7726 Sign St · Houston, TX 77489

$175,000

3 bd · 2.0 ba · 934 sqft · SingleFamily public records · 21 Days on market

Built 1985 4,569 sqft lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect investment property! Tile floors, in main area. Wood in bedrooms. Cute kitchen with gas stove. Dishwasher. Laundry room in house. Three bedrooms. Great back yard. Close to main highways leading to medical center, industrial park and downtown. Come see this neat little home!

Key facts

• Tile floors
• Great back yard
• Cute kitchen

Tags

• TILE FLOORS
• CUTE KITCHEN
• GREAT BACK YARD
• CLOSE TO MAIN HIGHWAYS

Property features AI

Finance

• Other: Living area around 934 square feet
• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor); Slab foundation
• Construction: Built in 1985; Stone and wood siding construction; Composition roof
• Exterior features: Cleared lot

Interior

• Kitchen: Kitchen on the first floor (approx. 7 x 8); Breakfast nook on the first floor (approx. 9 x 10)
• Bedrooms: Primary bedroom on the first floor (approx. 11 x 12); Bedroom on the first floor (approx. 9 x 10); Bedroom on the first floor (approx. 8 x 9)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: One fireplace; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Missouri City Middle (math 19% / reading 35%, grade F, #1,177 of 1,662 statewide, top 72%, 963 students, 88% FRL) — zoned schools average 88% FRL vs 35% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-22 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 36% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $246 of equity ($1k loan paydown + $-964 appreciation (-0.6% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 0.3% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.55% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.42×
• Total profit: $20,525
• Equity at exit: $46,045

10-year hold

• IRR: 12.9%
• Equity multiple: 2.22×
• Total profit: $59,625
• Equity at exit: $51,673

Cash invested: $49,000 (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 77489

• Home prices YoY: -0.2%
• Rents YoY: 0.3%
• Active inventory: 186
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $564

Break-even live

Break-even rent $1,516

Max offer price $175,000

Occupancy floor 70%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13939 Hillcroft Ave Houston, TX	1.0–3.0	1.0–2.0	985	$2,254	$2.29	3d	22	1.46mi
13939 Hillcroft Ave Unit 13976 Houston, TX	2.0	2.0	1089	$1,703	$1.56	20d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 21 DOM
2. 2026-06-17
   days on market $175,000 Active 20 DOM
3. 2026-06-16
   days on market $175,000 Active 19 DOM
4. 2026-06-15
   days on market $175,000 Active 18 DOM
5. 2026-06-13
   days on market $175,000 Active 16 DOM
6. 2026-06-09
   days on market $175,000 Active 12 DOM
7. 2026-06-08
   days on market $175,000 Active 11 DOM
8. 2026-06-07
   days on market $175,000 Active 10 DOM
9. 2026-06-04
   days on market $175,000 Active 7 DOM
10. 2026-06-03
    days on market $175,000 Active 6 DOM
11. 2026-06-02
    days on market $175,000 Active 5 DOM
12. 2026-06-01
    days on market $175,000 Active 4 DOM
13. 2026-05-31
    days on market $175,000 Active 3 DOM
14. 2026-05-28
    listed $175,000 Active
15. 2024-10-22
    soldstatus
16. 2024-10-21
    soldstatus Sold 283-char remark

    Show marketing remark (283 chars)

    Perfect investment property! Tile floors, in main area. Wood in bedrooms. Cute kitchen with gas stove. Dishwasher. Laundry room in house. Three bedrooms. Great back yard. Close to main highways leading to medical center, industrial park and downtown. Come see this neat little home!

17. 2024-09-21
    status Pending 283-char remark

    Show marketing remark (283 chars)

    Perfect investment property! Tile floors, in main area. Wood in bedrooms. Cute kitchen with gas stove. Dishwasher. Laundry room in house. Three bedrooms. Great back yard. Close to main highways leading to medical center, industrial park and downtown. Come see this neat little home!

18. 2024-09-19
    status Option Pending 283-char remark

    Show marketing remark (283 chars)

    Perfect investment property! Tile floors, in main area. Wood in bedrooms. Cute kitchen with gas stove. Dishwasher. Laundry room in house. Three bedrooms. Great back yard. Close to main highways leading to medical center, industrial park and downtown. Come see this neat little home!

19. 2024-09-09
    listed $130,000 Active 283-char remark

    Show marketing remark (283 chars)

    Perfect investment property! Tile floors, in main area. Wood in bedrooms. Cute kitchen with gas stove. Dishwasher. Laundry room in house. Three bedrooms. Great back yard. Close to main highways leading to medical center, industrial park and downtown. Come see this neat little home!

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$719/yr (+$60/mo · 28.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $26,757
• − Mortgage interest: −$9,803
• − Property taxes: −$2,484
• − Insurance: −$875
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$5,091
• Taxable income: $4,223
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $5,753/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: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 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: Fort Bend County · 836,777 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 39,292
• Household income: $74,689
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1121.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 29% Two or more races 13% White 4% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 22% Vietnamese 1% Other Asian/Pacific 1%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.55%
• Current HPI: 288.1306
• Rent YoY: ▲ 0.34%
• 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

+34.6% since first listed

6 events — show timeline

• 2026-05-28 Listed $175,000 HARMLS
• 2024-10-22 Sold (Public Records) — Public Records
• 2024-10-21 Sold (MLS) — HARMLS
• 2024-09-21 Pending — HARMLS
• 2024-09-19 Pending — HARMLS
• 2024-09-09 Listed $130,000 HARMLS

Property tax history

+2.6%/yr

Latest (2025): $2,484 · +8.5% YoY. Source: county tax records.