1072 Conklin St · Houston, TX 77088

$195,000

3 bd · 2.0 ba · 957 sqft · SingleFamily public records · 28 Days on market

Built 1960 3,598 sqft lot Est $153k · 27% 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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this newly renovated 3-bedroom, 2-bathroom home. This property has been completely updated from the foundation to the new insulated sheetrock walls. The home features an awesome front porch that leads you into a spacious living area with upgraded flooring, bright recessed lighting, and a ceiling fan. The kitchen is equipped with ample cabinet space, quartz countertops, and a breakfast bar. The primary bedroom includes recessed lighting, a ceiling fan, and a beautifully tiled walk-in shower. Additional upgrades to the property include a recent roof, siding, updated wiring with a upgraded breaker box, double-paned windows, and more.

Key facts

• Quartz countertops
• Tiled walk-in shower
• New front porch

Tags

• NEW FRONT PORCH
• SPACIOUS LIVING AREA
• AMPLE CABINET SPACE
• QUARTZ COUNTERTOPS
• BREAKFAST BAR
• TILED WALK-IN SHOWER

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (first-floor living areas)
• Construction: Built in 1960; Pillar/post/pier foundation; Composition roof
• Exterior features: Fully fenced yard; Lot described as 'Other'

Interior

• Kitchen: Disposal
• Bedrooms: Primary bedroom on the first floor (approx. 11 x 10); Bedroom on the first floor (approx. 10 x 10); Bedroom on the first floor (approx. 10 x 10)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Interior features: Breakfast bar; Soaking tub; Living/dining room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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: Williams Middle (math 9% / reading 15%, grade F, #1,623 of 1,662 statewide, top 98%, 411 students, 98% FRL); Washington B T H S (math 27% / reading 25%, grade F, #1,234 of 1,632 statewide, top 76%, 878 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 19% at this address vs 31% district-wide (-12 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $2,094/mo this rent would consume 46% of the median local household income ($54k/yr) (locally 2294% 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 $1k of loan paydown is wiped out by about $6k 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 28 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $153,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
958 Conklin St	0.30mi	3/2.0	1,020 (+7%)	3mo	$215,000	$211	72
1028 N Victory Dr	0.56mi	3/2.0	960 (+0%)	12mo	$200,000	$208	63
8839 Glenhouse Dr	0.69mi	3/1.5	935 (-2%)	1mo	$129,000	$138	61
8914 De Priest St	0.52mi	3/2.0	1,020 (+7%)	8mo	$150,000	$147	58
1314 Tarberry Rd	0.63mi	3/1.5	1,022 (+7%)	5mo	$143,999	$141	53
1811 W Gulf Bank Rd	0.47mi	3/1.5	1,021 (+7%)	15mo	$170,000	$167	52
8811 Cottage Gate Ln	0.66mi	3/1.5	989 (+3%)	11mo	$208,000	$210	52
8602 De Priest St	0.49mi	3/2.0	1,080 (+13%)	6mo	$115,000	$106	51
955 Lucky St	0.68mi	3/2.0	1,064 (+11%)	1mo	$110,000	$103	49
1042 Saint Clair St	0.52mi	2/1.0 (-1)	912 (-5%)	13mo	$128,000	$140	48
8323 Ponnel Ln	0.53mi	2/1.0 (-1)	877 (-8%)	11mo	$140,000	$160	44
9526 Tower St	0.59mi	2/1.0 (-1)	840 (-12%)	4mo	$250,000	$298	40

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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-13,729
• Equity at exit: $29,075

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-4,790
• Equity at exit: $16,860

Cash invested: $54,600 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,094 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $377

Break-even live

Break-even rent $1,617

Max offer price $195,000

Occupancy floor 77%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1464 Ferguson Way Houston, TX	2.0	3.0	850	$1,850	$2.18	43d	1	0.37mi
1010 Junell St Unit A Houston, TX	3.0	2.0	1040	$1,550	$1.49	24d	1	0.42mi
929 Marjorie St Unit 1060806P Houston, TX	3.0	2.0	1076	$3,091	$2.87	7d	1	0.43mi
1825 W Little York Rd Houston, TX	2.0	1.0	787	$880	$1.12	43d	1	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $195,000 Active 28 DOM
2. 2026-06-17
   days on market $195,000 Active 27 DOM
3. 2026-06-16
   days on market $195,000 Active 26 DOM
4. 2026-06-15
   days on market $195,000 Active 25 DOM
5. 2026-06-13
   days on market $195,000 Active 23 DOM
6. 2026-06-13
   days on market $195,000 Active 22 DOM
7. 2026-06-09
   days on market $195,000 Active 19 DOM
8. 2026-06-08
   days on market $195,000 Active 18 DOM
9. 2026-06-07
   days on market $195,000 Active 17 DOM
10. 2026-06-04
    days on market $195,000 Active 14 DOM
11. 2026-06-03
    days on market $195,000 Active 13 DOM
12. 2026-06-02
    days on market $195,000 Active 12 DOM
13. 2026-06-01
    days on market $195,000 Active 11 DOM
14. 2026-05-31
    days on market $195,000 Active 10 DOM
15. 2026-05-21
    listed $195,000 Active
16. 2007-11-12
    soldstatus
17. 1999-01-13
    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: $2,078 · $173/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$1,490/yr (+$124/mo · 71.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,126
• − Mortgage interest: −$10,923
• − Property taxes: −$2,078
• − Insurance: −$975
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − Depreciation: −$5,673
• Taxable income: $1,457
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $4,176/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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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 events — show timeline

• 2026-05-21 Listed $195,000 HARMLS
• 2007-11-12 Sold (Public Records) — Public Records
• 1999-01-13 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,078 · +1.2% YoY. Source: county tax records.