2411 Leffingwell St · Houston, TX 77026

$220,000

3 bd · 2.0 ba · 1,738 sqft · SingleFamily public records · 150 Days on market

Built 1938 5,000 sqft lot $127/sqft · 31% below area Est $319k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Appreciation +6.9/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Single-story home with a true income-producing ADU / garage apartment. multi-generational living, more privacy, or even rental cash flow. The main house features 3 beds, 2 baths, and a full kitchen. The separate rear unit functions as a detached studio / separate guest suite with 1 bed, 1 bath, its own kitchen, and utility area perfect for extended family, house hacking, or long-term rental income. Total living area is 1,738 SF including both units. Recently updated with new siding, fresh paint, no carpet, and laminate, vinyl, and tile flooring. Major systems already handled: 2017 roof, AC/condenser, and water heater. Move-in ready with just a few final touches to push top dollar. Large covered back patio, quiet neighborhood, and easy access to I-69, I-10, 610, I-45, Downtown, Medical Center, and universities. Perfect starter home or investment near the city. Room sizes approximate; buyer to verify.

Key facts

• Separate guest suite
• Detached studio
• Utility area

Tags

• INCOME PRODUCING ADU
• DETACHED STUDIO
• SEPARATE GUEST SUITE
• UTILITY AREA
• LARGE COVERED BACK PATIO
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (10.0% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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.
• 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.
• Market conditions: Rents rising (+3.1%/yr); 448 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $1,981/mo this rent would consume 61% of the median local household income ($39k/yr) (locally 1531% 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 $10k of equity ($2k loan paydown + $9k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask is 10900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $193,600 (12.0% 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 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 9.3

CMA / ARV

• ARV (median comp): $318,704
• List price: $220,000
• Delta: -30.97%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2207 Dan St	0.36mi	3/2.5	1,736 (-0%)	5mo	$339,000	$195	76
2303 Wipprecht St	0.49mi	3/2.5	1,764 (+2%)	2mo	$329,000	$187	71
3202 Quitman St	0.47mi	3/3.5	1,700 (-2%)	3mo	$355,000	$209	66
2507 Des Chaumes St	0.54mi	3/2.5	1,828 (+5%)	3mo	$289,950	$159	62
4703 Oats St Unit B	0.59mi	3/3.0	1,768 (+2%)	6mo	$359,000	$203	61
3219 Brewster St	0.71mi	3/2.5	1,696 (-2%)	4mo	$319,900	$189	57
3605 New Orleans St	0.55mi	3/2.5	1,884 (+8%)	1mo	$374,900	$199	57
4404 Bond St	0.39mi	3/2.5	1,529 (-12%)	3mo	$295,000	$193	57
3107 Amboy St	0.45mi	3/2.0	1,503 (-14%)	6mo	$280,000	$186	52
2906 Brackenridge St	0.71mi	3/2.0	1,600 (-8%)	2mo	$245,000	$153	52
3115 Evella St	0.70mi	3/2.0	1,488 (-14%)	2mo	$309,900	$208	42
2710 Jensen Creek Ln	0.74mi	3/2.5	1,508 (-13%)	0mo	$299,900	$199	41

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

Projected returns pro-forma

3.89% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.51×
• Total profit: $31,332
• Equity at exit: $110,167

10-year hold

• IRR: 10.6%
• Equity multiple: 2.75×
• Total profit: $107,808
• Equity at exit: $179,098

Cash invested: $61,600 (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 77026

• Home prices YoY: 1.5%
• Rents YoY: 3.1%
• Active inventory: 448
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$414 /mo · $4,967/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-94

Break-even live

Break-even rent $2,100

Max offer price $203,315

Occupancy floor 100%

Sensitivity live

Price	-10% $30	-5% $-32	+0% $-94	+5% $-157	+10% $-219
Rent	-10% $-251	-5% $-173	+0% $-94	+5% $-16	+10% $62
Rate	-1.0pp $16	-0.5pp $-38	base $-94	+0.5pp $-151	+1.0pp $-209

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	23d	1	0.40mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	22d	1	0.58mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	22d	1	0.58mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	45d	1	0.59mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	45d	1	0.59mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	45d	1	0.71mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	45d	1	0.72mi
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	45d	1	0.77mi
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	45d	1	0.85mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	45d	1	0.85mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	9d	1	0.91mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	45d	1	0.91mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,376	$3.10	0d	1	0.97mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	45d	1	0.97mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	45d	1	0.99mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	9d	1	0.99mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	45d	1	1.09mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	45d	1	1.16mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	45d	1	1.17mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	45d	1	1.24mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$2,922	$1.47	0d	1	1.26mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	9d	1	1.31mi
4711 Sayers St Unit A Houston, TX	2.0	1.0	1200	$1,650	$1.38	45d	1	1.35mi
3910 Woolworth St Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	1.39mi

Listing history 22 events

1. 2026-06-13
   days on market $220,000 Active 150 DOM
2. 2026-06-10
   days on market $220,000 Active 146 DOM
3. 2026-06-08
   pricedays on market $220,000 Active 145 DOM
4. 2026-06-07
   days on market $225,000 Active 144 DOM
5. 2026-06-04
   days on market $225,000 Active 141 DOM
6. 2026-06-01
   days on market $225,000 Active 138 DOM
7. 2026-05-31
   days on market $225,000 Active 137 DOM
8. 2026-05-12
   listed $2,000
9. 2026-04-06
   price $225,000 913-char remark

   Show marketing remark (913 chars)

   Single-story home with a true income-producing ADU / garage apartment. multi-generational living, more privacy, or even rental cash flow. The main house features 3 beds, 2 baths, and a full kitchen. The separate rear unit functions as a detached studio / separate guest suite with 1 bed, 1 bath, its own kitchen, and utility area perfect for extended family, house hacking, or long-term rental income. Total living area is 1,738 SF including both units. Recently updated with new siding, fresh paint, no carpet, and laminate, vinyl, and tile flooring. Major systems already handled: 2017 roof, AC/condenser, and water heater. Move-in ready with just a few final touches to push top dollar. Large covered back patio, quiet neighborhood, and easy access to I-69, I-10, 610, I-45, Downtown, Medical Center, and universities. Perfect starter home or investment near the city. Room sizes approximate; buyer to verify.

10. 2026-02-23
    price $230,000 913-char remark

    Show marketing remark (913 chars)

    Single-story home with a true income-producing ADU / garage apartment. multi-generational living, more privacy, or even rental cash flow. The main house features 3 beds, 2 baths, and a full kitchen. The separate rear unit functions as a detached studio / separate guest suite with 1 bed, 1 bath, its own kitchen, and utility area perfect for extended family, house hacking, or long-term rental income. Total living area is 1,738 SF including both units. Recently updated with new siding, fresh paint, no carpet, and laminate, vinyl, and tile flooring. Major systems already handled: 2017 roof, AC/condenser, and water heater. Move-in ready with just a few final touches to push top dollar. Large covered back patio, quiet neighborhood, and easy access to I-69, I-10, 610, I-45, Downtown, Medical Center, and universities. Perfect starter home or investment near the city. Room sizes approximate; buyer to verify.

11. 2026-01-14
    listed $240,000 Active 913-char remark

    Show marketing remark (913 chars)

    Single-story home with a true income-producing ADU / garage apartment. multi-generational living, more privacy, or even rental cash flow. The main house features 3 beds, 2 baths, and a full kitchen. The separate rear unit functions as a detached studio / separate guest suite with 1 bed, 1 bath, its own kitchen, and utility area perfect for extended family, house hacking, or long-term rental income. Total living area is 1,738 SF including both units. Recently updated with new siding, fresh paint, no carpet, and laminate, vinyl, and tile flooring. Major systems already handled: 2017 roof, AC/condenser, and water heater. Move-in ready with just a few final touches to push top dollar. Large covered back patio, quiet neighborhood, and easy access to I-69, I-10, 610, I-45, Downtown, Medical Center, and universities. Perfect starter home or investment near the city. Room sizes approximate; buyer to verify.

12. 2020-04-07
    historical
13. 2019-07-01
    listed $150,000 Active
14. 2016-10-13
    soldstatus
15. 2016-10-13
    soldstatus
16. 2016-07-28
    soldstatus Sold
17. 2016-07-14
    status Pending
18. 2016-06-28
    price $27,000
19. 2016-06-15
    price $32,900
20. 2016-06-08
    price $33,000
21. 2016-05-25
    listed $40,000 Active
22. 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: $4,967 · $414/mo
• Projected year-2 tax: $4,967 · $414/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 (shaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,770
• − Mortgage interest: −$12,323
• − Property taxes: −$4,967
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$6,400
• Taxable loss: −$4,824
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $24/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): 21,981
• Household income: $39,211
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1531.0

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▲ 3.89%
• Current HPI: 267.5995
• Rent YoY: ▲ 3.08%
• 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

-95.0% since first listed

15 events — show timeline

• 2026-05-12 Listed for Rent $2,000 HARMLS
• 2026-04-06 Price Changed $225,000 HARMLS
• 2026-02-23 Price Changed $230,000 HARMLS
• 2026-01-14 Listed $240,000 HARMLS
• 2020-04-07 Listing Removed — HARMLS
• 2019-07-01 Listed $150,000 HARMLS
• 2016-10-13 Sold (Public Records) — Public Records
• 2016-10-13 Sold (Public Records) — Public Records
• 2016-07-28 Sold (MLS) — HARMLS
• 2016-07-14 Pending — HARMLS
• 2016-06-28 Price Changed $27,000 HARMLS
• 2016-06-15 Price Changed $32,900 HARMLS
• 2016-06-08 Price Changed $33,000 HARMLS
• 2016-05-25 Listed $40,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+14.4%/yr

Latest (2025): $4,967 · +10.5% YoY. Source: county tax records.