807 Little Doe Dr · Houston, TX 77532

$85,000

2 bd · 1.0 ba · 1,226 sqft · SingleFamily · 402 Days on market

Built 1983 Poor condition 0.42 ac lot $69/sqft · 56% below area $4/mo HOA

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location Meets Opportunity! Great location and unlimited opportunity. This investment property is ready for transformation. The perfect canvas for someone with a creative eye, ready to reimagine it into a charming investment gem. Buyer will be responsible for verification of lot square footage. Buyer is responsible for verifying school district and utilities. Priced to Sell. NOTE -1. Parcel ID# 0992330000211, aka 811 Little Doe/77532 and Parcel ID # 0992330000271 , aka 807 Little Doe/77532 will be sold together.

Key facts

• 0.42 acre lot
• Built 1983
• Listed 402 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: schools D, crime F.
• Huffman ISD (rural): math 32% / reading 35% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 1172 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 402 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 402 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.00% ✓
• Cap rate: 16.90%
• Cash-on-cash: 37.87%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $192,760
• List price: $85,000
• Delta: -55.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Moose Dr	0.12mi	3/2.0 (+1)	1,254 (+2%)	3mo	$70,000	$56	79
507 Elk Dr	0.29mi	2/1.0	1,144 (-7%)	8mo	$160,000	$140	69
706 Antelope Dr	0.20mi	2/2.0	1,230 (+0%)	24mo	$149,000	$121	66
803 Moose Dr	0.16mi	3/2.0 (+1)	1,247 (+2%)	18mo	$199,999	$160	65
614 Elk Dr	0.15mi	3/2.0 (+1)	1,275 (+4%)	20mo	$209,000	$164	61
715 Big Deer Dr	0.09mi	3/1.0 (+1)	1,392 (+14%)	9mo	$165,000	$119	61
119 Little Buck Dr	0.59mi	3/2.0 (+1)	1,172 (-4%)	3mo	$225,000	$192	54
119 Antelope Dr	0.70mi	3/1.5 (+1)	1,333 (+9%)	20mo	$235,000	$176	29

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.32×
• Total profit: $31,530
• Equity at exit: $12,674

10-year hold

• IRR: 38.4%
• Equity multiple: 4.32×
• Total profit: $78,976
• Equity at exit: $7,349

Cash invested: $23,800 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1172
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$4
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $751

Break-even live

Break-even rent $749

Max offer price $85,000

Occupancy floor 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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20119 Iron Winds St Crosby, TX	3.0	2.0	1418	$1,875	$1.32	12d	1	1.41mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 3 events

1. 2026-05-15
   status Pending 518-char remark

   Show marketing remark (518 chars)

   Location Meets Opportunity! Great location and unlimited opportunity. This investment property is ready for transformation. The perfect canvas for someone with a creative eye, ready to reimagine it into a charming investment gem. Buyer will be responsible for verification of lot square footage. Buyer is responsible for verifying school district and utilities. Priced to Sell. NOTE -1. Parcel ID# 0992330000211, aka 811 Little Doe/77532 and Parcel ID # 0992330000271 , aka 807 Little Doe/77532 will be sold together.

2. 2025-04-08
   listed $85,000 Active 518-char remark

   Show marketing remark (518 chars)

   Location Meets Opportunity! Great location and unlimited opportunity. This investment property is ready for transformation. The perfect canvas for someone with a creative eye, ready to reimagine it into a charming investment gem. Buyer will be responsible for verification of lot square footage. Buyer is responsible for verifying school district and utilities. Priced to Sell. NOTE -1. Parcel ID# 0992330000211, aka 811 Little Doe/77532 and Parcel ID # 0992330000271 , aka 807 Little Doe/77532 will be sold together.

3. 2025-03-19
   historical $85,000 518-char remark

   Show marketing remark (518 chars)

   Location Meets Opportunity! Great location and unlimited opportunity. This investment property is ready for transformation. The perfect canvas for someone with a creative eye, ready to reimagine it into a charming investment gem. Buyer will be responsible for verification of lot square footage. Buyer is responsible for verifying school district and utilities. Priced to Sell. NOTE -1. Parcel ID# 0992330000211, aka 811 Little Doe/77532 and Parcel ID # 0992330000271 , aka 807 Little Doe/77532 will be sold together.

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $20,392
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − HOA: −$48
• − Depreciation: −$2,473
• Taxable income: $8,147
• Est. tax owed @ 24.0%: −$1,955
• After-tax cash flow: $7,057/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive renovation and landscaping to become move-in ready. Immediate attention to landscaping and roof repair is essential.

Repairs flagged

• Major landscaping — Overgrown grass and debris
• Major roof — Aged roof

Value-add opportunities

• Both landscaping and lawn care — Improves curb appeal and property value
• Both roof inspection and repair — Ensures structural integrity and prevents further damage

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Overgrown grass and debris	Major	$15,000–50,000
roof · Aged roof	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and lawn care — Improves curb appeal and property value ↑
• Both roof inspection and repair — Ensures structural integrity and prevents further damage ↑

ⓘ 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: Huffman ISD
• NCES district ID: 4823820
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $65,848
• Composite: 30.61/100
• National rank: #6195
• State rank: #500 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 382.0

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 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

3 events — show timeline

• 2026-05-15 Pending — HARMLS
• 2025-04-08 Listed $85,000 HARMLS
• 2025-03-19 Coming Soon $85,000 HARMLS