7507 Burt St · Houston, TX 77088

$185,000

2 bd · 2.5 ba · 1,088 sqft · SingleFamily public records · 26 Days on market

Built 2005 Est $159k · 16% over

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Why this score? — see what drove the F 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 +13.9/30.0
• 1% rule +4.4/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming home in a great location. The house is fully remodeled with luxury vinyl floor, granite countertops and brand new appliances-dishwasher, range and microwave and a brand new A/C

Key facts

• Fully remodeled
• Brand new appliances
• Brand new a/c

Tags

• FULLY REMODELED
• GRANITE COUNTERTOPS
• BRAND NEW APPLIANCES
• BRAND NEW A/C

Property features AI

Exterior

• Home design: Built in 2005
• Construction: Living area approximately 1,088
• Exterior features: Located in the Acres Home subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $22 ($264/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (6.2% below list).
• Recommended offer: $174k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• 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.
• Market conditions: Rents soft (-1.0%/yr); 471 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/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 $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 26 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $173,606 (6.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $158,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
955 Lucky St	0.37mi	3/2.0 (+1)	1,064 (-2%)	1mo	$110,000	$103	72
7218 Tippett St	0.29mi	2/1.0	1,040 (-4%)	5mo	$99,995	$96	69
7520 E Maxroy St	0.05mi	3/2.0 (+1)	1,206 (+11%)	12mo	$165,000	$137	62
894 N Victory Dr	0.58mi	2/2.0	1,130 (+4%)	5mo	$165,000	$146	60
7921 Virgil St	0.35mi	3/2.0 (+1)	1,197 (+10%)	6mo	$225,000	$188	55
7816 Beckley St	0.55mi	3/2.0 (+1)	1,114 (+2%)	13mo	$207,000	$186	53
1028 N Victory Dr	0.22mi	3/2.0 (+1)	960 (-12%)	12mo	$200,000	$208	53
6814 Covington Dr	0.72mi	2/3.0	1,180 (+8%)	3mo	$145,000	$123	48
6827 Tuskegee	0.54mi	3/2.0 (+1)	1,188 (+9%)	8mo	$225,000	$189	46
931 Lucky St	0.43mi	3/1.5 (+1)	1,248 (+15%)	6mo	$120,000	$96	41
6828 Knox St	0.69mi	3/1.5 (+1)	1,177 (+8%)	8mo	$240,000	$204	39
6721 Cathcart Dr	0.74mi	2/1.0	1,233 (+13%)	3mo	$146,000	$118	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.35×
• Total profit: $-33,597
• Equity at exit: $27,584

10-year hold

• IRR: -20.0%
• Equity multiple: 0.10×
• Total profit: $-46,833
• Equity at exit: $15,995

Cash invested: $51,800 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 471
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$970
• Tax from tax record: −$302 /mo · $3,627/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $22

Break-even live

Break-even rent $1,708

Max offer price $185,000

Occupancy floor 94%

Sensitivity live

Price	-10% $127	-5% $74	+0% $22	+5% $-30	+10% $-83
Rent	-10% $-115	-5% $-47	+0% $22	+5% $91	+10% $159
Rate	-1.0pp $115	-0.5pp $69	base $22	+0.5pp $-26	+1.0pp $-75

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Junell St Unit A Houston, TX	3.0	2.0	1040	$1,550	$1.49	25d	1	0.48mi
1825 W Little York Rd Houston, TX	2.0	1.0	787	$880	$1.12	45d	1	0.65mi
1464 Ferguson Way Houston, TX	2.0	3.0	850	$1,850	$2.18	45d	1	0.68mi
929 Marjorie St Unit 1060806P Houston, TX	3.0	2.0	1076	$3,091	$2.87	9d	1	0.72mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	0.78mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	0.78mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,750	$1.17	0d	1	0.79mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	0.81mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	45d	1	0.81mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	45d	1	0.81mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	0.81mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	0.83mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	0.83mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	22d	1	0.84mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	0.84mi
783 Fortune St Unit A Houston, TX	3.0	2.5	1328	$1,795	$1.35	18d	1	0.92mi
1450 Dewalt St Houston, TX	3.0	2.5	1371	$2,500	$1.82	45d	1	0.94mi
7903 Moon Beam St Houston, TX	3.0	2.5	1217	$1,700	$1.40	18d	1	1.02mi
7486 N Shepherd Dr Houston, TX	3.0	2.0	1177	$1,290	$1.10	45d	1	1.11mi
2407 Ferguson Way Houston, TX	3.0	2.5	1195	$1,650	$1.38	45d	1	1.13mi
8101 Venus St Unit B Houston, TX	3.0	2.0	1375	$1,595	$1.16	25d	1	1.23mi
8101 Venus St Unit A Houston, TX	3.0	2.0	1375	$1,699	$1.24	25d	1	1.23mi
2602 Dalview St Unit B Houston, TX	2.0	1.0	800	$1,400	$1.75	45d	1	1.40mi
2320 Wavell St Unit A Houston, TX	3.0	2.5	1150	$1,900	$1.65	45d	1	1.40mi
2320 Wavell St Unit B Houston, TX	3.0	2.5	1150	$1,683	$1.46	45d	1	1.40mi
1200 W Tidwell Rd Houston, TX	2.0–3.0	1.0–2.0	938	$1,050	$1.12	0d	11	1.49mi
833 Paul Quinn St Unit A Houston, TX	3.0	2.5	1226	$1,800	$1.47	45d	1	1.50mi
831 Paul Quinn St Unit B Houston, TX	3.0	2.5	1226	$1,800	$1.47	25d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $185,000 Active 26 DOM
2. 2026-06-18
   days on market $185,000 Active 23 DOM
3. 2026-06-17
   days on market $185,000 Active 22 DOM
4. 2026-06-16
   days on market $185,000 Active 21 DOM
5. 2026-06-15
   days on market $185,000 Active 20 DOM
6. 2026-06-13
   days on market $185,000 Active 18 DOM
7. 2026-06-13
   days on market $185,000 Active 17 DOM
8. 2026-06-09
   days on market $185,000 Active 14 DOM
9. 2026-06-08
   days on market $185,000 Active 13 DOM
10. 2026-06-07
    days on market $185,000 Active 12 DOM
11. 2026-06-04
    days on market $185,000 Active 9 DOM
12. 2026-06-03
    days on market $185,000 Active 8 DOM
13. 2026-06-02
    days on market $185,000 Active 7 DOM
14. 2026-06-01
    days on market $185,000 Active 6 DOM
15. 2026-05-31
    days on market $185,000 Active 5 DOM
16. 2026-05-26
    listed $185,000 Active
17. 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: $3,627 · $302/mo
• Projected year-2 tax: $3,627 · $302/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) · 69% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,833
• − Mortgage interest: −$10,363
• − Property taxes: −$3,627
• − Insurance: −$925
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$5,382
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $935/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

• 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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

2 events — show timeline

• 2026-05-26 Listed $185,000 FSBO.com
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2022): $3,627 · +14.3% YoY. Source: county tax records.