7-Plex
6101 Hirsch Rd · Houston, TX
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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 +30.0/30.0
- ARV discount +15.0/15.0
- DSCR +10.0/10.0
- 1% rule +9.3/10.0
- Appreciation +6.9/10.0
- Condition / age +3.8/5.0
- Livability +3.7/5.0
- Rent growth +3.3/5.0
- Schools +1.3/10.0
$475,000
6101 Hirsch Rd · Houston, TX 77026
3 bd · 2.0 ba · 2,897 sqft · MultiFamily
public records
· 82 Days on market
Built 1940
7,500 sqft lot
$164/sqft
· 30% below area
Est $680k · 30% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to this newly updated 7 unit complex in the Fifth Ward, just north of Downtown Houston. Conveniently situated on the bus route with a nearby grocery store and easy freeway access. The property features 6 security cameras for added peace of mind. Each studio apartment showcases granite countertops and laminate flooring. The 2+1 upstairs unit boasts recently remodeled bathroom and kitchen, with a long-term tenant in place. With only one vacant unit, this property offers a great investment opportunity. Don't miss out on this gem!
Key facts
- Security cameras
- Laminate flooring
- Remodeled bathroom
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 7 × 2-bed/1.0-bath units multifamily listed at $475k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $340/mo.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($7k rent vs $475k).
- Recommended offer: $446k (6.0% below list) — sets the bar for market timing.
- Cap rate 12.3% vs local median 3.1% 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: Kashmere Gardens El (math 2% / reading 12%, grade F, #4,307 of 4,322 statewide, top 100%, 355 students, 98% FRL); Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 13% at this address vs 31% district-wide (-18 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 (+3.1%/yr); 523 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
Forward outlook
- In year one you build about $22k of equity ($3k loan paydown + $18k appreciation (3.9% local appreciation)).
- Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
- At projected returns (3.9% appreciation + 3.1% rent growth), your $133k cash investment doubles in ~3 years — after that, you're playing with house money.
- By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 82 days — a 6% lower offer ($446k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 6y 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.
Risks & watch-outs
- Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
Recommended offer
$446,500
(6.0% below list)
Questions for the listing agent
- It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.43% ✓
- Cap rate
- 12.30%
- Cash-on-cash
- 21.44%
- DSCR
- 1.95
- GRM
- 5.8
CMA / ARV
- ARV (median comp)
- $680,385
- List price
- $475,000
- Delta
- -26.51%
- Verdict
- UNDERPRICED
- Comps
- 2 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 7807 Sandra St Unit A/B | 1.42mi | 4/2.0 (+1) | 2,620 (-10%) | 4mo | $430,000 | $164 | 41 |
| 4319 Bennington St | 0.51mi | 3/2.0 | 2,180 (-25%) | 15mo | $239,900 | $110 | 39 |
| 2705 Ivy St | 1.05mi | 2/1.0 (-1) | 2,680 (-8%) | 13mo | $375,000 | $140 | 33 |
| 6313 Sandra St | 0.92mi | 3/2.0 | 2,298 (-21%) | 11mo | $429,000 | $187 | 31 |
| 6311 Sandra St | 0.93mi | 3/2.0 | 2,298 (-21%) | 12mo | $415,000 | $181 | 30 |
| 7413 Shotwell St Unit B | 1.27mi | 3/2.0 | 2,300 (-21%) | 12mo | $410,000 | $178 | 30 |
| 6315 Sandra St | 0.92mi | 3/2.0 | 2,298 (-21%) | 13mo | $415,000 | $181 | 29 |
| 2001 Lynnfield St | 1.26mi | 3/2.0 | 2,200 (-24%) | 15mo | $90,000 | $41 | 28 |
| 5405 Gold St | 1.23mi | 4/3.0 (+1) | 2,490 (-14%) | 6mo | $169,500 | $68 | 27 |
| 7611 Shotwell St | 1.37mi | 3/3.0 | 2,300 (-21%) | 11mo | $435,000 | $189 | 27 |
| 5109 Wipprecht St | 0.66mi | 4/3.0 (+1) | 2,274 (-22%) | 15mo | $355,000 | $156 | 23 |
| 6415 Sandra St | 0.94mi | 4/2.5 (+1) | 2,356 (-19%) | 13mo | $725,000 | $308 | 22 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
3.89% appreciation · 3.08% rent growth · sell at horizon
5-year hold
- IRR
- 29.5%
- Equity multiple
- 2.74×
- Total profit
- $231,898
- Equity at exit
- $237,860
10-year hold
- IRR
- 29.1%
- Equity multiple
- 5.41×
- Total profit
- $586,967
- Equity at exit
- $386,688
Cash invested: $133,000 (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.
ZIP-level market 77026
- Home prices YoY
- 1.5%
- Rents YoY
- 3.1%
- Active inventory
- 523
- Price-to-rent
- 40.7×
Monthly cashflow live
↻
- Estimated rent
- $6,800 medium interval (Pro) →
- Mortgage (P&I)
- −$2,491
- Tax from tax record
- −$306 /mo · $3,676/yr
- Insurance
- −$198
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$1,428
- Net cashflow
- $2,377
7-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 7× units | 2 | 1 | $6,797 |
| #1 | 2 | 1 | $971 |
| #2 | 2 | 1 | $971 |
| #3 | 2 | 1 | $971 |
| #4 | 2 | 1 | $971 |
| #5 | 2 | 1 | $971 |
| #6 | 2 | 1 | $971 |
| #7 | 2 | 1 | $971 |
| Total (7 units) | $6,800 | ||
Break-even live
Break-even rent
$3,791
Max offer price
$475,000
Occupancy floor
60%
Sensitivity live
| Price | -10% $2,646 | -5% $2,511 | +0% $2,377 | +5% $2,242 | +10% $2,108 |
|---|---|---|---|---|---|
| Rent | -10% $1,840 | -5% $2,108 | +0% $2,377 | +5% $2,645 | +10% $2,914 |
| Rate | -1.0pp $2,616 | -0.5pp $2,498 | base $2,377 | +0.5pp $2,254 | +1.0pp $2,129 |
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
- $118,750
- Closing costs
- $14,250
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4030 Reid St Houston, TX | 3.0 | 2.0 | 1680 | $2,000 | $1.19 | 93d | 1 | 0.09mi |
| 3933 Linder St Unit 1/2 Houston, TX | 2.0 | 1.0 | — | $1,100 | — | 68d | 1 | 0.19mi |
| 3933 Linder St Unit A Houston, TX | 1.0 | 1.0 | — | $1,185 | — | 68d | 1 | 0.19mi |
| 3933 Linder St Unit B Houston, TX | 2.0 | 1.0 | — | $1,285 | — | 68d | 1 | 0.19mi |
| 6315 Sayers St Houston, TX | 2.0 | 1.0 | — | $1,100 | — | 93d | 1 | 0.25mi |
| 5800 Los Angeles St Houston, TX | 3.0 | 1.0 | — | $1,400 | — | 70d | 1 | 0.25mi |
| 4011 King St Houston, TX | 3.0 | 2.5 | — | $1,750 | — | 3d | 1 | 0.26mi |
| 4011 King St Houston, TX | 3.0 | 2.5 | — | $1,850 | — | 16d | 1 | 0.26mi |
| 5602 Hirsch Rd Houston, TX | 2.0 | 1.0 | — | $890 | — | 93d | 1 | 0.26mi |
| 3942 King St Houston, TX | 2.0 | 1.0 | — | $1,100 | — | 93d | 1 | 0.27mi |
| 3909 King St Unit A Houston, TX | 3.0 | 2.0 | 872 | $1,460 | $1.67 | 1d | 1 | 0.32mi |
| 3812 Lynnfield St Houston, TX | 3.0 | 2.0 | 1298 | $1,545 | $1.19 | 54d | 1 | 0.43mi |
| 3810 Lynnfield St Houston, TX | 3.0 | 2.0 | 1298 | $1,599 | $1.23 | 64d | 1 | 0.45mi |
| 3504 Caplin St Unit B Houston, TX | 3.0 | 2.5 | — | $2,500 | — | 54d | 1 | 0.47mi |
| 3504 Caplin St Unit B Houston, TX | 3.0 | 2.5 | — | $2,600 | — | 93d | 1 | 0.47mi |
| 6809 Glass St Unit A Houston, TX | 3.0 | 2.0 | — | $1,500 | — | 93d | 1 | 0.49mi |
| 6809 Glass St Unit A Houston, TX | 3.0 | 2.0 | — | $1,500 | — | 73d | 1 | 0.49mi |
| 6802 Sayers St Unit A few Houston, TX | 2.0 | 1.0 | — | $950 | — | 93d | 1 | 0.49mi |
| 6718 Ralston St Houston, TX | 3.0 | 2.0 | 1104 | $1,795 | $1.63 | 2d | 1 | 0.50mi |
| 5922 Lavender St Houston, TX | 3.0 | 2.0 | — | $3,500 | — | 73d | 1 | 0.52mi |
| 4702 Baton Rouge St Unit B Houston, TX | 3.0 | 2.5 | — | $1,850 | — | 93d | 1 | 0.52mi |
| 4626 Shreveport Blvd Unit A Houston, TX | 3.0 | 2.0 | — | $1,700 | — | 17d | 1 | 0.52mi |
| 4616 Shreveport Blvd Unit B Houston, TX | 3.0 | 2.0 | — | $1,400 | — | 73d | 1 | 0.52mi |
| 4626 Shreveport Blvd Unit B Houston, TX | 3.0 | 2.0 | — | $1,490 | — | 71d | 1 | 0.53mi |
| 4626 Shreveport Blvd Unit B Houston, TX | 3.0 | 2.0 | 1150 | $1,490 | $1.30 | 63d | 1 | 0.53mi |
| 6808 Ralston St Unit A Houston, TX | 3.0 | 2.5 | — | $2,200 | — | 93d | 1 | 0.53mi |
| 5020 Sayers St Unit B Houston, TX | 3.0 | 2.5 | — | $2,000 | — | 8d | 1 | 0.55mi |
| 5020 Sayers St Unit A Houston, TX | 3.0 | 2.5 | — | $2,200 | — | 43d | 1 | 0.55mi |
| 5020 Sayers St Unit A Houston, TX | 3.0 | 2.5 | — | $2,000 | — | 13d | 1 | 0.55mi |
| 6918 Hirsch Rd Unit 6916 Houston, TX | 3.0 | 1.0 | — | $1,100 | — | 24d | 1 | 0.56mi |
| 6928 Hirsch Rd Unit 6930 Houston, TX | 3.0 | 1.0 | — | $980 | — | 73d | 1 | 0.58mi |
| 3220 Melbourne St Houston, TX | 3.0 | 1.0 | — | $1,350 | — | 71d | 1 | 0.58mi |
| 3107 Melbourne St Houston, TX | 3.0 | 1.0 | 956 | $1,500 | $1.57 | 93d | 1 | 0.67mi |
| 5117 Lavender St Houston, TX | 2.0 | 1.0 | 740 | $1,040 | $1.41 | 57d | 4 | 0.68mi |
| 5117 Lavender St Houston, TX | 2.0–3.0 | 1.0 | 780 | $1,040 | $1.33 | 69d | 2 | 0.68mi |
| 5117 Lavender St Houston, TX | 2.0 | 1.0 | 740 | $1,065 | $1.44 | 64d | 8 | 0.68mi |
| 5117 Lavender St Unit 5175 Houston, TX | 2.0 | 1.0 | — | $1,090 | — | 93d | 1 | 0.68mi |
| 5117 Lavender St Unit 5197 Houston, TX | 2.0 | 1.0 | — | $890 | — | 93d | 1 | 0.68mi |
| 5701 Lockwood Dr Unit 57-8 Houston, TX | 1.0 | 1.0 | 541 | $800 | $1.48 | 0d | 1 | 0.70mi |
| 5701 Lockwood Dr Unit 57-32 Houston, TX | 1.0 | 1.0 | 541 | $820 | $1.52 | 10d | 1 | 0.70mi |
Property features AI
Finance
- Financial info
- 7 total units (includes 6 studio units)
Exterior
- Utilities
- Electricity availableNatural gas availableWater available
- Home design
- Residential income propertyBuilt in 1940
- Construction
- Cement sidingComposition roof
- Exterior features
- Corner lot
Interior
- Kitchen
- Refrigerator
- Flooring
- TileVinyl
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Space heaterWindow unit(s) for cooling
- Interior features
- Granite counters
Listing history 50 events
-
2026-08-08days on market $475,000 Active 82 DOM
-
2026-08-06days on market $475,000 Active 80 DOM
-
2026-08-05days on market $475,000 Active 79 DOM
-
2026-08-04days on market $475,000 Active 78 DOM
-
2026-08-03days on market $475,000 Active 77 DOM
-
2026-07-31days on market $475,000 Active 74 DOM
-
2026-07-30days on market $475,000 Active 73 DOM
-
2026-07-30days on market $475,000 Active 72 DOM
-
2026-07-28days on market $475,000 Active 71 DOM
-
2026-07-26days on market $475,000 Active 69 DOM
-
2026-07-23days on market $475,000 Active 66 DOM
-
2026-07-22days on market $475,000 Active 65 DOM
-
2026-07-21days on market $475,000 Active 64 DOM
-
2026-07-20days on market $475,000 Active 63 DOM
-
2026-07-18days on market $475,000 Active 61 DOM
-
2026-07-18days on market $475,000 Active 60 DOM
-
2026-07-16days on market $475,000 Active 59 DOM
-
2026-07-15days on market $475,000 Active 58 DOM
-
2026-07-14days on market $475,000 Active 57 DOM
-
2026-07-13days on market $475,000 Active 56 DOM
-
2026-07-11days on market $475,000 Active 54 DOM
-
2026-07-10days on market $475,000 Active 53 DOM
-
2026-07-09days on market $475,000 Active 52 DOM
-
2026-07-07days on market $475,000 Active 50 DOM
-
2026-07-06days on market $475,000 Active 49 DOM
-
2026-07-06days on market $475,000 Active 48 DOM
-
2026-07-05days on market $475,000 Active 47 DOM
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2026-07-03days on market $475,000 Active 46 DOM
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2026-07-02days on market $475,000 Active 45 DOM
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2026-07-01days on market $475,000 Active 44 DOM
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2026-06-30days on market $475,000 Active 43 DOM
-
2026-06-29days on market $475,000 Active 42 DOM
-
2026-06-28days on market $475,000 Active 41 DOM
-
2026-06-27days on market $475,000 Active 40 DOM
-
2026-06-26days on market $475,000 Active 39 DOM
-
2026-06-24days on market $475,000 Active 37 DOM
-
2026-06-22days on market $475,000 Active 35 DOM
-
2026-06-21days on market $475,000 Active 34 DOM
-
2026-06-18days on market $475,000 Active 31 DOM
-
2026-06-17days on market $475,000 Active 30 DOM
-
2026-06-16days on market $475,000 Active 29 DOM
-
2026-06-15days on market $475,000 Active 28 DOM
-
2026-06-13days on market $475,000 Active 26 DOM
-
2026-06-10days on market $475,000 Active 22 DOM
-
2026-06-08days on market $475,000 Active 21 DOM
-
2026-06-07days on market $475,000 Active 20 DOM
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2026-06-04days on market $475,000 Active 17 DOM
-
2026-06-01days on market $475,000 Active 14 DOM
-
2026-05-31days on market $475,000 Active 13 DOM
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2026-05-18$475,000 Active 540-char remark
ⓘ 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
- $3,676 · $306/mo
- Projected year-2 tax
- $8,692 · $724/mo
- Expected delta
- +$5,017/yr (+$418/mo · 136.5%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $81,600
- − Mortgage interest
- −$26,607
- − Property taxes
- −$3,676
- − Insurance
- −$2,375
- − Repairs & maintenance
- −$6,528
- − Management
- −$6,528
- − Depreciation
- −$13,818
- Taxable income
- $22,068
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$5,296
- After-tax cash flow
- $23,226/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.
Condition & rehab AI · 8 photos
75/100
Cosmetic rehab
Est. rehab $14,485–$43,455 screening
This 7-unit complex in the Fifth Ward is in good condition with recently updated kitchens and bathrooms. It offers a great investment opportunity with a single vacant unit and a long-term tenant in place.
Deferred maintenance Est. $50,000–$150,000 screening
- Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
- Major Windows (windows) — The windows appear to be old and possibly not functioning properly.
- Major Electrical (electrical) — The electrical panel appears to be outdated and may need to be replaced.
- Major Plumbing (plumbing) — The plumbing fixtures appear to be old and may need to be replaced.
- Major Exterior (exterior) — The exterior of the house appears to be in poor condition with visible damage and missing siding.
Value-add opportunities
- Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
- Both Reorganizing and decluttering common areas — Improves functionality and visual appeal ↑
- Both Upgrading kitchen appliances — Modernizes the space and attracts more tenants ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 13/100
Zoned Schools
Elementary
Kashmere Gardens El
F
TX #4,307/4,322
Nat'l #40,092/41,679
Middle
Key Middle
F
TX #1,569/1,662
Nat'l #12,634/14,009
High
Kashmere H S
F
TX #1,445/1,632
Nat'l #14,759/17,239
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
B
Composite livability gradescore 74/100
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 · 5,571,493 people
- City population
- 3,226,434
- Metro
- Houston-The Woodlands-Sugar Land, TX
- Population (ZIP)
- 21,981
- Household income
- $39,211
- Rent vs Own
- Severe rent burden
- 13% of renters
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 0.56)
- Race & ethnicity
- Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
- Hispanic origin (detail)
- Mexican 34%
- Common ancestry
- Lithuanian 1%
- Foreign-born
- 15% · Canada
- Languages at home
- 61% English-only · Spanish 39%
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
- ▲ 3.89%
- Current HPI
- 267.5995
- Rent YoY
- ▲ 3.08%
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
+216.7% since first listed13 events — show timeline
- 2026-05-18 Listing Removed — HARMLS
- 2026-05-18 Listed $475,000 HARMLS
- 2026-03-11 Listed $500,000 HARMLS
- 2023-06-08 Sold (Public Records) — Public Records
- 2021-01-21 Sold (Public Records) — Public Records
- 2021-01-20 Sold (MLS) — HARMLS
- 2020-12-22 Pending — HARMLS
- 2020-11-04 Relisted — HARMLS
- 2020-09-17 Pending — HARMLS
- 2020-09-13 Pending — HARMLS
- 2020-07-20 Listed $150,000 HARMLS
- 2004-11-10 Sold (Public Records) — Public Records
- 1995-09-14 Sold (Public Records) — Public Records
Property tax history
+4.5%/yrLatest (2025): $3,676 · +14.3% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…