7952 Cinderella St · Houston, TX 77028

$107,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 95 Days on market

Built 1946 4,081 sqft lot Est $166k · 36% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Investor opportunity! Two separate buildings on one lot. The main house has 3 bedrooms and 1 bathroom with a covered carport. The second building at the back of the property has a kitchen/living combo and a separate room with a full bathroom. Great income potential. No HOA!

Key facts

• Income potential
• Kitchen living combo
• Covered carport

Tags

• TWO SEPARATE BUILDINGS
• COVERED CARPORT
• KITCHEN LIVING COMBO
• FULL BATHROOM
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $97k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Rents soft (-1.6%/yr); 354 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($740 loan paydown + $6k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.
• Current owner paid $3k; list at $107k implies a 3467% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $97,370 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1946 — 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: 1.65% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.62%
• DSCR: 2.05
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $166,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7966 Bonaire St	0.11mi	3/2.0 (+1)	1,134 (+10%)	3mo	$188,000	$166	67
7989 Fowlie St	0.14mi	3/2.0 (+1)	1,070 (+4%)	15mo	$199,900	$187	66
7953 Booker St	0.18mi	3/2.0 (+1)	1,082 (+5%)	17mo	$140,000	$129	60
5903 Haight St	0.45mi	3/1.0 (+1)	1,127 (+9%)	3mo	$125,000	$111	57
7975 Cinderella St St	0.05mi	3/2.0 (+1)	1,182 (+14%)	12mo	$190,000	$161	54
6114 Haight St	0.62mi	2/1.0	1,128 (+9%)	3mo	$168,000	$149	53
7955 Kenton St	0.22mi	3/2.0 (+1)	1,140 (+10%)	12mo	$180,000	$158	53
7922 Booker St	0.22mi	3/2.0 (+1)	1,152 (+12%)	14mo	$199,900	$174	50
5618 Eastland St	0.13mi	3/2.0 (+1)	1,182 (+14%)	20mo	$190,000	$161	45
6021 Wedgefield St	0.64mi	3/1.0 (+1)	1,104 (+7%)	12mo	$176,000	$159	44
7967 Blue St	0.49mi	3/2.0 (+1)	1,140 (+10%)	13mo	$185,000	$162	40
5629 Tommye St	0.25mi	3/2.0 (+1)	1,182 (+14%)	22mo	$190,000	$161	37

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 2.96×
• Total profit: $58,623
• Equity at exit: $62,234

10-year hold

• IRR: 28.7%
• Equity multiple: 5.52×
• Total profit: $135,354
• Equity at exit: $108,754

Cash invested: $29,960 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 354
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$561
• Tax from tax record: −$198 /mo · $2,377/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $590

Break-even live

Break-even rent $1,017

Max offer price $107,000

Occupancy floor 62%

Sensitivity live

Price	-10% $650	-5% $620	+0% $590	+5% $559	+10% $529
Rent	-10% $450	-5% $520	+0% $590	+5% $659	+10% $729
Rate	-1.0pp $644	-0.5pp $617	base $590	+0.5pp $562	+1.0pp $534

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7956 Bonaire St Unit B Houston, TX	3.0	2.5	1498	$2,150	$1.44	45d	1	0.09mi
7956 Bonaire St Unit A Houston, TX	3.0	2.5	1498	$2,050	$1.37	0d	1	0.09mi
7839 Sandy St Houston, TX	3.0	2.0	1300	$1,575	$1.21	0d	1	0.20mi
5212 Ina St Houston, TX	1.0	1.5	1175	$1,050	$0.89	45d	1	0.35mi
8117 Saint Louis St Houston, TX	3.0	2.0	1090	$1,335	$1.22	23d	1	0.61mi
8119 Saint Louis St Houston, TX	3.0	2.0	1090	$1,349	$1.24	45d	1	0.61mi
8158 Sunbury St Houston, TX	3.0	2.5	1300	$1,525	$1.17	25d	1	0.74mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,665	$1.28	0d	1	0.79mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	6d	1	0.79mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	9d	1	0.83mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	9d	1	1.01mi

Listing history 26 events

1. 2026-06-21
   days on market $107,000 Active 95 DOM
2. 2026-06-18
   days on market $107,000 Active 92 DOM
3. 2026-06-17
   days on market $107,000 Active 91 DOM
4. 2026-06-16
   days on market $107,000 Active 90 DOM
5. 2026-06-15
   days on market $107,000 Active 89 DOM
6. 2026-06-13
   days on market $107,000 Active 87 DOM
7. 2026-06-10
   days on market $107,000 Active 83 DOM
8. 2026-06-08
   days on market $107,000 Active 82 DOM
9. 2026-06-07
   days on market $107,000 Active 81 DOM
10. 2026-06-04
    days on market $107,000 Active 78 DOM
11. 2026-06-01
    days on market $107,000 Active 75 DOM
12. 2026-05-31
    days on market $107,000 Active 74 DOM
13. 2026-03-18
    listed $107,000 Active 274-char remark

    Show marketing remark (274 chars)

    Investor opportunity! Two separate buildings on one lot. The main house has 3 bedrooms and 1 bathroom with a covered carport. The second building at the back of the property has a kitchen/living combo and a separate room with a full bathroom. Great income potential. No HOA!

14. 2026-03-18
    historical

    Show marketing remark (274 chars)

    Investor opportunity! Two separate buildings on one lot. The main house has 3 bedrooms and 1 bathroom with a covered carport. The second building at the back of the property has a kitchen/living combo and a separate room with a full bathroom. Great income potential. No HOA!

15. 2026-02-22
    listed $107,000 Active
16. 2026-02-21
    historical
17. 2026-02-12
    price $107,000
18. 2026-02-03
    listed $120,000 Active
19. 2026-02-03
    historical
20. 2025-12-04
    status Active
21. 2025-11-30
    status Pending
22. 2025-11-18
    listed $120,000 Active
23. 2025-11-18
    historical
24. 2025-10-25
    listed $120,000 Active
25. 2025-10-23
    soldstatus
26. 1995-01-27
    soldstatus $3,000

ⓘ 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: $2,377 · $198/mo
• Projected year-2 tax: $2,377 · $198/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 1/10 Low FEMA zone X (unshaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,168
• − Mortgage interest: −$5,994
• − Property taxes: −$2,377
• − Insurance: −$535
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$3,113
• Taxable income: $5,762
• Est. tax owed @ 24.0%: −$1,383
• After-tax cash flow: $5,694/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

+3466.7% since first listed

14 events — show timeline

• 2026-03-18 Listing Removed — HARMLS
• 2026-03-18 Listed $107,000 HARMLS
• 2026-02-22 Listed $107,000 HARMLS
• 2026-02-21 Listing Removed — HARMLS
• 2026-02-12 Price Changed $107,000 HARMLS
• 2026-02-03 Listing Removed — HARMLS
• 2026-02-03 Listed $120,000 HARMLS
• 2025-12-04 Relisted — HARMLS
• 2025-11-30 Pending — HARMLS
• 2025-11-18 Listing Removed — HARMLS
• 2025-11-18 Listed $120,000 HARMLS
• 2025-10-25 Listed $120,000 HARMLS
• 2025-10-23 Sold (Public Records) — Public Records
• 1995-01-27 Sold (Public Records) $3,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,377 · +10.9% YoY. Source: county tax records.