6811 Saint Augustine St · Houston, TX 77021

$200,000

3 bd · 1.5 ba · 1,554 sqft · SingleFamily public records · 107 Days on market

Built 1951 5,148 sqft lot $129/sqft · 20% below area Est $251k · 20% 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).

• Cash flow +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.3/10.0
• 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 MLS

Three Bedroom, two bathrooms. Updated kitchen, cabinets, backsplash and appliances. Gas stove. Updated bathrooms, sinks, tubs, showers. Located close to major freeways, medical center, universities and downtown Houston!

Key facts

• Gas stove
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• GAS STOVE
• UPDATED BATHROOMS
• CLOSE TO MAJOR FREEWAYS
• CLOSE TO MEDICAL CENTER
• CLOSE TO UNIVERSITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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 (+2.2%/yr); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2,256/mo this rent would consume 59% 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 107 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask is 10711% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1951 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $251,030
• List price: $200,000
• Delta: -20.33%
• 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
6906 England St	0.11mi	3/2.5	1,600 (+3%)	4mo	$309,900	$194	82
4211 Faulkner St	0.23mi	3/2.5	1,610 (+4%)	3mo	$274,900	$171	77
6625 Goforth St	0.27mi	3/1.0	1,489 (-4%)	4mo	$142,000	$95	75
6832 Goforth St	0.17mi	3/1.0	1,392 (-10%)	5mo	$98,000	$70	68
6614 Sherwood Dr	0.24mi	3/2.0	1,701 (+10%)	5mo	$149,900	$88	67
7117 England St Unit C	0.31mi	3/2.5	1,700 (+9%)	1mo	$340,000	$200	65
3838 Daphne St	0.34mi	4/2.0 (+1)	1,461 (-6%)	2mo	$269,000	$184	65
7117 England St Unit A	0.31mi	3/2.5	1,700 (+9%)	5mo	$359,900	$212	62
7117 England St Unit B	0.31mi	3/2.5	1,700 (+9%)	5mo	$359,900	$212	62
4611 Idaho St	0.47mi	4/2.0 (+1)	1,640 (+6%)	4mo	$257,000	$157	58
6401 Goforth St	0.46mi	3/2.5	1,767 (+14%)	4mo	$339,000	$192	48
3618 Zephyr St	0.73mi	3/2.0	1,684 (+8%)	3mo	$299,900	$178	48

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,394
• Equity at exit: $29,821

10-year hold

• IRR: 4.2%
• Equity multiple: 1.29×
• Total profit: $16,432
• Equity at exit: $17,292

Cash invested: $56,000 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$260 /mo · $3,119/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $390

Break-even live

Break-even rent $1,762

Max offer price $200,000

Occupancy floor 78%

Sensitivity live

Price	-10% $503	-5% $447	+0% $390	+5% $333	+10% $277
Rent	-10% $212	-5% $301	+0% $390	+5% $479	+10% $568
Rate	-1.0pp $491	-0.5pp $441	base $390	+0.5pp $338	+1.0pp $286

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6809 Conley St Houston, TX	3.0	4.0	1921	$2,600	$1.35	44d	1	0.07mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.24mi
6731 New York St Houston, TX	3.0	3.0	2211	$2,100	$0.95	44d	1	0.46mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.50mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.50mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	17d	1	0.56mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	21d	1	0.56mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	21d	1	0.56mi
3731 Alsace St Unit 1560804P Houston, TX	3.0	2.0	2002	$3,387	$1.69	3d	1	0.59mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	44d	1	0.62mi
3615 Dreyfus St Houston, TX	3.0	3.0	2011	$2,800	$1.39	44d	1	0.64mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	25d	1	0.68mi
3655 Seabrook St Unit 6 Houston, TX	2.0	1.0	1600	$1,000	$0.62	44d	1	0.69mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.75mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	0.76mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	0.76mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	4d	1	0.87mi
3560 Dixie Dr Unit 3597 Houston, TX	2.0	2.0	1322	$1,434	$1.08	11d	1	0.90mi
3560 Dixie Dr Unit 2162 Houston, TX	2.0	2.0	1322	$1,410	$1.07	6d	1	0.90mi
3560 Dixie Dr Apt 422 Houston, TX	2.0	2.0	1322	$1,410	$1.07	8d	1	0.90mi
3560 Dixie Dr Unit 3617 Houston, TX	2.0	2.0	1322	$1,435	$1.09	44d	1	0.90mi
3560 Dixie Dr Unit 2165 Houston, TX	2.0	2.0	1322	$1,440	$1.09	0d	1	0.90mi
6737 Peerless St Unit A Houston, TX	3.0	3.5	1732	$2,649	$1.53	17d	1	0.94mi
6735 Peerless St Unit CUNIT A Houston, TX	3.0	3.5	1732	$2,649	$1.53	17d	1	0.94mi
6735c Peerless St Houston, TX	3.0	3.5	1732	$2,599	$1.50	0d	1	0.95mi
6336 Culberson St Houston, TX	3.0	3.5	1822	$2,361	$1.30	6d	1	0.95mi
3311 Daphne St Unit 1255369P Houston, TX	3.0	3.5	1797	$6,357	$3.54	0d	1	0.96mi
6334 Culberson St Houston, TX	3.0	3.5	1822	$2,311	$1.27	2d	1	0.96mi
3311 Daphne St Unit 3311 Houston, TX	3.0	3.5	1800	$7,500	$4.17	44d	1	0.96mi
6109 Wayland St Houston, TX	4.0	2.0	1600	$1,595	$1.00	0d	1	0.96mi
7507 Springhill St Houston, TX	3.0	3.5	2000	$4,500	$2.25	44d	1	0.98mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	1.00mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	1.00mi
3644 Griggs Rd Unit 1047940P Houston, TX	3.0	2.5	1399	$2,161	$1.54	2d	1	1.02mi
3360 Alice St Unit 510 Houston, TX	3.0	2.0	1154	$1,172	$1.02	12d	1	1.02mi
3360 Alice St Unit 3174 Houston, TX	3.0	2.0	1154	$1,167	$1.01	0d	1	1.02mi
3360 Alice St Unit 3047 Houston, TX	3.0	2.0	1154	$1,172	$1.02	11d	1	1.04mi
3402 Nathaniel Brown St Unit B Houston, TX	3.0	2.5	1885	$2,025	$1.07	44d	1	1.04mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	44d	1	1.11mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	44d	1	1.15mi

Listing history 21 events

1. 2026-06-18
   days on market $200,000 Active 107 DOM
2. 2026-06-17
   days on market $200,000 Active 106 DOM
3. 2026-06-16
   days on market $200,000 Active 105 DOM
4. 2026-06-15
   days on market $200,000 Active 104 DOM
5. 2026-06-13
   days on market $200,000 Active 102 DOM
6. 2026-06-10
   days on market $200,000 Active 98 DOM
7. 2026-06-08
   days on market $200,000 Active 97 DOM
8. 2026-06-07
   days on market $200,000 Active 96 DOM
9. 2026-06-04
   days on market $200,000 Active 93 DOM
10. 2026-06-01
    days on market $200,000 Active 90 DOM
11. 2026-05-31
    days on market $200,000 Active 89 DOM
12. 2026-05-18
    listed $1,850
13. 2026-03-03
    listed $200,000 Active 219-char remark

    Show marketing remark (219 chars)

    Three Bedroom, two bathrooms. Updated kitchen, cabinets, backsplash and appliances. Gas stove. Updated bathrooms, sinks, tubs, showers. Located close to major freeways, medical center, universities and downtown Houston!

14. 2007-07-12
    soldstatus
15. 2007-01-02
    soldstatus
16. 2007-01-02
    soldstatus
17. 2006-10-24
    historical
18. 2006-05-24
    listed $79,995
19. 2003-11-19
    soldstatus
20. 2000-08-04
    soldstatus
21. 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: $3,119 · $260/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$541/yr (+$45/mo · 17.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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: $27,071
• − Mortgage interest: −$11,203
• − Property taxes: −$3,119
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$5,818
• Taxable income: $1,599
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $4,297/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

-97.7% since first listed

10 events — show timeline

• 2026-05-18 Listed for Rent $1,850 HARMLS
• 2026-03-03 Listed $200,000 HARMLS
• 2007-07-12 Sold (Public Records) — Public Records
• 2007-01-02 Sold (Public Records) — Public Records
• 2007-01-02 Sold (Public Records) — Public Records
• 2006-10-24 Listing Removed — HARMLS
• 2006-05-24 Listed $79,995 HARMLS
• 2003-11-19 Sold (Public Records) — Public Records
• 2000-08-04 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,119 · +0.9% YoY. Source: county tax records.