2112 Davis St · Houston, TX 77026

$180,000

3 bd · 2.0 ba · 1,096 sqft · SingleFamily public records · 413 Days on market

Built 2009 3,402 sqft lot $164/sqft · 22% below area Est $231k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Appreciation +6.9/10.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 2112 Davis! This charming duplex features carpet-free floors, granite countertops in the kitchen and bathrooms, and a spacious fenced backyard. Located just minutes from Midtown, EaDo, Minute Maid Park, and the Heights, this property offers convenience and comfort. Enjoy easy access to local attractions, dining, and shopping. Currently tenant-occupied, please respect their privacy by not disturbing.

Key facts

• Carpet-free floors
• Granite countertops
• 3,402 sq ft lot

Tags

• CARPET-FREE FLOORS
• GRANITE COUNTERTOPS
• SPACIOUS FENCED BACKYARD

🏷️ Possibly a rental listed for sale. The $180,000 price doesn't fit this home's estimated sale value (~$230,694) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $43 ($512/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 $177k (1.7% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 (+3.1%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,769/mo this rent would consume 54% of the median local household income ($39k/yr) (locally 1531% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.1% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 413 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask is 11900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 413 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.98% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (median comp): $230,694
• List price: $180,000
• Delta: -21.97%
• 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
1912 Semmes St	0.35mi	2/1.0 (-1)	1,104 (+1%)	2mo	$65,000	$59	72
2111 Davis St	0.03mi	3/2.0	1,243 (+13%)	6mo	$175,000	$141	71
2006 Stevens St	0.10mi	3/2.0	1,243 (+13%)	6mo	$225,000	$181	68
3053 Noble St	0.23mi	2/1.0 (-1)	1,200 (+10%)	1mo	$64,497	$54	64
2112 Terry St	0.61mi	3/1.0	1,132 (+3%)	2mo	$119,500	$106	60
2710 Stevens St	0.51mi	3/2.0	1,168 (+7%)	7mo	$203,900	$175	60
2112 Des Chaumes St	0.27mi	2/2.5 (-1)	955 (-13%)	1mo	$239,900	$251	58
2114 Des Chaumes St	0.27mi	2/2.5 (-1)	1,000 (-9%)	10mo	$235,000	$235	58
1409 Morris St	0.69mi	3/3.0	1,148 (+5%)	0mo	$315,000	$274	56
2116 Des Chaumes St	0.27mi	2/2.5 (-1)	955 (-13%)	5mo	$240,000	$251	55
1816 Mckee St	0.60mi	3/1.0	1,170 (+7%)	5mo	$200,000	$171	53
2405 Pannell St	0.62mi	3/1.5	1,230 (+12%)	3mo	$99,500	$81	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.89% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.66×
• Total profit: $33,288
• Equity at exit: $90,137

10-year hold

• IRR: 12.8%
• Equity multiple: 3.08×
• Total profit: $104,760
• Equity at exit: $146,534

Cash invested: $50,400 (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 77026

• Home prices YoY: 1.5%
• Rents YoY: 3.1%
• Active inventory: 445
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$944
• Tax from tax record: −$336 /mo · $4,033/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $43

Break-even live

Break-even rent $1,715

Max offer price $180,000

Occupancy floor 93%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	24d	1	0.27mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	44d	1	0.34mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	44d	1	0.50mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	0.53mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.63mi
2209 Gano St Unit 3 Houston, TX	2.0	1.0	700	$1,200	$1.71	44d	1	0.72mi
2209 Gano St Unit 4 Houston, TX	2.0	1.0	700	$1,250	$1.79	44d	1	0.72mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	44d	1	0.75mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	2d	19	0.78mi
1550 Leona St Unit 1587 Houston, TX	2.0	2.0	1131	$1,942	$1.72	44d	1	0.84mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	2d	16	0.91mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	1.03mi
1514 Everett St Houston, TX	2.0	1.0	970	$1,840	$1.90	20d	1	1.05mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	8d	1	1.14mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	11d	1	1.14mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	44d	1	1.14mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	5d	1	1.14mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	5d	1	1.14mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	11d	1	1.14mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	44d	1	1.14mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,082	$1.83	3d	1	1.14mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,682	$1.74	3d	1	1.14mi
1725 N Main St Houston, TX	2.0	2.0	988	$2,263	$2.29	44d	1	1.17mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,354	$2.37	3d	42	1.18mi
2016 N Main St Houston, TX	2.0	2.0	1169	$2,200	$1.88	44d	1	1.18mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	22d	1	1.19mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	1d	69	1.23mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	21d	16	1.23mi
2310 N Main St Houston, TX	2.0	2.0	997	$1,687	$1.69	44d	1	1.25mi
412 Paschall St Unit 1316398P Houston, TX	3.0	2.0	1130	$4,840	$4.28	13d	1	1.27mi
914 Bunton St Houston, TX	3.0	2.0	1389	$1,950	$1.40	44d	1	1.28mi
2623 Keene St Houston, TX	2.0	1.0–2.0	965	$3,280	$3.40	17d	44	1.40mi
2115 Runnels St Houston, TX	2.0	2.0	1053	$1,775	$1.69	44d	1	1.40mi
200 Hogan St Houston, TX	2.0	2.0	1058	$1,904	$1.80	12d	1	1.41mi
2115 Runnels St Unit 2174 Houston, TX	2.0	2.0	959	$1,863	$1.94	11d	1	1.41mi
2115 Runnels St Unit 2162 Houston, TX	2.0	2.0	959	$1,839	$1.92	5d	1	1.41mi
2115 Runnels St Unit 422 Houston, TX	2.0	2.0	959	$1,839	$1.92	8d	1	1.41mi
2115 Runnels St Unit 2148 Houston, TX	2.0	2.0	959	$1,831	$1.91	3d	1	1.41mi
2115 Runnels St Unit 2152 Houston, TX	2.0	2.0	959	$1,864	$1.94	44d	1	1.41mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	21d	1	1.41mi

Listing history 23 events

1. 2026-06-18
   days on market $180,000 Active 413 DOM
2. 2026-06-17
   days on market $180,000 Active 412 DOM
3. 2026-06-16
   days on market $180,000 Active 411 DOM
4. 2026-06-15
   days on market $180,000 Active 410 DOM
5. 2026-06-13
   days on market $180,000 Active 408 DOM
6. 2026-06-10
   days on market $180,000 Active 404 DOM
7. 2026-06-08
   days on market $180,000 Active 403 DOM
8. 2026-06-07
   days on market $180,000 Active 402 DOM
9. 2026-06-04
   days on market $180,000 Active 399 DOM
10. 2026-06-01
    days on market $180,000 Active 396 DOM
11. 2026-05-31
    days on market $180,000 Active 395 DOM
12. 2026-04-19
    listed $1,500
13. 2025-11-25
    price $180,000 413-char remark

    Show marketing remark (413 chars)

    Welcome to 2112 Davis! This charming duplex features carpet-free floors, granite countertops in the kitchen and bathrooms, and a spacious fenced backyard. Located just minutes from Midtown, EaDo, Minute Maid Park, and the Heights, this property offers convenience and comfort. Enjoy easy access to local attractions, dining, and shopping. Currently tenant-occupied, please respect their privacy by not disturbing.

14. 2025-05-01
    listed $190,000 Active 413-char remark

    Show marketing remark (413 chars)

    Welcome to 2112 Davis! This charming duplex features carpet-free floors, granite countertops in the kitchen and bathrooms, and a spacious fenced backyard. Located just minutes from Midtown, EaDo, Minute Maid Park, and the Heights, this property offers convenience and comfort. Enjoy easy access to local attractions, dining, and shopping. Currently tenant-occupied, please respect their privacy by not disturbing.

15. 2024-11-16
    historical $1,400
16. 2024-08-28
    listed $1,400
17. 2010-07-09
    historical
18. 2009-09-18
    historical
19. 2009-09-17
    listed $99,900
20. 2007-06-22
    listed $44,200
21. 2004-04-23
    soldstatus
22. 2003-07-10
    soldstatus
23. 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: $4,033 · $336/mo
• Projected year-2 tax: $4,033 · $336/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) · 70% 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: $21,231
• − Mortgage interest: −$10,083
• − Property taxes: −$4,033
• − Insurance: −$900
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$5,236
• Taxable loss: −$2,418
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $1,093/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): 21,981
• Household income: $39,211
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1531.0

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▲ 3.89%
• Current HPI: 267.5995
• Rent YoY: ▲ 3.08%
• 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

-96.6% since first listed

12 events — show timeline

• 2026-04-19 Listed for Rent $1,500 HARMLS
• 2025-11-25 Price Changed $180,000 HARMLS
• 2025-05-01 Listed $190,000 HARMLS
• 2024-11-16 Rental Removed $1,400 HARMLS
• 2024-08-28 Listed for Rent $1,400 HARMLS
• 2010-07-09 Listing Removed — HARMLS
• 2009-09-18 Listing Removed — HARMLS
• 2009-09-17 Listed $99,900 HARMLS
• 2007-06-22 Listed $44,200 HARMLS
• 2004-04-23 Sold (Public Records) — Public Records
• 2003-07-10 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,033 · -12.3% YoY. Source: county tax records.