918 Knox St · Houston, TX 77007

$625,000

3 bd · 2.5 ba · 2,599 sqft · Townhouse public records · 9 Days on market

Built 1998 2,500 sqft lot Est $663k · 6% under

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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 +10.1/30.0
• ARV discount +10.1/15.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional opportunity to own a stunning home in the heart of Rice Military! This beautifully designed residence offers the perfect blend of luxury, comfort, and convenience just minutes from Memorial Park, Buffalo Bayou, Downtown Houston, and Washington Avenue. Step inside to discover soaring ceilings, rich hardwood floors, abundant natural light, and an open-concept layout designed for modern living and effortless entertaining. The spacious living and dining areas flow seamlessly into a well-appointed kitchen, while generously sized bedrooms provide comfort and privacy. Enjoy a low-maintenance lifestyle with easy access to Houston's premier dining, shopping, parks, and entertainment dest

Key facts

• Inner loop living
• Exceptional location
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• LOW-MAINTENANCE LIFESTYLE
• EXCEPTIONAL LOCATION
• INNER LOOP LIVING

Property features AI

Finance

• Other: Annual taxes applied
• Financial info: Lease considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Two-story home; Built in 1998; Slab foundation
• Construction: Brick construction
• Exterior features: Property on a 2,500 sq ft lot; Composition roof

Interior

• Kitchen: Kitchen on the first floor (approx. 13x14); Breakfast nook on the first floor (approx. 9x12); Dining room on the first floor (approx. 11x12)
• Bedrooms: Three bedrooms on the second floor (approx. 10x13, 11x16, 16x12)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: One fireplace; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $625k.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $560k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $512k (18.0% below list).
• Recommended offer: $512k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Hogg Middle (math 44% / reading 48%, grade D+, #462 of 1,662 statewide, top 28%, 1,120 students, 52% FRL); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 50% FRL vs 71% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 49% at this address vs 31% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.8%/yr); 646 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 42% of the median local income ($145k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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.
• Current owner paid $228k; list at $625k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $512,452 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.82% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $662,745
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5811 Rose St	0.09mi	3/2.5	2,477 (-5%)	0mo	$735,000	$297	88
910 Malone St #104	0.10mi	2/2.5 (-1)	2,312 (-11%)	1mo	$499,900	$216	71
6501 Rodrigo St	0.47mi	3/3.5	2,569 (-1%)	1mo	$840,000	$327	71
6227 Haskell St	0.37mi	2/2.5 (-1)	2,488 (-4%)	0mo	$749,000	$301	71
409 Detering St	0.36mi	3/3.5	2,462 (-5%)	1mo	$494,000	$201	70
5618 Lacy St	0.39mi	3/3.5	2,400 (-8%)	1mo	$609,000	$254	64
6410 Rodrigo St Unit B	0.43mi	3/3.5	2,774 (+7%)	1mo	$875,000	$315	64
5213 Feagan St Unit H	0.52mi	3/3.5	2,750 (+6%)	1mo	$699,900	$255	61
6507 Minola St Unit A	0.49mi	3/2.5	2,840 (+9%)	1mo	$790,000	$278	60
5208 Blossom St #5	0.43mi	3/3.5	2,340 (-10%)	0mo	$435,000	$186	59
5527 Darling Unit A	0.66mi	3/2.5	2,401 (-8%)	1mo	$450,000	$187	55
1361 Moy St	0.45mi	3/3.5	2,275 (-12%)	1mo	$450,000	$198	53

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-139,556
• Equity at exit: $93,190

10-year hold

• IRR: -31.0%
• Equity multiple: -0.20×
• Total profit: $-209,135
• Equity at exit: $54,039

Cash invested: $175,000 (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 77007

• Rents YoY: -0.8%
• Active inventory: 646
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $5,125 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$878 /mo · $10,533/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,076
• Net cashflow: $-367

Break-even live

Break-even rent $5,590

Max offer price $560,103

Occupancy floor —

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	29	0.08mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	0.15mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.22mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	44d	1	0.26mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	24d	1	0.33mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	44d	1	0.37mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	8d	1	0.59mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	8d	1	0.66mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	2d	21	0.70mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	24d	1	0.71mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	8d	1	0.72mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	44d	1	0.75mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	44d	1	0.75mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	22d	1	0.75mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	44d	1	0.79mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	44d	1	0.79mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	44d	1	0.79mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	44d	1	0.81mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	44d	1	0.81mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	44d	1	0.81mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	16d	1	0.83mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	44d	1	0.92mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	44d	1	0.95mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	1.00mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	1.01mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	24d	1	1.01mi
911 Thompson St #911 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	1.01mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	44d	1	1.04mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	44d	1	1.09mi
707 Marston St Unit 510 Houston, TX	3.0	2.0	2310	$12,482	$5.40	3d	1	1.16mi
811 Buffalo Park Dr Unit 844 Houston, TX	3.0	2.0	3632	$14,913	$4.11	14d	1	1.26mi
811 Buffalo Park Dr Unit 510 Houston, TX	3.0	2.0	3632	$15,424	$4.25	11d	1	1.26mi
811 Buffalo Park Dr Unit 3187 Houston, TX	3.0	2.0	3632	$15,392	$4.24	3d	1	1.26mi
1027 Gross St Houston, TX	4.0	3.5	3035	$5,800	$1.91	44d	1	1.29mi
3333 Allen Pkwy Unit 1000 Houston, TX	2.0	2.5	1860	$4,500	$2.42	44d	1	1.39mi
1958 W Gray St Unit 1991 Houston, TX	3.0	2.0	3206	$15,050	$4.69	11d	1	1.41mi
1958 W Gray St Unit 3165 Houston, TX	3.0	2.0	3206	$15,018	$4.68	3d	1	1.41mi

Listing history 7 events

1. 2026-06-18
   days on market $625,000 Active 9 DOM
2. 2026-06-17
   days on market $625,000 Active 8 DOM
3. 2026-06-16
   days on market $625,000 Active 7 DOM
4. 2026-06-15
   days on market $625,000 Active 6 DOM
5. 2026-06-13
   days on market $625,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $625,000 Active 1 DOM

ⓘ 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: $10,533 · $878/mo
• Projected year-2 tax: $11,438 · $953/mo
• Expected delta: +$904/yr (+$75/mo · 8.6%)

ⓘ 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 · 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: $61,494
• − Mortgage interest: −$35,010
• − Property taxes: −$10,533
• − Insurance: −$3,125
• − Repairs & maintenance: −$4,920
• − Management: −$4,920
• − Depreciation: −$18,182
• Taxable loss: −$15,194
• Est. tax savings @ 24.0%: +$3,647
• After-tax cash flow: $-762/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): 47,808
• Household income: $144,911
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1812.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 13% Asian 11% Black 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Other Indo-European 4% Chinese 2%

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: ▼ -219.42%
• Current HPI: 159.8157
• Rent YoY: ▼ -0.83%
• 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

+174.2% since first listed

20 events — show timeline

• 2026-06-09 Listed $625,000 HARMLS
• 2019-07-02 Listing Removed — HARMLS
• 2019-06-11 Price Changed $560,000 HARMLS
• 2019-05-30 Listed $569,900 HARMLS
• 2018-06-19 Listing Removed — HARMLS
• 2018-04-28 Listed $589,900 HARMLS
• 2015-07-09 Sold (Public Records) — Public Records
• 2015-07-02 Sold (MLS) — HARMLS
• 2015-06-10 Pending — HARMLS
• 2015-05-29 Pending — HARMLS
• 2015-05-23 Listed $549,000 HARMLS
• 2012-09-13 Sold (Public Records) — Public Records
• 2011-06-22 Sold (Public Records) — Public Records
• 2010-08-31 Sold (Public Records) — Public Records
• 2010-08-30 Sold (MLS) — HARMLS
• 2010-07-23 Listing Removed — HARMLS
• 2010-07-17 Listed $389,900 HARMLS
• 2005-05-23 Sold (Public Records) — Public Records
• 1999-01-01 Sold (Public Records) — Public Records
• 1998-10-01 Sold (Public Records) $227,900 Public Records

Property tax history

+1.2%/yr

Latest (2025): $10,533 · -0.7% YoY. Source: county tax records.