103 Higgins St · Humble, TX 77338

$100,000

1 bd · 1.0 ba · 1,600 sqft · SingleFamily · 86 Days on market

Built 1945 0.33 ac lot ↓ 50% since listing

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover a prime opportunity in the heart of Downtown Humble, Texas—this exceptional property offers outstanding visibility with valuable First Street frontage, placing your home and business in one of the area’s highest-traffic corridors. Surrounded by established local businesses and just minutes from FM 1960 and Highway 59, the location is ideal for home, retail, office, boutique, or professional services. With excellent signage potential, steady foot and vehicle traffic, and strong community growth, this versatile property provides the perfect foundation to start or relocate you business.

Key facts

• 0.33 acre lot
• Built 1945
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/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: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.7% in Humble — 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 62/100 on livability (#961 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ross Sterling Middle (math 30% / reading 27%, grade F, #1,122 of 1,662 statewide, top 69%, 919 students, 85% FRL); Humble H S (math 15% / reading 31%, grade F, #1,348 of 1,632 statewide, top 83%, 2,867 students, 77% FRL) — zoned schools average 81% FRL vs 32% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-15 pts) — the specific schools serving this property underperform the Humble ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 306 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $691 of loan paydown is wiped out by about $774 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.
• At projected returns (-0.8% appreciation + 2.2% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.31% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.59%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $201,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Higgins St	0.00mi	1/1.0	1,600 (0%)	2mo	$100,000	$63	99
610 Higgins St	0.55mi	2/2.0 (+1)	1,786 (+12%)	9mo	$225,000	$126	38
433 S Avenue E	0.31mi	2/3.0 (+1)	1,824 (+14%)	17mo	$300,000	$164	35

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

Projected returns pro-forma

-0.77% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.50×
• Total profit: $14,118
• Equity at exit: $25,224

10-year hold

• IRR: 16.3%
• Equity multiple: 2.61×
• Total profit: $45,146
• Equity at exit: $27,423

Cash invested: $28,000 (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 77338

• Home prices YoY: -0.3%
• Rents YoY: 2.2%
• Active inventory: 306
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $341

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 69%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9494 Humble Westfield Rd Humble, TX	2.0	2.0	1325	$1,495	$1.13	43d	1	0.87mi
9494 Humble Westfield Rd Humble, TX	1.0–2.0	1.0–2.0	1171	$1,670	$1.43	7d	10	0.87mi
9494 Humble Westfield Rd Unit 9551 Humble, TX	2.0	2.0	1325	$1,234	$0.93	10d	1	0.90mi
9494 Humble Westfield Rd Unit 2148 Humble, TX	2.0	2.0	1325	$1,202	$0.91	2d	1	0.90mi
9494 Humble Westfield Rd Unit 9551 Humble, TX	2.0	2.0	1325	$1,150	$0.87	43d	1	0.90mi
9494 Humble Westfield Rd Unit 2162 Humble, TX	2.0	2.0	1325	$1,210	$0.91	5d	1	0.90mi
9494 Humble Westfield Rd Unit 425 Humble, TX	2.0	2.0	1325	$1,031	$0.78	15d	1	0.90mi
9494 Humble Westfield Rd Unit 422 Humble, TX	2.0	2.0	1325	$1,210	$0.91	7d	1	0.90mi
1230 Farm to Market 1960 Bypass Rd E Humble, TX	2.0	2.0	1100	$1,163	$1.06	12d	1	1.05mi
19710 Townsen Blvd Humble, TX	2.0	2.0	1174	$1,697	$1.45	24d	1	1.08mi
1859 Country Village Blvd Unit A Humble, TX	2.0	1.5	1250	$1,400	$1.12	43d	1	1.33mi
9393 Farm to Market 1960 Bypass Rd W Humble, TX	1.0–3.0	1.0–2.0	1033	$1,129	$1.09	2d	25	1.40mi

Listing history 4 events

1. 2026-03-22
   status Pending
2. 2026-03-19
   status Pending
3. 2026-03-04
   price $100,000
4. 2025-12-25
   listed $200,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme

Taxation est. · year 1

• Rental income: $15,670
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$2,909
• Taxable income: $2,652
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,450/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: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 of 826 in TX

Livability — Humble

• Score: 62/100
• State rank: #961
• US rank: #17060

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humble, TX
• County: Harris County · 4,702,590 people
• City population: 109,766
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 48,031
• Household income: $64,755
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2620.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 41% Black 34% Two or more races 18% White 16% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Armenian 1% Serbian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 35% Arabic 1% 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: ▼ -0.77%
• Current HPI: 245.7087
• Rent YoY: ▲ 2.17%
• 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

-50.0% since first listed

4 events — show timeline

• 2026-03-22 Pending — HARMLS
• 2026-03-19 Pending — HARMLS
• 2026-03-04 Price Changed $100,000 HARMLS
• 2025-12-25 Listed $200,000 HARMLS