102 Georgia St · Houston, TX 77029

$145,000

2 bd · 1.0 ba · 802 sqft · SingleFamily public records · 90 Days on market

Built 1941 6,821 sqft lot $181/sqft · at area comps Est $146k · at est.

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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).

• Cash flow +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• DSCR +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

House Completely remodeled and renovated. Nice open Kitchen, Large corner lot. Large Garage that could be finished out as Garage apt. Nice family neighborhood close to freeways.

Key facts

• Family neighborhood
• Garage apt
• Open kitchen

Tags

• OPEN KITCHEN
• CORNER LOT
• GARAGE APT
• FAMILY NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $132k (9.0% below list).
• Recommended offer: $132k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• 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: Pleasantville El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 233 students, 97% FRL); Holland Middle (math 10% / reading 16%, grade F, #1,609 of 1,662 statewide, top 97%, 644 students, 98% FRL); Furr H S (math 8% / reading 25%, grade F, #1,497 of 1,632 statewide, top 92%, 1,173 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 154 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k 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 + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,945 (9.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 0.91% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (median comp): $146,180
• List price: $145,000
• Delta: -0.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 De Haven St	0.54mi	2/1.0	768 (-4%)	5mo	$138,000	$180	64
153 De Haven St	0.21mi	2/1.0	880 (+10%)	23mo	$150,000	$170	55
411 Owens St	0.51mi	2/1.0	720 (-10%)	13mo	$100,000	$139	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.09×
• Total profit: $84,815
• Equity at exit: $130,627

10-year hold

• IRR: 23.0%
• Equity multiple: 7.04×
• Total profit: $245,138
• Equity at exit: $281,703

Cash invested: $40,600 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 154
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$760
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $92

Break-even live

Break-even rent $1,203

Max offer price $145,000

Occupancy floor 88%

Sensitivity live

Price	-10% $174	-5% $133	+0% $92	+5% $51	+10% $10
Rent	-10% $-12	-5% $40	+0% $92	+5% $144	+10% $196
Rate	-1.0pp $165	-0.5pp $129	base $92	+0.5pp $54	+1.0pp $16

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Delaware St Houston, TX	2.0	1.0	784	$940	$1.20	14d	1	0.49mi
403 Armstrong St Houston, TX	3.0	2.0	909	$1,399	$1.54	0d	1	0.55mi
423 Armstrong St Houston, TX	3.0	2.0	1090	$1,499	$1.38	0d	1	0.60mi
9743 Veyblum St Unit B Houston, TX	3.0	2.0	872	$1,145	$1.31	7d	1	0.76mi
9713 Stedman St Unit b Houston, TX	3.0	2.0	872	$1,095	$1.26	45d	1	0.86mi
9806 Fillmore St Houston, TX	2.0	2.0	850	$1,850	$2.18	45d	1	1.29mi
8534 Fillmore St Houston, TX	3.0	1.0	965	$1,600	$1.66	45d	1	1.36mi
9907 Lanewell St Unit a Houston, TX	3.0	2.0	872	$1,154	$1.32	23d	1	1.42mi

Listing history 16 events

1. 2026-06-21
   days on market $145,000 Active 90 DOM
2. 2026-06-18
   days on market $145,000 Active 87 DOM
3. 2026-06-17
   days on market $145,000 Active 86 DOM
4. 2026-06-16
   days on market $145,000 Active 85 DOM
5. 2026-06-15
   days on market $145,000 Active 84 DOM
6. 2026-06-13
   days on market $145,000 Active 82 DOM
7. 2026-06-10
   days on market $145,000 Active 78 DOM
8. 2026-06-08
   days on market $145,000 Active 77 DOM
9. 2026-06-07
   days on market $145,000 Active 76 DOM
10. 2026-06-04
    pricedays on market $145,000 Active 73 DOM
11. 2026-06-01
    days on market $150,000 Active 70 DOM
12. 2026-05-31
    days on market $150,000 Active 69 DOM
13. 2026-03-23
    listed $150,000 Active 177-char remark

    Show marketing remark (177 chars)

    House Completely remodeled and renovated. Nice open Kitchen, Large corner lot. Large Garage that could be finished out as Garage apt. Nice family neighborhood close to freeways.

14. 2025-06-04
    soldstatus
15. 2025-04-24
    soldstatus
16. 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: $1,555 · $130/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,098/yr (+$92/mo · 70.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 19 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: $15,833
• − Mortgage interest: −$8,122
• − Property taxes: −$1,555
• − Insurance: −$725
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,218
• Taxable loss: −$1,321
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $1,420/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): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

• 2026-03-23 Listed $150,000 HARMLS
• 2025-06-04 Sold (Public Records) — Public Records
• 2025-04-24 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,555 · +14.4% YoY. Source: county tax records.