128 Kress St · Houston, TX 77020

$249,999

4 bd · 1.0 ba · 1,916 sqft · SingleFamily public records · 5 Days on market

Built 1950 6,499 sqft lot $130/sqft · 13% above area Est $222k · 13% over

---

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 +19.4/30.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0

Listing remarks MLS

LOCATION! LOCATION! 3 Bedrooms* 1 Full Bathroom* With Studio At Back*! Dining Room Over Looking Kitchen & Living Room* Living Room Opens Up To Kitchen With Bar* Huge Primary Room With Ceiling Fan* Spacious Bathroom With Tub* Laundry Room Inside Home* Big Back Yard* EZ Access To I10, 610, 59, & 90! Won't Last Long! ¡UBICACIÓN! ¡UBICACIÓN! 3 habitaciones* 1 baño completo* ¡Con estudio en la parte trasera*! Comedor con vista a la cocina y sala de estar* La sala de estar se abre a la cocina con barra* Enorme sala principal con ventilador de techo* Amplio baño con bañera* Lavandería dentro de la casa* Gran patio trasero* ¡Fácil acceso a I10, 610, 59 y 90! ¡No durará mucho!

Key facts

• Big back yard
• 6,499 sq ft lot
• Built 1950

Tags

• LAUNDRY ROOM INSIDE HOME
• BIG BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.6% 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: 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 rising fast (+4.3%/yr); 337 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $2,548/mo this rent would consume 61% of the median local household income ($50k/yr) (locally 969% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.3% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 19y ago; this cycle's ask is 12720% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,999

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.02% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $221,991
• List price: $249,999
• Delta: 12.62%
• 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
5711 Sudan St	0.38mi	4/2.5	1,945 (+2%)	10mo	$374,990	$193	65
2501 Sakowitz St	0.38mi	4/2.5	1,945 (+2%)	12mo	$384,900	$198	64
6324 Texarkana St	0.16mi	4/2.0	1,705 (-11%)	9mo	$190,000	$111	63
5620 Lucille St	0.41mi	4/3.0	1,836 (-4%)	6mo	$99,000	$54	61
506 Hoffman St	0.47mi	3/2.0 (-1)	1,884 (-2%)	13mo	$335,000	$178	56
6020 Hillsboro	0.44mi	3/2.5 (-1)	1,843 (-4%)	13mo	$349,900	$190	51
5615 Perkins St Unit A	0.60mi	3/3.5 (-1)	1,915 (-0%)	9mo	$320,000	$167	49
6416 Eagle Pass St	0.22mi	3/2.0 (-1)	1,660 (-13%)	12mo	$225,000	$136	49
5408 Mulvey St	0.67mi	3/2.5 (-1)	2,000 (+4%)	5mo	$348,900	$174	47
1913 Sakowitz St	0.62mi	3/2.5 (-1)	1,858 (-3%)	12mo	$375,890	$202	45
2012 Chew St	0.60mi	3/3.5 (-1)	2,016 (+5%)	9mo	$350,000	$174	40
2009 Harlem St	0.71mi	3/2.5 (-1)	2,081 (+9%)	11mo	$309,900	$149	33

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

Projected returns pro-forma

10.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.19×
• Total profit: $152,969
• Equity at exit: $225,219

10-year hold

• IRR: 24.3%
• Equity multiple: 7.39×
• Total profit: $447,117
• Equity at exit: $485,693

Cash invested: $70,000 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,548 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$320 /mo · $3,841/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $211

Break-even live

Break-even rent $2,281

Max offer price $249,999

Occupancy floor 87%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,237	$3.00	3d	1	0.55mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	44d	1	0.55mi
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	44d	1	0.69mi
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	44d	1	0.80mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	21d	1	0.99mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	21d	1	0.99mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	22d	1	0.99mi
4706 Hershe St Houston, TX	3.0	2.5	2283	$3,300	$1.45	44d	1	1.05mi
1023 Hahlo St Houston, TX	4.0	2.0	1434	$1,775	$1.24	5d	1	1.09mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	1.34mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	44d	1	1.38mi

Listing history 37 events

1. 2026-06-18
   days on market $249,999 Active 5 DOM
2. 2026-06-17
   days on market $249,999 Active 4 DOM
3. 2026-06-16
   days on market $249,999 Active 3 DOM
4. 2026-06-15
   days on market $249,999 Active 2 DOM
5. 2026-06-13
   days on marketlisting id $249,999 Active 1 DOM
6. 2026-06-10
   days on market $249,999 Active 92 DOM
7. 2026-06-08
   days on market $249,999 Active 91 DOM
8. 2026-06-07
   days on market $249,999 Active 90 DOM
9. 2026-06-04
   days on market $249,999 Active 87 DOM
10. 2026-06-01
    days on market $249,999 Active 84 DOM
11. 2026-05-31
    days on market $249,999 Active 83 DOM
12. 2026-03-10
    listed $1,950
13. 2026-03-09
    historical $1,950

    Show marketing remark (770 chars)

    LOCATION! LOCATION! 3 Bedrooms* 1 Full Bathroom* With Studio At Back*! Dining Room Over Looking Kitchen & Living Room* Living Room Opens Up To Kitchen With Bar* Huge Primary Room With Ceiling Fan* Spacious Bathroom With Tub* Laundry Room Inside Home* Big Back Yard* EZ Access To I10, 610, 59, & 90! Won't Last Long! ¡UBICACIÓN! ¡UBICACIÓN! 3 habitaciones* 1 baño completo* ¡Con estudio en la parte trasera*! Comedor con vista a la cocina y sala de estar* La sala de estar se abre a la cocina con barra* Enorme sala principal con ventilador de techo* Amplio baño con bañera* Lavandería dentro de la casa* Gran patio trasero* ¡Fácil acceso a I10, 610, 59 y 90! ¡No durará mucho!

14. 2026-03-09
    listed $249,999 Active 770-char remark

    Show marketing remark (770 chars)

    LOCATION! LOCATION! 3 Bedrooms* 1 Full Bathroom* With Studio At Back*! Dining Room Over Looking Kitchen & Living Room* Living Room Opens Up To Kitchen With Bar* Huge Primary Room With Ceiling Fan* Spacious Bathroom With Tub* Laundry Room Inside Home* Big Back Yard* EZ Access To I10, 610, 59, & 90! Won't Last Long! ¡UBICACIÓN! ¡UBICACIÓN! 3 habitaciones* 1 baño completo* ¡Con estudio en la parte trasera*! Comedor con vista a la cocina y sala de estar* La sala de estar se abre a la cocina con barra* Enorme sala principal con ventilador de techo* Amplio baño con bañera* Lavandería dentro de la casa* Gran patio trasero* ¡Fácil acceso a I10, 610, 59 y 90! ¡No durará mucho!

15. 2026-03-08
    historical
16. 2026-02-21
    price $1,950
17. 2025-12-01
    listed $2,100
18. 2025-09-18
    status Active
19. 2025-08-25
    status Pending
20. 2025-04-11
    price $249,999
21. 2025-01-27
    listed $260,000 Active
22. 2013-12-19
    soldstatus Sold
23. 2013-11-26
    status Pending, Continue to Show
24. 2013-11-18
    listed $57,000 Active
25. 2012-11-28
    historical
26. 2012-08-27
    listed $92,000
27. 2011-03-15
    soldstatus
28. 2011-03-11
    soldstatus
29. 2011-02-15
    historical
30. 2010-10-05
    listed $84,500
31. 2010-05-08
    historical
32. 2009-11-07
    listed $94,900
33. 2007-08-16
    historical
34. 2007-02-07
    listed $61,900
35. 2004-09-08
    soldstatus
36. 2004-02-12
    soldstatus
37. 1988-01-02
    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: $3,841 · $320/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$734/yr (+$61/mo · 19.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,572
• − Mortgage interest: −$14,004
• − Property taxes: −$3,841
• − Insurance: −$2,047
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − Depreciation: −$7,273
• Taxable loss: −$1,485
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $2,887/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% Other Indo-European 1%

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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

-96.8% since first listed

26 events — show timeline

• 2026-03-10 Listed for Rent $1,950 HARMLS
• 2026-03-09 Rental Removed $1,950 HARMLS
• 2026-03-09 Listed $249,999 HARMLS
• 2026-03-08 Listing Removed — HARMLS
• 2026-02-21 Price Changed $1,950 HARMLS
• 2025-12-01 Listed for Rent $2,100 HARMLS
• 2025-09-18 Relisted — HARMLS
• 2025-08-25 Pending — HARMLS
• 2025-04-11 Price Changed $249,999 HARMLS
• 2025-01-27 Listed $260,000 HARMLS
• 2013-12-19 Sold (MLS) — HARMLS
• 2013-11-26 Pending — HARMLS
• 2013-11-18 Listed $57,000 HARMLS
• 2012-11-28 Listing Removed — HARMLS
• 2012-08-27 Listed $92,000 HARMLS
• 2011-03-15 Sold (Public Records) — Public Records
• 2011-03-11 Sold (MLS) — HARMLS
• 2011-02-15 Listing Removed — HARMLS
• 2010-10-05 Listed $84,500 HARMLS
• 2010-05-08 Listing Removed — HARMLS
• 2009-11-07 Listed $94,900 HARMLS
• 2007-08-16 Listing Removed — HARMLS
• 2007-02-07 Listed $61,900 HARMLS
• 2004-09-08 Sold (Public Records) — Public Records
• 2004-02-12 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,841 · +1.6% YoY. Source: county tax records.