1718 Pannell St · Houston, TX 77020

$125,000

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 31 Days on market

Built 1930 5,501 sqft lot Est $205k · 39% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Key facts

• 5,501 sq ft lot
• Parking
• Built 1930

Property features AI

Exterior

• Parking: Additional parking available; No designated parking noted
• Utilities: Public sewer
• Home design: Residential property facing south; Single-story entry (rooms listed as first floor)
• Construction: Built in 1930; Composition roof; Foundation: pillar/post/pier and slab; Construction materials listed as unknown
• Exterior features: Located in a subdivision

Interior

• Kitchen: Kitchen on the first floor (approx. 10 x 12)
• Bedrooms: Primary bedroom on the first floor (approx. 12 x 15); Additional bedroom on the first floor (approx. 10 x 12) — home shows 2 possible bedrooms
• Bathrooms: 1 full bathroom (primary bathroom on the first floor, approx. 10 x 12)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tub with shower; Kitchen and dining combined

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

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: Fleming Middle (math 10% / reading 15%, grade F, #1,616 of 1,662 statewide, top 97%, 384 students, 97% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% 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 15% at this address vs 31% district-wide (-16 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 rising fast (+4.3%/yr); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.3% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $125k implies a 432% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.46%
• DSCR: 2.04
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $204,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2004 Worms St	0.18mi	2/2.0	1,344 (+2%)	1mo	$259,000	$193	84
1811 Pannell St Unit C	0.06mi	2/2.0	1,381 (+5%)	7mo	$275,000	$199	80
1413 Featherstone St	0.28mi	3/2.5 (+1)	1,344 (+2%)	11mo	$184,000	$137	64
3053 Noble St	0.48mi	2/1.0	1,200 (-9%)	1mo	$64,497	$54	62
2405 Pannell St	0.45mi	3/1.5 (+1)	1,230 (-7%)	3mo	$99,500	$81	58
5001 Farmer St	0.73mi	2/2.0	1,360 (+3%)	2mo	$299,000	$220	56
4803 Farmer St	0.64mi	2/1.0	1,200 (-9%)	7mo	$140,000	$117	49
2214 Brackenridge St	0.63mi	3/2.0 (+1)	1,387 (+5%)	9mo	$205,000	$148	46
4214 Quitman St	0.48mi	3/2.0 (+1)	1,128 (-14%)	0mo	$174,999	$155	44
4034 Wylie St	0.73mi	3/2.0 (+1)	1,246 (-6%)	6mo	$194,000	$156	43
2006 Stevens St	0.72mi	3/2.0 (+1)	1,243 (-6%)	6mo	$225,000	$181	43
2111 Davis St	0.71mi	3/2.0 (+1)	1,243 (-6%)	6mo	$175,000	$141	43

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 4.27×
• Total profit: $114,380
• Equity at exit: $112,610

10-year hold

• IRR: 37.4%
• Equity multiple: 9.81×
• Total profit: $308,371
• Equity at exit: $242,848

Cash invested: $35,000 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$656
• Tax from tax record: −$226 /mo · $2,711/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $684

Break-even live

Break-even rent $1,182

Max offer price $125,000

Occupancy floor 62%

Sensitivity live

Price	-10% $755	-5% $720	+0% $684	+5% $649	+10% $613
Rent	-10% $522	-5% $603	+0% $684	+5% $765	+10% $846
Rate	-1.0pp $747	-0.5pp $716	base $684	+0.5pp $652	+1.0pp $619

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	44d	1	0.16mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.30mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	8d	1	0.50mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	44d	1	0.51mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	21d	1	0.59mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	21d	1	0.59mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	44d	1	0.87mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	8d	1	0.88mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,931	$3.50	0d	1	1.06mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	44d	1	1.07mi
1556 Leona St Houston, TX	1.0	1.0	905	$1,505	$1.66	44d	1	1.21mi
2704 Sam Wilson St Unit 1391353P Houston, TX	2.0	2.0	1001	$2,082	$2.08	0d	1	1.23mi
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	44d	1	1.23mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,320	$1.32	6d	1	1.25mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	2d	19	1.27mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	21d	16	1.28mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$2,713	$2.80	2d	69	1.28mi
1550 Leona St Unit 1587 Houston, TX	2.0	2.0	1131	$1,942	$1.72	44d	1	1.32mi
1550 Burnett St Houston, TX	1.0–2.0	1.0–2.0	877	$2,108	$2.40	0d	37	1.40mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	0d	14	1.40mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	44d	1	1.42mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	5d	1	1.42mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	11d	1	1.42mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	8d	1	1.42mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,120	$1.87	0d	1	1.42mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	44d	1	1.42mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	11d	1	1.42mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,682	$1.74	3d	1	1.42mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	6d	1	1.42mi
2115 Runnels St Houston, TX	2.0	2.0	1053	$1,775	$1.69	44d	1	1.48mi
2115 Runnels St Unit 2152 Houston, TX	2.0	2.0	959	$1,864	$1.94	44d	1	1.48mi
2115 Runnels St Unit 2148 Houston, TX	2.0	2.0	959	$1,869	$1.95	0d	1	1.48mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	12d	1	1.48mi
2115 Runnels St Unit 422 Houston, TX	2.0	2.0	959	$1,839	$1.92	8d	1	1.48mi
2115 Runnels St Unit 2174 Houston, TX	2.0	2.0	959	$1,863	$1.94	11d	1	1.48mi
2115 Runnels St Unit 2162 Houston, TX	2.0	2.0	959	$1,839	$1.92	6d	1	1.48mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	11d	1	1.48mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,051	$1.66	0d	1	1.48mi
711 William St Houston, TX	1.0	1.0	960	$1,700	$1.77	18d	1	1.50mi
711 William St Houston, TX	1.0	1.0	1340	$2,250	$1.68	44d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $125,000 Active 31 DOM
2. 2026-06-17
   days on market $125,000 Active 30 DOM
3. 2026-06-16
   days on market $125,000 Active 29 DOM
4. 2026-06-15
   days on market $125,000 Active 28 DOM
5. 2026-06-13
   days on market $125,000 Active 26 DOM
6. 2026-06-10
   days on market $125,000 Active 22 DOM
7. 2026-06-08
   days on market $125,000 Active 21 DOM
8. 2026-06-07
   days on market $125,000 Active 20 DOM
9. 2026-06-04
   days on market $125,000 Active 17 DOM
10. 2026-06-01
    days on market $125,000 Active 14 DOM
11. 2026-05-31
    days on market $125,000 Active 13 DOM
12. 2026-05-18
    listed $125,000 Active
13. 1993-02-03
    soldstatus
14. 1991-08-01
    soldstatus $23,500

ⓘ 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: $2,711 · $226/mo
• Projected year-2 tax: $2,711 · $226/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 6/10 Major FEMA zone X (unshaded) · 71% 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: $24,573
• − Mortgage interest: −$7,002
• − Property taxes: −$2,711
• − Insurance: −$625
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$3,636
• Taxable income: $6,667
• Est. tax owed @ 24.0%: −$1,600
• After-tax cash flow: $6,611/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

+431.9% since first listed

3 events — show timeline

• 2026-05-18 Listed $125,000 HARMLS
• 1993-02-03 Sold (Public Records) — Public Records
• 1991-08-01 Sold (Public Records) $23,500 Public Records

Property tax history

+13.4%/yr

Latest (2025): $2,711 · +1.6% YoY. Source: county tax records.