4418 Davenport St · Houston, TX 77051

$129,999

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 328 Days on market

Built 1950 5,000 sqft lot $193/sqft · 12% above area Est $116k · 12% over

---

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).

• Cash flow +12.1/30.0
• Appreciation +10.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0

Listing remarks MLS

JUST LISTED! You must check out this charming single-family home nestled in South Houston, Texas. It has 2 bedrooms, 1 bathroom, and approximately 672 square feet of living space. This cozy home offers comfort and convenience. Situated on a generous 5,000-square-foot lot, it provides ample outdoor space for relaxation and entertainment. With easy access to 288 and S Loop E, and just a short 15-minute drive from downtown Houston, this property offers the convenience for your everyday life. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Generous lot
• Easy access to 288
• 5,000 sq ft lot

Tags

• GENEROUS LOT
• EASY ACCESS TO 288

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-28 ($-337/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (15.6% below list).
• Recommended offer: $110k (15.6% below list) — sets the bar for 1% rule.

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: Bastian El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 648 students, 99% FRL); Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 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 (+4.8%/yr); 321 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k 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 + 4.8% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $4k; list at $130k implies a 3367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,722 (15.6% 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 328 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.84% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $116,223
• List price: $129,999
• Delta: 11.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4425 Galesburg St	0.03mi	2/1.0	720 (+7%)	2mo	$79,000	$110	85
4357 Elmwood St	0.14mi	2/1.0	650 (-3%)	17mo	$87,000	$134	74
8422 Southview St	0.40mi	2/1.0	700 (+4%)	8mo	$99,000	$141	68
4411 Maggie St	0.28mi	2/1.0	660 (-2%)	23mo	$125,000	$189	65
3910 Stassen St	0.53mi	1/1.0 (-1)	640 (-5%)	22mo	$135,000	$211	44

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.95×
• Total profit: $71,014
• Equity at exit: $117,113

10-year hold

• IRR: 21.9%
• Equity multiple: 6.90×
• Total profit: $214,896
• Equity at exit: $252,559

Cash invested: $36,400 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 321
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$682
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-28

Break-even live

Break-even rent $1,133

Max offer price $125,035

Occupancy floor 98%

Sensitivity live

Price	-10% $45	-5% $9	+0% $-28	+5% $-65	+10% $-102
Rent	-10% $-115	-5% $-71	+0% $-28	+5% $15	+10% $59
Rate	-1.0pp $37	-0.5pp $5	base $-28	+0.5pp $-62	+1.0pp $-96

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4207 Phlox St Unit 1 BEDROOM 4 Houston, TX	1.0	1.0	650	$660	$1.02	45d	1	0.51mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	1d	2	0.51mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	19d	1	0.52mi
4205 Grassmere St Houston, TX	1.0	1.0	680	$800	$1.18	45d	1	0.91mi
1600 Jester St Houston, TX	1.0	1.0	641	$1,195	$1.86	1d	3	0.95mi
4112 Grassmere St Houston, TX	2.0	1.0	711	$700	$0.98	12d	1	0.96mi
5042 Mallow St Houston, TX	2.0	1.0	672	$995	$1.48	7d	1	0.97mi
5010 Carmen St Houston, TX	2.0	1.0	672	$1,095	$1.63	45d	1	1.00mi
4923 Paula St Apt 2 Houston, TX	2.0	1.0	672	$1,095	$1.63	4d	1	1.01mi
5038 Carmen St Apt 1 Houston, TX	2.0	1.0	672	$1,095	$1.63	4d	1	1.05mi
7316 La Salette St Houston, TX	2.0	1.0	513	$1,100	$2.14	26d	1	1.41mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$862	$0.95	45d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $129,999 Active 328 DOM
2. 2026-06-18
   days on market $129,999 Active 325 DOM
3. 2026-06-17
   days on market $129,999 Active 324 DOM
4. 2026-06-16
   days on market $129,999 Active 323 DOM
5. 2026-06-15
   days on market $129,999 Active 322 DOM
6. 2026-06-13
   days on market $129,999 Active 320 DOM
7. 2026-06-10
   days on market $129,999 Active 316 DOM
8. 2026-06-08
   days on market $129,999 Active 315 DOM
9. 2026-06-07
   days on market $129,999 Active 314 DOM
10. 2026-06-04
    days on market $129,999 Active 311 DOM
11. 2026-06-01
    days on market $129,999 Active 308 DOM
12. 2026-05-31
    days on market $129,999 Active 307 DOM
13. 2026-02-19
    price $129,999 718-char remark

    Show marketing remark (718 chars)

    JUST LISTED! You must check out this charming single-family home nestled in South Houston, Texas. It has 2 bedrooms, 1 bathroom, and approximately 672 square feet of living space. This cozy home offers comfort and convenience. Situated on a generous 5,000-square-foot lot, it provides ample outdoor space for relaxation and entertainment. With easy access to 288 and S Loop E, and just a short 15-minute drive from downtown Houston, this property offers the convenience for your everyday life. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

14. 2025-07-28
    listed $131,799 Active 718-char remark

    Show marketing remark (718 chars)

    JUST LISTED! You must check out this charming single-family home nestled in South Houston, Texas. It has 2 bedrooms, 1 bathroom, and approximately 672 square feet of living space. This cozy home offers comfort and convenience. Situated on a generous 5,000-square-foot lot, it provides ample outdoor space for relaxation and entertainment. With easy access to 288 and S Loop E, and just a short 15-minute drive from downtown Houston, this property offers the convenience for your everyday life. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

15. 2006-06-01
    historical
16. 2005-01-18
    listed $46,999
17. 1994-11-03
    soldstatus $3,750

ⓘ 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: $1,908 · $159/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$471/yr (+$39/mo · 24.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $13,167
• − Mortgage interest: −$7,282
• − Property taxes: −$1,908
• − Insurance: −$650
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,782
• Taxable loss: −$2,562
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $278/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

+3366.6% since first listed

5 events — show timeline

• 2026-02-19 Price Changed $129,999 HARMLS
• 2025-07-28 Listed $131,799 HARMLS
• 2006-06-01 Listing Removed — HARMLS
• 2005-01-18 Listed $46,999 HARMLS
• 1994-11-03 Sold (Public Records) $3,750 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,908 · +21.9% YoY. Source: county tax records.