7619 Avenue L · Houston, TX 77012

$99,500

2 bd · 1.0 ba · 824 sqft · SingleFamily public records · 98 Days on market

Built 1930 2,500 sqft lot $121/sqft · 37% below area Est $157k · 37% 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).

• Cash flow +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.8/10.0
• Appreciation +4.0/10.0
• 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

Take US-90 W and I-10 W to East Fwy/E Freeway Service Rd in Houston. Take exit 773A from I-10 W 7 min (6.8 mi); Follow Hwy 90 Alt W/Wayside Dr and take a left on Navigation Blvd., make a right on Avenue L; 7619 Avenue L on left side.

Key facts

• 2,500 sq ft lot
• Built 1930
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 75 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $688 of loan paydown is wiped out by about $2k 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 98 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $90,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1930 — 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: 1.08% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 7.7

CMA / ARV

• ARV (median comp): $157,268
• List price: $99,500
• Delta: -36.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7541 Avenue F	0.32mi	2/1.0	770 (-7%)	4mo	$129,900	$169	71
7734 Canal St	0.33mi	2/1.0	792 (-4%)	15mo	$110,000	$139	66
7707 Avenue E	0.38mi	2/2.0	806 (-2%)	24mo	$225,000	$279	55
7315 Avenue H #5	0.43mi	2/1.0	912 (+11%)	19mo	$110,000	$121	46
7122 Avenue O	0.62mi	3/1.0 (+1)	842 (+2%)	23mo	$155,000	$184	43
7135 Avenue E	0.69mi	3/1.0 (+1)	912 (+11%)	4mo	$160,000	$175	42

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

Projected returns pro-forma

-2.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.80×
• Total profit: $-5,643
• Equity at exit: $18,953

10-year hold

• IRR: 3.1%
• Equity multiple: 1.26×
• Total profit: $7,177
• Equity at exit: $15,845

Cash invested: $27,860 (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 77012

• Home prices YoY: -0.8%
• Active inventory: 75
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$522
• Tax from tax record: −$181 /mo · $2,170/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $103

Break-even live

Break-even rent $942

Max offer price $99,500

Occupancy floor 85%

Sensitivity live

Price	-10% $159	-5% $131	+0% $103	+5% $75	+10% $47
Rent	-10% $18	-5% $61	+0% $103	+5% $145	+10% $188
Rate	-1.0pp $153	-0.5pp $128	base $103	+0.5pp $77	+1.0pp $51

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7427 Avenue I Unit I Houston, TX	1.0	1.0	598	$750	$1.25	25d	1	0.29mi
7530 Canal St Houston, TX	2.0	1.0	825	$988	$1.20	14d	2	0.29mi
7530 Canal St Unit 12 Houston, TX	2.0	1.0	825	$1,025	$1.24	5d	1	0.29mi
7530 Canal St Houston, TX	2.0	1.0	825	$938	$1.14	19d	2	0.29mi
7625 Sherman St Unit 1/2 Houston, TX	2.0	1.0	654	$1,150	$1.76	45d	1	0.40mi
7520 Avenue C Houston, TX	1.0–2.0	1.0–2.0	745	$1,313	$1.76	45d	31	0.50mi
7310 Sherman St Houston, TX	1.0–3.0	1.0–2.0	879	$1,299	$1.48	0d	11	0.56mi
7250 Avenue C Houston, TX	1.0–3.0	1.0–2.0	886	$1,415	$1.60	0d	15	0.70mi
7043 Avenue L Houston, TX	3.0	2.0	999	$1,845	$1.85	45d	1	0.72mi
217 N 72nd St Houston, TX	2.0	2.0	1017	$1,525	$1.50	45d	1	0.75mi
7046 Avenue F Unit F Houston, TX	1.0	1.0	700	$800	$1.14	45d	1	0.77mi
507 N 71st St Unit D Houston, TX	1.0	1.0	700	$800	$1.14	45d	1	0.77mi
812 Maltby St Houston, TX	2.0	1.0	860	$600	$0.70	45d	1	0.78mi
505 N 71st St Unit B Houston, TX	1.0	1.0	700	$800	$1.14	45d	1	0.78mi
503 71st St Houston, TX	1.0	1.0	700	$850	$1.21	45d	1	0.78mi
7909 Ford St Unit 4 Houston, TX	2.0	1.0	650	$1,450	$2.23	0d	1	0.87mi
7004 Capitol St Houston, TX	2.0	1.0	650	$1,100	$1.69	45d	1	1.05mi
6833 Avenue C Unit 1 Houston, TX	1.0	1.0	600	$950	$1.58	9d	1	1.11mi
6833 Avenue C Unit 3 Houston, TX	1.0	1.0	600	$950	$1.58	25d	1	1.11mi
6737 Avenue E Houston, TX	2.0	1.0	607	$775	$1.28	45d	1	1.18mi
6707 Avenue F Unit F Houston, TX	1.0	1.0	714	$1,250	$1.75	45d	1	1.23mi
6720 1/2 Avenue U Unit 1 Houston, TX	1.0	1.0	600	$700	$1.17	9d	1	1.24mi
6602 Avenue R Unit D Houston, TX	2.0	1.0	830	$1,235	$1.49	9d	1	1.38mi

Listing history 14 events

1. 2026-06-21
   days on market $99,500 Active 98 DOM
2. 2026-06-18
   days on market $99,500 Active 95 DOM
3. 2026-06-17
   days on market $99,500 Active 94 DOM
4. 2026-06-16
   days on market $99,500 Active 93 DOM
5. 2026-06-15
   days on market $99,500 Active 92 DOM
6. 2026-06-13
   days on market $99,500 Active 90 DOM
7. 2026-06-10
   days on market $99,500 Active 86 DOM
8. 2026-06-08
   days on market $99,500 Active 85 DOM
9. 2026-06-07
   days on market $99,500 Active 84 DOM
10. 2026-06-04
    days on market $99,500 Active 81 DOM
11. 2026-06-01
    days on market $99,500 Active 78 DOM
12. 2026-05-31
    days on market $99,500 Active 77 DOM
13. 2026-03-15
    listed $99,500 Active 234-char remark

    Show marketing remark (234 chars)

    Take US-90 W and I-10 W to East Fwy/E Freeway Service Rd in Houston. Take exit 773A from I-10 W 7 min (6.8 mi); Follow Hwy 90 Alt W/Wayside Dr and take a left on Navigation Blvd., make a right on Avenue L; 7619 Avenue L on left side.

14. 2022-06-17
    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: $2,170 · $181/mo
• Projected year-2 tax: $2,170 · $181/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) · 27% 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: $12,867
• − Mortgage interest: −$5,574
• − Property taxes: −$2,170
• − Insurance: −$498
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,895
• Taxable loss: −$327
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $1,314/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
• City population: 3,226,434
• Population (ZIP): 16,780

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 35% Black 5% White 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Lithuanian 2%
• Foreign-born: 37% · Canada, Jamaica
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -2.08%
• Current HPI: 274.5729
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-03-15 Listed $99,500 HARMLS
• 2022-06-17 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,170 · +1.7% YoY. Source: county tax records.