-04-05 Price Changed $264,000 HARMLS
• 2023-04-03 Price Changed $265,000 HARMLS
• 2023-03-31 Price Changed $266,000 HARMLS
• 2023-03-29 Price Changed $267,000 HARMLS
• 2023-03-27 Price Changed $268,000 HARMLS
• 2023-02-28 Price Changed $269,000 HARMLS
• 2023-02-23 Price Changed $290,000 HARMLS
• 2023-02-03 Relisted — HARMLS
• 2023-01-24 Listing Removed — HARMLS
• 2022-12-27 Listed $270,000 HARMLS
• 2022-08-22 Sold (Public Records) — Public Records
• 2022-08-22 Sold (Public Records) — Public Records
• 2022-08-19 Sold (MLS) — HARMLS
• 2022-08-08 Pending — HARMLS
• 2022-08-02 Listed $142,000 HARMLS
• 2013-01-04 Sold (Public Records) — Public Records
• 2012-12-21 Sold (MLS) — HARMLS
• 2012-10-29 Listing Removed — HARMLS
• 2012-09-11 Listed $89,000 HARMLS
• 2012-08-31 Listing Removed — HARMLS
• 2012-06-08 Listed $99,900 HARMLS
• 2012-06-01 Listing Removed — HARMLS
• 2011-11-11 Listed $99,900 HARMLS
• 2002-02-27 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,805 · +1.5% YoY. Source: county tax records.