6815 Goforth St · Houston, TX 77021

$145,000

3 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 431 Days on market

Built 1950 5,148 sqft lot $119/sqft · 9% below area Est $160k · 9% under

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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 +25.7/30.0
• ARV discount +11.6/15.0
• DSCR +8.5/10.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location! ***NEVER FLOODED *** This 3 Bedroom 1 Bath 1 car home on a 52' x 103 ' lot. It easy access to 610 and 288 minutes away from most of Houston's attractions and University. Close to university Area, NRG stadium, U of H, TSU, Rice University, Medical Center, Herman Park, The Houston Zoo to name a few and only 20 minutes from Hobby Airport! There is a lots of New Construction in the Area! This can be a great for that First-Time home buyer or investor,5 Mins from the Texas Medical Center & NRG Stadium, 10 mins from Downtown Houston, and 7 Mins from the brand new 90,000 sqft HEB. New Roof 2023

Key facts

• Never flooded
• New roof 2023
• Easy access to 610

Tags

• NEVER FLOODED
• EASY ACCESS TO 610
• CLOSE TO UNIVERSITY AREA
• 10 MINS FROM DOWNTOWN HOUSTON
• NEW ROOF 2023

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 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 (+2.2%/yr); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,766/mo this rent would consume 46% of the median local household income ($46k/yr) (locally 2532% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• It's been on market 431 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 431 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.22% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (median comp): $159,542
• List price: $145,000
• Delta: -9.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7121 England St	0.32mi	3/1.0	1,296 (+6%)	1mo	$139,900	$108	74
6719 Goforth St	0.09mi	3/1.0	1,075 (-12%)	3mo	$130,000	$121	74
6832 Goforth St	0.03mi	3/1.0	1,392 (+14%)	5mo	$98,000	$70	71
7129 Foster St	0.33mi	2/1.0 (-1)	1,107 (-9%)	5mo	$120,000	$108	60
6427 Paris St	0.47mi	3/2.0	1,089 (-11%)	0mo	$205,000	$188	56
6320 Paris St	0.54mi	3/2.0	1,089 (-11%)	0mo	$230,000	$211	52
5006 Idaho St	0.63mi	4/2.0 (+1)	1,308 (+7%)	3mo	$225,000	$172	47
7338 England St	0.59mi	3/1.5	1,045 (-14%)	3mo	$76,500	$73	44
6103 Sherwood Dr	0.72mi	3/1.0	1,056 (-13%)	1mo	$115,000	$109	44
4523 Keystone St	0.70mi	3/2.0	1,073 (-12%)	4mo	$195,000	$182	40
3631 Wyoming St	0.67mi	4/2.0 (+1)	1,090 (-11%)	5mo	$265,000	$243	38
3825 Seabrook St	0.71mi	2/1.0 (-1)	1,062 (-13%)	4mo	$109,900	$103	37

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,879
• Equity at exit: $21,620

10-year hold

• IRR: 6.9%
• Equity multiple: 1.50×
• Total profit: $20,178
• Equity at exit: $12,537

Cash invested: $40,600 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$760
• Tax from tax record: −$228 /mo · $2,738/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $346

Break-even live

Break-even rent $1,328

Max offer price $145,000

Occupancy floor 75%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	43d	1	0.28mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	24d	1	0.44mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.58mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	43d	1	0.59mi
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	4d	1	0.71mi
3603 Alice St Unit 15 Houston, TX	2.0	1.0	850	$999	$1.18	7d	1	0.73mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	43d	1	0.82mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	4d	1	0.87mi
1600 Jester St Houston, TX	1.0–2.0	1.0	707	$1,395	$1.97	2d	4	0.93mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	43d	1	0.93mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	43d	1	0.99mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	22d	1	0.99mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	43d	1	0.99mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	43d	1	1.05mi
3560 Dixie Dr Unit 2165 Houston, TX	2.0	2.0	1322	$1,402	$1.06	3d	1	1.06mi
3560 Dixie Dr Apt 422 Houston, TX	2.0	2.0	1322	$1,410	$1.07	7d	1	1.06mi
3560 Dixie Dr Unit 2162 Houston, TX	2.0	2.0	1322	$1,410	$1.07	5d	1	1.06mi
3560 Dixie Dr Unit 3617 Houston, TX	2.0	2.0	1322	$1,435	$1.09	43d	1	1.06mi
3560 Dixie Dr Unit 3597 Houston, TX	2.0	2.0	1322	$1,434	$1.08	11d	1	1.06mi
3644 Griggs Rd Unit 1047940P Houston, TX	3.0	2.5	1399	$2,161	$1.54	2d	1	1.13mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	24d	1	1.13mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	43d	1	1.13mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	43d	1	1.14mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	12d	1	1.18mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	12d	1	1.18mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	1.18mi
7812 Tierwester St Houston, TX	2.0	1.0	800	$950	$1.19	16d	2	1.19mi
3360 Alice St Unit 2292 Houston, TX	2.0	2.0	945	$998	$1.06	44d	1	1.21mi
3360 Alice St Unit 3174 Houston, TX	3.0	2.0	1154	$1,129	$0.98	3d	1	1.21mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$991	$1.05	14d	1	1.21mi
3360 Alice St Unit 510 Houston, TX	3.0	2.0	1154	$1,172	$1.02	12d	1	1.21mi
3360 Alice St Unit 3387 Houston, TX	2.0	2.0	968	$1,315	$1.36	3d	1	1.21mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$966	$1.02	16d	1	1.21mi
3360 Alice St Unit 2162 Houston, TX	2.0	2.0	968	$1,323	$1.37	7d	1	1.21mi
3360 Alice St Unit 3047 Houston, TX	3.0	2.0	1154	$1,172	$1.02	11d	1	1.22mi
3360 Alice St Unit 2047 Houston, TX	2.0	2.0	968	$1,347	$1.39	3d	1	1.22mi
3426 Tampa St Unit 4272026 Houston, TX	2.0	1.5	1046	$1,500	$1.43	43d	1	1.23mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	43d	1	1.24mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	1.27mi
5154 Griggs Rd Unit CAVE Houston, TX	2.0	2.0	1322	$1,420	$1.07	3d	1	1.28mi

Listing history 30 events

1. 2026-06-18
   days on market $145,000 Active 431 DOM
2. 2026-06-17
   days on market $145,000 Active 430 DOM
3. 2026-06-16
   days on market $145,000 Active 429 DOM
4. 2026-06-15
   days on market $145,000 Active 428 DOM
5. 2026-06-13
   days on market $145,000 Active 426 DOM
6. 2026-06-10
   days on market $145,000 Active 422 DOM
7. 2026-06-08
   days on market $145,000 Active 421 DOM
8. 2026-06-07
   days on market $145,000 Active 420 DOM
9. 2026-06-04
   days on market $145,000 Active 417 DOM
10. 2026-06-01
    days on market $145,000 Active 414 DOM
11. 2026-05-31
    days on market $145,000 Active 413 DOM
12. 2026-02-22
    price $145,000 628-char remark

    Show marketing remark (628 chars)

    Location, Location, Location! ***NEVER FLOODED *** This 3 Bedroom 1 Bath 1 car home on a 52' x 103 ' lot. It easy access to 610 and 288 minutes away from most of Houston's attractions and University. Close to university Area, NRG stadium, U of H, TSU, Rice University, Medical Center, Herman Park, The Houston Zoo to name a few and only 20 minutes from Hobby Airport! There is a lots of New Construction in the Area! This can be a great for that First-Time home buyer or investor,5 Mins from the Texas Medical Center & NRG Stadium, 10 mins from Downtown Houston, and 7 Mins from the brand new 90,000 sqft HEB. New Roof 2023

13. 2025-05-06
    status Active 628-char remark

    Show marketing remark (628 chars)

    Location, Location, Location! ***NEVER FLOODED *** This 3 Bedroom 1 Bath 1 car home on a 52' x 103 ' lot. It easy access to 610 and 288 minutes away from most of Houston's attractions and University. Close to university Area, NRG stadium, U of H, TSU, Rice University, Medical Center, Herman Park, The Houston Zoo to name a few and only 20 minutes from Hobby Airport! There is a lots of New Construction in the Area! This can be a great for that First-Time home buyer or investor,5 Mins from the Texas Medical Center & NRG Stadium, 10 mins from Downtown Houston, and 7 Mins from the brand new 90,000 sqft HEB. New Roof 2023

14. 2025-04-15
    status Pending 628-char remark

    Show marketing remark (628 chars)

    Location, Location, Location! ***NEVER FLOODED *** This 3 Bedroom 1 Bath 1 car home on a 52' x 103 ' lot. It easy access to 610 and 288 minutes away from most of Houston's attractions and University. Close to university Area, NRG stadium, U of H, TSU, Rice University, Medical Center, Herman Park, The Houston Zoo to name a few and only 20 minutes from Hobby Airport! There is a lots of New Construction in the Area! This can be a great for that First-Time home buyer or investor,5 Mins from the Texas Medical Center & NRG Stadium, 10 mins from Downtown Houston, and 7 Mins from the brand new 90,000 sqft HEB. New Roof 2023

15. 2025-03-23
    listed $175,000 Active 628-char remark

    Show marketing remark (628 chars)

    Location, Location, Location! ***NEVER FLOODED *** This 3 Bedroom 1 Bath 1 car home on a 52' x 103 ' lot. It easy access to 610 and 288 minutes away from most of Houston's attractions and University. Close to university Area, NRG stadium, U of H, TSU, Rice University, Medical Center, Herman Park, The Houston Zoo to name a few and only 20 minutes from Hobby Airport! There is a lots of New Construction in the Area! This can be a great for that First-Time home buyer or investor,5 Mins from the Texas Medical Center & NRG Stadium, 10 mins from Downtown Houston, and 7 Mins from the brand new 90,000 sqft HEB. New Roof 2023

16. 2024-08-31
    historical
17. 2024-07-05
    price $165,000
18. 2024-06-19
    listed $185,000 Active
19. 2021-09-30
    historical
20. 2021-06-14
    status Active
21. 2021-05-09
    status Pending
22. 2021-04-30
    status Active
23. 2021-04-01
    historical
24. 2021-04-01
    listed $156,000
25. 2021-03-04
    soldstatus
26. 2021-03-03
    historical
27. 2021-03-02
    soldstatus Sold
28. 2021-01-11
    status Pending
29. 2020-12-17
    listed $135,000 Active
30. 1988-03-21
    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: $2,738 · $228/mo
• Projected year-2 tax: $2,738 · $228/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 6/10 Major FEMA zone X (unshaded) · 74% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,186
• − Mortgage interest: −$8,122
• − Property taxes: −$2,738
• − Insurance: −$725
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$4,218
• Taxable income: $1,993
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,671/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 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: ▼ -71.22%
• Current HPI: 230.2869
• 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

+7.4% since first listed

19 events — show timeline

• 2026-02-22 Price Changed $145,000 HARMLS
• 2025-05-06 Relisted — HARMLS
• 2025-04-15 Pending — HARMLS
• 2025-03-23 Listed $175,000 HARMLS
• 2024-08-31 Listing Removed — HARMLS
• 2024-07-05 Price Changed $165,000 HARMLS
• 2024-06-19 Listed $185,000 HARMLS
• 2021-09-30 Listing Removed — HARMLS
• 2021-06-14 Relisted — HARMLS
• 2021-05-09 Pending — HARMLS
• 2021-04-30 Relisted — HARMLS
• 2021-04-01 Listed $156,000 HARMLS
• 2021-04-01 Listing Removed — HARMLS
• 2021-03-04 Sold (Public Records) — Public Records
• 2021-03-03 Listing Removed — HARMLS
• 2021-03-02 Sold (MLS) — HARMLS
• 2021-01-11 Pending — HARMLS
• 2020-12-17 Listed $135,000 HARMLS
• 1988-03-21 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,738 · +1.6% YoY. Source: county tax records.