4217 Hare St Unit A · Houston, TX 77020

$367,999

3 bd · 2.5 ba · 2,187 sqft · SingleFamily public records · 72 Days on market

Built 2023 2,114 sqft lot Est $413k · 11% 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).

• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.4/10.0

Listing remarks

A new modern city living in this newly built 3-bedroom, 2.5-bath home located in a vibrant, fast-growing neighborhood. The open-concept living and dining area flows into a sleek kitchen with stainless steel appliances and contemporary finishes, This home is perfect for everyday living or entertaining. Upstairs features three spacious bedrooms, including a serene primary suite with a private bath. Enjoy a low-maintenance outdoor space and the convenience of being just minutes from downtown dining, shopping, and entertainment offering the ideal blend of urban energy and residential comfort.

Key facts

• Open-concept living
• Garage
• Built 2023

Tags

• OPEN-CONCEPT LIVING
• STAINLESS STEEL APPLIANCES
• LOW-MAINTENANCE OUTDOOR SPACE
• MINUTES FROM DOWNTOWN

Property features AI

Finance

• Other: Seller disclosures and Municipal Utility District disclosure available
• Financial info: Lease considered

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; Entry level: First floor; Built in 2023
• Construction: Stone and stucco construction; Composition roof; Slab foundation
• Exterior features: Concrete road/driveway

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Microwave; Refrigerator; Trash compactor
• Bedrooms: Primary bedroom on second level (approx. 18 x 13.4); Bedroom on second level (approx. 11 x 13.4); Bedroom on second level (approx. 12 x 13.4)
• Bathrooms: 2 full bathrooms; 1 half bathroom (first level)
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Primary bedroom with private bath; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $368k.

Deal economics

• At list price, monthly cash flow is $-690 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (33.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (28.9% below list).
• Recommended offer: $246k (33.1% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.2% in Houston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Henderson N El (math 12% / reading 8%, grade F, #4,259 of 4,322 statewide, top 99%, 227 students, 100% FRL); Mcreynolds Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 398 students, 98% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% FRL) — zoned schools average 98% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 337 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $2,616/mo this rent would consume 63% 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 $39k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y ago; this cycle's ask is 12167% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: 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 $246,181 (33.1% 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. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.03%
• DSCR: 0.64
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $413,343
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4439 Gunter St	0.17mi	3/2.5	2,027 (-7%)	2mo	$325,000	$160	78
4441 Gunter St	0.18mi	3/2.5	2,027 (-7%)	2mo	$329,000	$162	78
4430 Edmund St	0.23mi	3/3.5	2,023 (-8%)	2mo	$394,990	$195	71
3306 Cline St	0.53mi	3/3.5	2,154 (-2%)	1mo	$390,000	$181	68
515 Schweikhardt St	0.32mi	3/3.5	2,401 (+10%)	2mo	$400,000	$167	63
3415 Stonewall St	0.50mi	3/2.5	1,969 (-10%)	1mo	$369,000	$187	59
3409 Stonewall St	0.51mi	3/2.5	1,969 (-10%)	1mo	$349,900	$178	59
3209 Baer St Unit B	0.55mi	3/3.5	1,996 (-9%)	1mo	$464,900	$233	55
3209 Baer St Unit A	0.55mi	3/3.5	1,990 (-9%)	1mo	$464,900	$234	55
1266 Finnigan Dr	0.56mi	3/3.5	1,988 (-9%)	2mo	$375,000	$189	53
411 Grove St Unit C	0.56mi	3/2.5	1,903 (-13%)	2mo	$375,000	$197	51
3605 New Orleans St	0.63mi	3/2.5	1,884 (-14%)	1mo	$374,900	$199	46

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: 19.0%
• Equity multiple: 2.55×
• Total profit: $160,057
• Equity at exit: $331,523

10-year hold

• IRR: 17.8%
• Equity multiple: 5.98×
• Total profit: $513,453
• Equity at exit: $714,941

Cash invested: $103,040 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,616 high
• Mortgage (P&I): −$1,930
• Tax from tax record: −$673 /mo · $8,076/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-690

Break-even live

Break-even rent $3,489

Max offer price $246,181

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: $92,000
• Closing costs: $11,040
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	43d	1	0.11mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	7d	1	0.11mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	43d	1	0.30mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	43d	1	0.43mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	43d	1	0.44mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	7d	1	0.55mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	43d	1	0.60mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	43d	1	0.64mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	43d	1	0.65mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	7d	1	0.65mi
4706 Hershe St Houston, TX	3.0	2.5	2283	$3,300	$1.45	43d	1	0.67mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$3,094	$1.55	5d	1	0.74mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	20d	1	0.76mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	20d	1	0.76mi
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	43d	1	1.01mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	43d	1	1.12mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,237	$3.00	3d	1	1.13mi
1023 Hahlo St Houston, TX	4.0	2.0	1434	$1,775	$1.24	5d	1	1.13mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	22d	1	1.27mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	12d	1	1.27mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	11d	1	1.27mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,013	$1.64	2d	1	1.27mi
2414 East Dr Unit Canal St unit Houston, TX	3.0	3.5	2063	$2,950	$1.43	7d	1	1.35mi

Listing history 47 events

1. 2026-06-18
   days on market $367,999 Active 72 DOM
2. 2026-06-17
   price $367,999 Active 71 DOM
3. 2026-06-17
   days on market $377,999 Active 71 DOM
4. 2026-06-16
   days on market $377,999 Active 70 DOM
5. 2026-06-15
   days on market $377,999 Active 69 DOM
6. 2026-06-13
   days on market $377,999 Active 67 DOM
7. 2026-06-10
   days on market $377,999 Active 63 DOM
8. 2026-06-08
   days on market $377,999 Active 62 DOM
9. 2026-06-07
   pricedays on market $377,999 Active 61 DOM
10. 2026-06-04
    days on market $378,999 Active 58 DOM
11. 2026-06-01
    days on market $378,999 Active 55 DOM
12. 2026-05-31
    days on market $378,999 Active 54 DOM
13. 2026-05-22
    price $2,700
14. 2026-05-18
    price $2,750
15. 2026-05-17
    status Active
16. 2026-05-17
    price $378,999
17. 2026-05-05
    price $2,800
18. 2026-05-04
    price $382,599
19. 2026-04-26
    price $2,850
20. 2026-04-24
    historical
21. 2026-04-21
    price $2,900
22. 2026-04-20
    price $382,999
23. 2026-03-17
    listed $3,000
24. 2026-03-15
    listed $384,999 Active
25. 2025-04-25
    soldstatus
26. 2025-04-01
    historical $2,800
27. 2025-02-15
    listed $2,800
28. 2023-12-18
    historical
29. 2023-12-16
    historical $3,200
30. 2023-12-15
    historical
31. 2023-11-19
    listed $3,200
32. 2023-10-26
    price $475,000
33. 2023-10-26
    price $475,000
34. 2023-10-05
    listed $485,000 Active
35. 2023-10-01
    status Active
36. 2023-09-30
    price $485,000
37. 2023-09-30
    historical
38. 2023-08-08
    historical
39. 2023-08-08
    historical
40. 2023-07-11
    listed $489,990 Active
41. 2023-06-30
    listed $489,990 Active
42. 2023-06-08
    historical
43. 2020-09-18
    soldstatus Sold
44. 2020-09-04
    soldstatus
45. 2020-08-08
    status Pending
46. 2020-04-18
    listed $79,900 Active
47. 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: $8,076 · $673/mo
• Projected year-2 tax: $8,076 · $673/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 ≥109°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: $31,391
• − Mortgage interest: −$20,614
• − Property taxes: −$8,076
• − Insurance: −$1,840
• − Repairs & maintenance: −$2,511
• − Management: −$2,511
• − Depreciation: −$10,705
• Taxable loss: −$14,867
• Est. tax savings @ 24.0%: +$3,568
• After-tax cash flow: $-4,707/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

-96.6% since first listed

35 events — show timeline

• 2026-05-22 Price Changed $2,700 HARMLS
• 2026-05-18 Price Changed $2,750 HARMLS
• 2026-05-17 Relisted — HARMLS
• 2026-05-17 Price Changed $378,999 HARMLS
• 2026-05-05 Price Changed $2,800 HARMLS
• 2026-05-04 Price Changed $382,599 HARMLS
• 2026-04-26 Price Changed $2,850 HARMLS
• 2026-04-24 Listing Removed — HARMLS
• 2026-04-21 Price Changed $2,900 HARMLS
• 2026-04-20 Price Changed $382,999 HARMLS
• 2026-03-17 Listed for Rent $3,000 HARMLS
• 2026-03-15 Listed $384,999 HARMLS
• 2025-04-25 Sold (Public Records) — Public Records
• 2025-04-01 Rental Removed $2,800 RENTSPREE
• 2025-02-15 Listed for Rent $2,800 RENTSPREE
• 2023-12-18 Listing Removed — HARMLS
• 2023-12-16 Rental Removed $3,200 HARMLS
• 2023-12-15 Listing Removed — HARMLS
• 2023-11-19 Listed for Rent $3,200 HARMLS
• 2023-10-26 Price Changed $475,000 HARMLS
• 2023-10-26 Price Changed $475,000 HARMLS
• 2023-10-05 Listed $485,000 HARMLS
• 2023-10-01 Relisted — HARMLS
• 2023-09-30 Price Changed $485,000 HARMLS
• 2023-09-30 Coming Soon — HARMLS
• 2023-08-08 Listing Removed — HARMLS
• 2023-08-08 Listing Removed — HARMLS
• 2023-07-11 Listed $489,990 HARMLS
• 2023-06-30 Listed $489,990 HARMLS
• 2023-06-08 Coming Soon — HARMLS
• 2020-09-18 Sold (MLS) — HARMLS
• 2020-09-04 Sold (Public Records) — Public Records
• 2020-08-08 Pending — HARMLS
• 2020-04-18 Listed $79,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+24.5%/yr

Latest (2025): $8,076 · +17.3% YoY. Source: county tax records.