6712 Avenue J · Houston, TX 77011

$170,000

3 bd · 2.0 ba · 1,623 sqft · SingleFamily public records · 270 Days on market

Built 1936 7,501 sqft lot $105/sqft · 48% below area Est $327k · 48% under ↓ 23% since listing

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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 +23.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

INVESTOR SPECIAL! Sitting on a generous 7,500 sq. ft. lot in Houston’s historic Magnolia Park, this property offers endless potential with no HOA restrictions. Whether you’re looking to rent, redevelop, or expand, this is a prime opportunity in a neighborhood seeing strong growth and revitalization. Located within walking distance to schools, shops, and local eateries, with quick access to I-610 and US-59, making commutes to Downtown, the Port, and major job centers a breeze. Magnolia Park is rapidly attracting new development and investor attention—positioning this property perfectly for high rental demand, long-term appreciation, and value-add strategies.

Key facts

• Generous lot
• Local eateries
• No hoa restrictions

Tags

• GENEROUS LOT
• NO HOA RESTRICTIONS
• WALKING DISTANCE TO SCHOOLS
• QUICK ACCESS TO I-610
• QUICK ACCESS TO US-59
• LOCAL EATERIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 soft (-2.9%/yr); 161 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,990/mo this rent would consume 48% of the median local household income ($50k/yr) (locally 655% 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 $18k of equity ($1k loan paydown + $17k 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 + 0.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.1

CMA / ARV

• ARV (median comp): $327,336
• List price: $170,000
• Delta: -48.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6624 Avenue J Unit A	0.11mi	3/2.5	1,561 (-4%)	16mo	$349,950	$224	73
6624 Avenue J Unit B	0.11mi	3/2.5	1,561 (-4%)	18mo	$349,950	$224	71
7001 Sherman St	0.44mi	3/2.0	1,646 (+1%)	14mo	$259,900	$158	66
7024 Avenue E	0.47mi	3/2.0	1,678 (+3%)	9mo	$344,000	$205	65
6928 J W Peavy Dr	0.48mi	3/2.0	1,616 (-0%)	16mo	$305,000	$189	63
6918 Avenue L	0.27mi	3/2.0	1,786 (+10%)	15mo	$239,000	$134	58
6826 Avenue Q	0.38mi	2/2.0 (-1)	1,545 (-5%)	15mo	$254,900	$165	57
6827 Avenue Q	0.40mi	3/2.0	1,812 (+12%)	12mo	$245,000	$135	52
6633 Avenue T	0.53mi	4/2.0 (+1)	1,795 (+11%)	3mo	$224,995	$125	51
7226 Avenue F	0.71mi	3/2.0	1,465 (-10%)	10mo	$277,000	$189	42
1727 70th St	0.51mi	3/2.5	1,845 (+14%)	16mo	$345,000	$187	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 3.24×
• Total profit: $106,532
• Equity at exit: $153,149

10-year hold

• IRR: 24.1%
• Equity multiple: 7.05×
• Total profit: $287,954
• Equity at exit: $330,273

Cash invested: $47,600 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$891
• Tax from tax record: −$301 /mo · $3,610/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $309

Break-even live

Break-even rent $1,599

Max offer price $170,000

Occupancy floor 79%

Sensitivity live

Price	-10% $405	-5% $357	+0% $309	+5% $261	+10% $213
Rent	-10% $152	-5% $231	+0% $309	+5% $388	+10% $466
Rate	-1.0pp $395	-0.5pp $352	base $309	+0.5pp $265	+1.0pp $220

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$3,466	$2.81	3d	2	0.44mi
7250 Avenue C Houston, TX	1.0–3.0	1.0–2.0	886	$1,680	$1.90	0d	15	0.74mi
7310 Sherman St Houston, TX	1.0–3.0	1.0–2.0	879	$1,499	$1.71	0d	11	0.86mi
7334 Texas St Houston, TX	3.0	2.0	1782	$2,200	$1.23	44d	1	0.95mi
5504 Texas St Unit 1514810P Houston, TX	3.0	2.5	1808	$7,146	$3.95	0d	1	0.99mi
5502 Texas St Unit 1514806P Houston, TX	3.0	2.5	1808	$7,179	$3.97	0d	1	0.99mi
960 Villa De Matel Rd Houston, TX	2.0	1.0	1056	$1,129	$1.07	25d	1	1.04mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,982	$1.42	44d	1	1.13mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,199	$0.86	25d	1	1.13mi
5121 Polk St Unit 1 Houston, TX	2.0	1.0	1300	$1,600	$1.23	25d	1	1.24mi
4952 Polk St Unit 1531107P Houston, TX	2.0	2.0	1980	$2,327	$1.18	8d	1	1.40mi

Listing history 4 events

1. 2026-02-21
   price $170,000 683-char remark

   Show marketing remark (683 chars)

   INVESTOR SPECIAL! Sitting on a generous 7,500 sq. ft. lot in Houston’s historic Magnolia Park, this property offers endless potential with no HOA restrictions. Whether you’re looking to rent, redevelop, or expand, this is a prime opportunity in a neighborhood seeing strong growth and revitalization. Located within walking distance to schools, shops, and local eateries, with quick access to I-610 and US-59, making commutes to Downtown, the Port, and major job centers a breeze. Magnolia Park is rapidly attracting new development and investor attention—positioning this property perfectly for high rental demand, long-term appreciation, and value-add strategies.

2. 2026-01-16
   price $180,000 683-char remark

   Show marketing remark (683 chars)

   INVESTOR SPECIAL! Sitting on a generous 7,500 sq. ft. lot in Houston’s historic Magnolia Park, this property offers endless potential with no HOA restrictions. Whether you’re looking to rent, redevelop, or expand, this is a prime opportunity in a neighborhood seeing strong growth and revitalization. Located within walking distance to schools, shops, and local eateries, with quick access to I-610 and US-59, making commutes to Downtown, the Port, and major job centers a breeze. Magnolia Park is rapidly attracting new development and investor attention—positioning this property perfectly for high rental demand, long-term appreciation, and value-add strategies.

3. 2025-10-06
   price $200,000 683-char remark

   Show marketing remark (683 chars)

   INVESTOR SPECIAL! Sitting on a generous 7,500 sq. ft. lot in Houston’s historic Magnolia Park, this property offers endless potential with no HOA restrictions. Whether you’re looking to rent, redevelop, or expand, this is a prime opportunity in a neighborhood seeing strong growth and revitalization. Located within walking distance to schools, shops, and local eateries, with quick access to I-610 and US-59, making commutes to Downtown, the Port, and major job centers a breeze. Magnolia Park is rapidly attracting new development and investor attention—positioning this property perfectly for high rental demand, long-term appreciation, and value-add strategies.

4. 2025-08-30
   listed $220,000 Active 683-char remark

   Show marketing remark (683 chars)

   INVESTOR SPECIAL! Sitting on a generous 7,500 sq. ft. lot in Houston’s historic Magnolia Park, this property offers endless potential with no HOA restrictions. Whether you’re looking to rent, redevelop, or expand, this is a prime opportunity in a neighborhood seeing strong growth and revitalization. Located within walking distance to schools, shops, and local eateries, with quick access to I-610 and US-59, making commutes to Downtown, the Port, and major job centers a breeze. Magnolia Park is rapidly attracting new development and investor attention—positioning this property perfectly for high rental demand, long-term appreciation, and value-add strategies.

ⓘ 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: $3,610 · $301/mo
• Projected year-2 tax: $3,610 · $301/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 X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $23,885
• − Mortgage interest: −$9,523
• − Property taxes: −$3,610
• − Insurance: −$850
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$4,945
• Taxable income: $1,135
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $3,438/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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

-22.7% since first listed

4 events — show timeline

• 2026-02-21 Price Changed $170,000 HARMLS
• 2026-01-16 Price Changed $180,000 HARMLS
• 2025-10-06 Price Changed $200,000 HARMLS
• 2025-08-30 Listed $220,000 HARMLS

Property tax history

+6.6%/yr

Latest (2025): $3,610 · +11.6% YoY. Source: county tax records.