3817 Mohawk St · Houston, TX 77093

$90,000

2 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 32 Days on market

Built 1967 9,252 sqft lot $80/sqft · 50% below area Est $179k · 50% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• 1% rule +9.8/10.0
• DSCR +9.8/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Key facts

• Fix-and-flip project
• New construction
• Desirable lot

Tags

• DESIRABLE LOT
• FIX-AND-FLIP PROJECT
• NEW CONSTRUCTION
• STRONG GROWTH
• REDEVELOPMENT POTENTIAL

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Home design: Residential property; Single-story (first floor living areas listed)
• Construction: Built in 1967; Slab foundation; Composition roof; Construction materials: Unknown
• Exterior features: Lot features: Other; Lot area approximately 9,250 square feet (0.2124 acres)

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Two bedrooms on the first floor
• Bathrooms: 1 full bathroom
• Interior features: Living room on the first floor; Kitchen on the first floor; Bathroom on the first floor; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (29.1% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $64k (29.1% below list) — sets the bar for cash-flow.
• Cap rate 9.9% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Orange Grove El (math 11% / reading 13%, grade F, #4,207 of 4,322 statewide, top 98%, 581 students, 96% FRL); Hambrick Middle (math 12% / reading 22%, grade F, #1,520 of 1,662 statewide, top 92%, 1,021 students, 93% FRL); Aldine H S (math 15% / reading 20%, grade F, #1,451 of 1,632 statewide, top 89%, 2,663 students, 94% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 148 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 34% of the median local income ($47k/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 $622 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $63,792 (29.1% 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 32 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.48% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 5.6

CMA / ARV

• ARV (median comp): $178,887
• List price: $90,000
• Delta: -49.69%
• 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
11042 Epsom Rd	0.34mi	2/1.0	1,148 (+2%)	13mo	$90,000	$78	70
3802 Castledale Dr	0.49mi	3/1.5 (+1)	1,159 (+3%)	16mo	$200,000	$173	51
4214 Castledale Dr	0.47mi	3/1.5 (+1)	1,047 (-7%)	13mo	$175,000	$167	48
4403 Merrimac St	0.58mi	3/1.0 (+1)	1,092 (-3%)	18mo	$225,000	$206	48
3522 Castledale Dr	0.53mi	3/1.5 (+1)	992 (-12%)	6mo	$150,000	$151	44
3602 Castledale Dr	0.52mi	3/1.5 (+1)	1,006 (-11%)	10mo	$224,000	$223	43
3007 Trenton Rd	0.67mi	3/1.0 (+1)	1,263 (+12%)	1mo	$175,000	$139	42
2918 Hurlingham St	0.75mi	3/2.0 (+1)	1,126 (+0%)	16mo	$185,000	$164	42
3126 Mierianne St	0.74mi	3/1.0 (+1)	1,188 (+6%)	11mo	$205,000	$173	42
2931 Barksdale Dr	0.74mi	3/1.0 (+1)	1,026 (-9%)	10mo	$150,000	$146	37
3411 Castledale Dr	0.62mi	3/1.5 (+1)	1,010 (-10%)	16mo	$165,000	$163	34
10930 Ell Rd	0.69mi	2/1.0	960 (-15%)	14mo	$140,000	$146	32

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 · 5.31% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.18×
• Total profit: $-20,757
• Equity at exit: $13,419

10-year hold

• IRR: -8.1%
• Equity multiple: 0.39×
• Total profit: $-15,458
• Equity at exit: $7,782

Cash invested: $25,200 (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 77093

• Home prices YoY: -9.9%
• Rents YoY: 5.3%
• Active inventory: 148
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$266 /mo · $3,190/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-152

Break-even live

Break-even rent $1,521

Max offer price $63,792

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-127	+0% $-152	+5% $-178	+10% $-203
Rent	-10% $-257	-5% $-205	+0% $-152	+5% $-100	+10% $-47
Rate	-1.0pp $-107	-0.5pp $-130	base $-152	+0.5pp $-176	+1.0pp $-199

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   status Pending 471-char remark
2. 2026-04-20
   listed $90,000 Active 471-char remark
3. 1989-04-13
   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: $3,190 · $266/mo
• Projected year-2 tax: $3,190 · $266/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 4/10 Moderate FEMA zone AE · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,940
• − Mortgage interest: −$5,041
• − Property taxes: −$3,190
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$2,618
• Taxable loss: −$3,028
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $-1,102/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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): 46,407
• Household income: $46,766
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1815.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 24% Black 11% White 6% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Foreign-born: 34% · Canada
• Languages at home: 30% English-only · Spanish 70%

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: ▼ -30.53%
• Current HPI: 277.4914
• Rent YoY: ▲ 5.31%
• 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

4 events — show timeline

• 2026-05-22 Pending — HARMLS
• 2026-05-04 Pending — HARMLS
• 2026-04-20 Listed $90,000 HARMLS
• 1989-04-13 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,190 · +8.8% YoY. Source: county tax records.