919 Christine St · Houston, TX 77017

$175,000

3 bd · 1.0 ba · 1,255 sqft · SingleFamily public records · 37 Days on market

Built 1952 6,599 sqft lot $139/sqft · 10% below area Est $195k · 10% under ↓ 8% since listing

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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 +12.1/15.0
• Cash flow +11.6/30.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Fixer-Upper with Big Potential – Perfect for Owners & Investors Alike! Welcome to 919 Christine St, a wonderful opportunity nestled in an established Houston neighborhood. Whether you're looking to put down roots and build sweat equity or add a value-add property to your portfolio, this home checks all the boxes. Priced to reflect condition — bring your contractor and your creativity! Sold AS-IS. Cash, conventional.

Key facts

• 6,599 sq ft lot
• 2 parking spots
• Built 1952

Property features AI

Exterior

• Parking: Attached carport; Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1952; Slab foundation
• Construction: Aluminum siding; Vinyl siding; Composition roof
• Exterior features: Subdivision lot

Interior

• Bedrooms: Three bedrooms on the first floor; Primary bedroom on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-53 ($-638/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (12.3% below list).
• Recommended offer: $154k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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: Rucker El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 394 students, 96% FRL); Stevenson Middle (math 22% / reading 35%, grade F, #1,122 of 1,662 statewide, top 69%, 1,192 students, 92% FRL); Chavez H S (math 26% / reading 26%, grade F, #1,234 of 1,632 statewide, top 76%, 2,272 students, 93% FRL) — zoned schools average 94% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 88 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 37 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,550 (12.3% 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 37 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.88% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

• ARV (median comp): $195,153
• List price: $175,000
• Delta: -10.33%
• 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
919 Oak Meadows St	0.12mi	3/1.0	1,218 (-3%)	0mo	$195,500	$161	89
1106 Aubert St	0.14mi	3/2.0	1,290 (+3%)	6mo	$215,000	$167	80
1114 Maroby St	0.20mi	3/1.0	1,200 (-4%)	7mo	$215,000	$179	78
306 Ogilvie St	0.33mi	3/1.0	1,310 (+4%)	7mo	$209,000	$160	72
907 Axilda St	0.22mi	3/1.0	1,172 (-7%)	10mo	$139,882	$119	70
5403 Primrose St	0.39mi	4/1.0 (+1)	1,269 (+1%)	6mo	$190,000	$150	70
214 Axilda St	0.43mi	3/1.0	1,203 (-4%)	6mo	$228,000	$190	68
1308 Pecan Dr	0.73mi	3/1.0	1,256 (+0%)	2mo	$120,000	$96	64
4921 Michael Dr	0.44mi	3/1.0	1,140 (-9%)	8mo	$179,900	$158	57
8850 Howard Dr	0.42mi	2/1.5 (-1)	1,072 (-15%)	4mo	$299,900	$280	46
1206 Gober St	0.40mi	3/2.0	1,415 (+13%)	12mo	$233,900	$165	46
5611 Woodlark St	0.61mi	2/1.0 (-1)	1,137 (-9%)	11mo	$75,000	$66	41

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-34,894
• Equity at exit: $26,093

10-year hold

• IRR: -20.3%
• Equity multiple: 0.04×
• Total profit: $-47,123
• Equity at exit: $15,131

Cash invested: $49,000 (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 77017

• Home prices YoY: -21.7%
• Rents YoY: 0.9%
• Active inventory: 88
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$918
• Tax from tax record: −$276 /mo · $3,307/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-53

Break-even live

Break-even rent $1,603

Max offer price $165,607

Occupancy floor 98%

Sensitivity live

Price	-10% $46	-5% $-4	+0% $-53	+5% $-103	+10% $-152
Rent	-10% $-174	-5% $-114	+0% $-53	+5% $7	+10% $68
Rate	-1.0pp $35	-0.5pp $-9	base $-53	+0.5pp $-99	+1.0pp $-145

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 Allen Genoa Rd Houston, TX	1.0–2.0	1.0–2.0	846	$1,715	$2.03	3d	24	0.65mi
4921 Barkley St Houston, TX	3.0	2.0	1502	$1,900	$1.26	21d	1	0.68mi
4806 Allendale Rd Houston, TX	2.0	2.0	1322	$1,152	$0.87	45d	1	0.88mi
4800 Allendale Rd Unit 2162 Houston, TX	2.0	2.0	1322	$1,349	$1.02	7d	1	0.90mi
4800 Allendale Rd Unit 2165 Houston, TX	2.0	2.0	1322	$1,333	$1.01	0d	1	0.90mi
4800 Allendale Rd Unit 425 Houston, TX	2.0	2.0	1322	$1,349	$1.02	9d	1	0.90mi
4800 Allendale Rd Unit 4857 Houston, TX	2.0	2.0	1322	$1,373	$1.04	12d	1	0.90mi
4800 Allendale Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,384	$1.05	12d	1	0.92mi
4206 E Villa St Houston, TX	3.0	1.0	1190	$1,845	$1.55	16d	1	1.10mi
5535 Timber Creek Place Dr Houston, TX	1.0–2.0	1.0–2.0	757	$1,214	$1.60	4d	18	1.26mi
2810 Forest Oaks Blvd Houston, TX	4.0	2.0	1280	$1,675	$1.31	46d	1	1.43mi
1009 Richey St Pasadena, TX	1.0–3.0	1.0–2.0	885	$1,499	$1.69	0d	24	1.47mi

Listing history 15 events

1. 2026-06-21
   days on market $175,000 Active 37 DOM
2. 2026-06-18
   days on market $175,000 Active 34 DOM
3. 2026-06-17
   days on market $175,000 Active 33 DOM
4. 2026-06-16
   days on market $175,000 Active 32 DOM
5. 2026-06-15
   days on market $175,000 Active 31 DOM
6. 2026-06-13
   days on market $175,000 Active 29 DOM
7. 2026-06-10
   days on market $175,000 Active 25 DOM
8. 2026-06-08
   days on market $175,000 Active 24 DOM
9. 2026-06-07
   pricedays on market $175,000 Active 23 DOM
10. 2026-06-04
    days on market $190,000 Active 20 DOM
11. 2026-06-01
    days on market $190,000 Active 17 DOM
12. 2026-05-31
    days on market $190,000 Active 16 DOM
13. 2026-05-16
    listed $190,000 Active 445-char remark
14. 2026-05-13
    historical $190,000 445-char remark
15. 2000-04-19
    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: $3,307 · $276/mo
• Projected year-2 tax: $3,307 · $276/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 18 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: $18,426
• − Mortgage interest: −$9,803
• − Property taxes: −$3,307
• − Insurance: −$875
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$5,091
• Taxable loss: −$3,598
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $225/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): 29,640
• Household income: $51,079
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1601.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 38% White 7% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 65%
• Common ancestry: Lithuanian 1%
• Foreign-born: 39% · Canada, Vietnam
• Languages at home: 32% English-only · Spanish 63% Vietnamese 4%

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: ▼ -76.86%
• Current HPI: 277.3656
• Rent YoY: ▲ 0.88%
• 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

-7.9% since first listed

4 events — show timeline

• 2026-06-06 Price Changed $175,000 HARMLS
• 2026-05-16 Listed $190,000 HARMLS
• 2026-05-13 Coming Soon $190,000 HARMLS
• 2000-04-19 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,307 · +7.9% YoY. Source: county tax records.