1213 Crockett St · Houston, TX 77007

$549,000

4 bd · 3.5 ba · 3,003 sqft · SingleFamily public records · 18 Days on market

Built 2017 3,855 sqft lot $183/sqft · 8% above area Est $511k · 8% over

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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 +19.8/30.0
• 1% rule +6.4/10.0
• DSCR +6.3/10.0
• ARV discount +4.1/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED BELOW MARKET VALUE- PRICED TO SELL! Welcome to 1213 Crockett Street, a modern style 4 bedroom, 4.5 bath home in the heart of Houston’s historic First Ward, offering the highly sought after convenience of first floor living. JUST updated with fresh interior paint, brand new carpet, and a newly installed HVAC system this home is truly move in ready. The functional layout features spacious living areas filled with natural light, making it ideal for both everyday living and entertaining. Step outside to enjoy a generous backyard, a rare find in this area, perfect for outdoor dining, pets, or future enhancements. A private driveway provides off-street parking and added privacy, enha

Key facts

• Private driveway
• Prime urban location
• First floor living

Tags

• FIRST FLOOR LIVING
• GENEROUS BACKYARD
• PRIVATE DRIVEWAY
• PRIME URBAN LOCATION

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway access; Garage with door opener
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Entry level: Slab foundation
• Construction: Built in 2017; Cement siding and stucco exterior; Composition roof; Slab foundation
• Exterior features: Fenced backyard; Sprinkler / irrigation system; Back yard fencing

Interior

• Kitchen: Dishwasher; Electric oven; Gas range; Microwave; Refrigerator; Garbage disposal; Kitchen island
• Bedrooms: Primary bedroom (Second floor); Three additional bedrooms (Second floor)
• Flooring: Carpet; Tile; Wood
• Bathrooms: Three full bathrooms; One half bathroom; Double vanities in baths
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Has heating; Has cooling
• Interior features: Balcony; Double vanity in bathrooms; High ceilings; Kitchen island; Kitchen open to family room; Primary bedroom with attached bath; Soaking tub; Separate shower; Wired for sound; Window treatments; Ceiling fans; Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $549k).
• Recommended offer: $541k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Hogg Middle (math 44% / reading 48%, grade D+, #462 of 1,662 statewide, top 28%, 1,120 students, 52% FRL); Heights H S (math 27% / reading 57%, grade F, #730 of 1,632 statewide, top 47%, 2,476 students, 65% FRL).
• Zoned-school proficiency averages 44% at this address vs 31% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.8%/yr); 651 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $6,286/mo this rent would consume 52% of the median local household income ($145k/yr) (locally 1812% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 18 days — a 2% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $540,765 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 1.14% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

• ARV (median comp): $510,504
• List price: $549,000
• Delta: 11.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 Crockett St Unit A	0.20mi	4/3.5	2,991 (-0%)	4mo	$599,000	$200	86
1518 Houston Ave	0.17mi	4/3.5	2,868 (-4%)	7mo	$675,000	$235	78
1411 Beachton St	0.19mi	3/4.5 (-1)	2,988 (-0%)	4mo	$559,000	$187	78
1308 Edwards Unit B	0.18mi	4/4.5	2,840 (-5%)	3mo	$799,900	$282	76
1511 Crockett St Unit B	0.20mi	4/3.5	3,330 (+11%)	5mo	$599,000	$180	68
2713 Beauchamp St	0.73mi	4/3.5	3,002 (-0%)	1mo	$1,059,900	$353	65
2715 Beauchamp St	0.73mi	4/3.5	3,002 (-0%)	2mo	$1,059,900	$353	64
1509 Colorado St	0.35mi	3/3.5 (-1)	2,780 (-7%)	8mo	$650,000	$234	59
1104 Dart St	0.24mi	3/2.5 (-1)	2,580 (-14%)	3mo	$599,900	$233	54
1108 Dart St	0.24mi	3/2.5 (-1)	2,572 (-14%)	9mo	$624,900	$243	48
2708 Morrison St	0.68mi	4/3.5	3,388 (+13%)	7mo	$1,649,000	$487	41
1730 White Oak Dr	0.67mi	3/2.5 (-1)	3,388 (+13%)	4mo	$1,425,000	$421	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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-65,535
• Equity at exit: $81,858

10-year hold

• IRR: -9.1%
• Equity multiple: 0.52×
• Total profit: $-73,220
• Equity at exit: $47,467

Cash invested: $153,720 (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 77007

• Rents YoY: -0.8%
• Active inventory: 651
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $6,286 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$1,207 /mo · $14,489/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,320
• Net cashflow: $651

Break-even live

Break-even rent $5,462

Max offer price $549,000

Occupancy floor 85%

Sensitivity live

Price	-10% $961	-5% $806	+0% $651	+5% $495	+10% $340
Rent	-10% $154	-5% $402	+0% $651	+5% $899	+10% $1,147
Rate	-1.0pp $927	-0.5pp $790	base $651	+0.5pp $508	+1.0pp $364

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2114 Sabine St Unit 1257735P Houston, TX	3.0	3.5	2594	$6,588	$2.54	45d	1	0.38mi
2018 Crockett St Unit 1029793P Houston, TX	3.0	3.5	2507	$6,482	$2.59	6d	1	0.54mi
2018 Crockett St Unit 2018 Houston, TX	3.0	3.5	2514	$8,000	$3.18	45d	1	0.54mi
414 Milam St Unit 3165 Houston, TX	3.0	2.0	2421	$8,951	$3.70	0d	1	0.89mi
414 Milam St Unit 447 Houston, TX	3.0	2.0	2421	$8,973	$3.71	45d	1	0.89mi
414 Milam St Unit 510 Houston, TX	3.0	2.0	2421	$9,230	$3.81	15d	1	0.89mi
414 Milam St Unit 447 Houston, TX	3.0	2.0	2421	$8,991	$3.71	12d	1	0.89mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	45d	1	1.04mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	20d	1	1.04mi
1116 Woodland St Houston, TX	3.0	2.0	2400	$4,000	$1.67	45d	1	1.29mi
401 Walton St Houston, TX	3.0	2.0	2112	$2,500	$1.18	16d	1	1.45mi
808 Crawford St Houston, TX	1.0–3.0	1.0–3.5	1740	$12,645	$7.27	0d	27	1.46mi

Listing history 42 events

1. 2026-06-21
   days on market $549,000 Active 18 DOM
2. 2026-06-18
   days on market $549,000 Active 15 DOM
3. 2026-06-17
   days on market $549,000 Active 14 DOM
4. 2026-06-16
   days on market $549,000 Active 13 DOM
5. 2026-06-15
   days on market $549,000 Active 12 DOM
6. 2026-06-13
   days on market $549,000 Active 10 DOM
7. 2026-06-09
   days on market $549,000 Active 6 DOM
8. 2026-06-08
   days on market $549,000 Active 5 DOM
9. 2026-06-07
   days on market $549,000 Active 4 DOM
10. 2026-06-04
    pricedays on marketlisting id $549,000 Active 1 DOM
11. 2026-06-01
    days on market $569,000 Active 33 DOM
12. 2026-05-31
    days on market $569,000 Active 32 DOM
13. 2026-04-29
    listed $569,000 Active 941-char remark
14. 2026-04-29
    historical $569,000 941-char remark
15. 2026-04-29
    historical
16. 2026-04-09
    listed $585,000 Active
17. 2026-04-08
    historical
18. 2026-03-20
    price $599,900
19. 2026-02-18
    listed $635,000 Active
20. 2020-09-02
    soldstatus
21. 2020-08-31
    soldstatus Sold
22. 2020-08-04
    status Pending
23. 2020-07-24
    status Option Pending
24. 2020-07-14
    price $515,000
25. 2020-06-28
    status Active
26. 2020-06-27
    price $524,990
27. 2020-06-27
    historical
28. 2020-06-24
    listed $525,000 Active
29. 2020-06-21
    historical
30. 2020-05-28
    price $544,000
31. 2020-05-07
    price $578,500
32. 2020-04-24
    listed $588,500 Active
33. 2018-05-24
    soldstatus Sold
34. 2018-04-28
    status Pending
35. 2018-04-21
    price $537,715
36. 2018-04-21
    price $527,715
37. 2018-04-17
    price $537,715
38. 2017-11-03
    listed $535,990 Active
39. 2017-11-03
    listed $529,990
40. 2017-11-03
    historical
41. 2017-11-02
    historical
42. 2017-05-18
    listed $529,990 Active

ⓘ 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: $14,489 · $1,207/mo
• Projected year-2 tax: $14,489 · $1,207/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $75,428
• − Mortgage interest: −$30,753
• − Property taxes: −$14,489
• − Insurance: −$2,745
• − Repairs & maintenance: −$6,034
• − Management: −$6,034
• − Depreciation: −$15,971
• Taxable loss: −$598
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $7,950/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): 47,808
• Household income: $144,911
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1812.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 13% Asian 11% Black 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Other Indo-European 4% Chinese 2%

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: ▼ -219.42%
• Current HPI: 159.8157
• Rent YoY: ▼ -0.83%
• 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

+3.6% since first listed

32 events — show timeline

• 2026-06-03 Listed $549,000 HARMLS
• 2026-06-03 Listing Removed — HARMLS
• 2026-04-29 Listed $569,000 HARMLS
• 2026-04-29 Coming Soon — HARMLS
• 2026-04-29 Listing Removed — HARMLS
• 2026-04-09 Listed $585,000 HARMLS
• 2026-04-08 Listing Removed — HARMLS
• 2026-03-20 Price Changed $599,900 HARMLS
• 2026-02-18 Listed $635,000 HARMLS
• 2020-09-02 Sold (Public Records) — Public Records
• 2020-08-31 Sold (MLS) — HARMLS
• 2020-08-04 Pending — HARMLS
• 2020-07-24 Pending — HARMLS
• 2020-07-14 Price Changed $515,000 HARMLS
• 2020-06-28 Relisted — HARMLS
• 2020-06-27 Price Changed $524,990 HARMLS
• 2020-06-27 Listing Removed — HARMLS
• 2020-06-24 Listed $525,000 HARMLS
• 2020-06-21 Listing Removed — HARMLS
• 2020-05-28 Price Changed $544,000 HARMLS
• 2020-05-07 Price Changed $578,500 HARMLS
• 2020-04-24 Listed $588,500 HARMLS
• 2018-05-24 Sold (MLS) — HARMLS
• 2018-04-28 Pending — HARMLS
• 2018-04-21 Price Changed $537,715 HARMLS
• 2018-04-21 Price Changed $527,715 HARMLS
• 2018-04-17 Price Changed $537,715 HARMLS
• 2017-11-03 Listed $535,990 HARMLS
• 2017-11-03 Listing Removed — HARMLS
• 2017-11-03 Listed $529,990 HARMLS
• 2017-11-02 Listing Removed — HARMLS
• 2017-05-18 Listed $529,990 HARMLS

Property tax history

+23.0%/yr

Latest (2025): $14,489 · +8.6% YoY. Source: county tax records.