4218 Eli St · Houston, TX 77007

$450,000

3 bd · 3.5 ba · 2,513 sqft · SingleFamily public records · 73 Days on market

Built 2004 1,436 sqft lot $179/sqft · 20% above area Est $376k · 20% over ↓ 3% since listing

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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 +17.2/30.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location near Yale and Interstate 10 between Washington Avenue and Interstate 10.

Key facts

• Location near yale
• Built 2004
• Listed 73 days

Tags

• LOCATION NEAR YALE
• LOCATION NEAR INTERSTATE 10

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $423k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 soft (-0.8%/yr); 646 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 38% 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 $3k of loan paydown is wiped out by about $14k 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 73 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $35k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $423,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.03% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (median comp): $375,666
• List price: $450,000
• Delta: 19.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4224 Schuler St	0.03mi	3/3.5	2,213 (-12%)	0mo	$490,000	$221	78
4115 Schuler St	0.07mi	3/3.5	2,173 (-14%)	0mo	$475,000	$219	74
4210 Koehler St Unit B	0.07mi	3/2.5	2,233 (-11%)	1mo	$565,000	$253	73
4409 Schuler St Unit A	0.10mi	3/2.5	2,232 (-11%)	0mo	$499,000	$224	73
4317 Blossom St Unit B	0.43mi	3/3.5	2,405 (-4%)	1mo	$668,000	$278	72
4319 Rose St	0.33mi	3/3.5	2,273 (-10%)	0mo	$565,000	$249	68
4301 Gibson St	0.48mi	3/3.5	2,374 (-6%)	1mo	$549,000	$231	68
316 E 5th St	0.70mi	3/2.5	2,451 (-2%)	0mo	$879,000	$359	59
5218A Rose St	0.71mi	3/3.5	2,380 (-5%)	0mo	$600,000	$252	58
611 Hartman St	0.52mi	3/2.5	2,274 (-10%)	0mo	$750,000	$330	56
621 Rutland St Unit D	0.61mi	3/3.5	2,226 (-11%)	1mo	$629,900	$283	52
733 Ashland St Unit C	0.75mi	3/2.5	2,370 (-6%)	0mo	$1,100,000	$464	51

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: -15.1%
• Equity multiple: 0.48×
• Total profit: $-65,713
• Equity at exit: $67,096

10-year hold

• IRR: -13.0%
• Equity multiple: 0.35×
• Total profit: $-82,227
• Equity at exit: $38,908

Cash invested: $126,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $4,613 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$775 /mo · $9,298/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$969
• Net cashflow: $322

Break-even live

Break-even rent $4,205

Max offer price $450,000

Occupancy floor 88%

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	43d	1	0.12mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	43d	1	0.13mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	43d	1	0.20mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	43d	1	0.20mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	43d	1	0.26mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	0.27mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	24d	1	0.27mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	0.28mi
911 Thompson St #911 Houston, TX	4.0	3.5	3200	$8,500	$2.66	24d	1	0.28mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	24d	1	0.46mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	44d	1	0.66mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	43d	1	0.69mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	24d	1	0.74mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	43d	1	0.82mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	5d	1	0.90mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,570	$2.43	7d	1	0.91mi
3333 Allen Pkwy Unit 1000 Houston, TX	2.0	2.5	1860	$4,500	$2.42	43d	1	0.96mi
707 Marston St Unit 510 Houston, TX	3.0	2.0	2310	$12,482	$5.40	3d	1	1.01mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	43d	1	1.01mi
3131 Memorial Ct Houston, TX	2.0	1.0–2.5	1336	$3,418	$2.56	2d	32	1.01mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	7d	1	1.03mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,222	$2.19	16d	1	1.03mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	7d	1	1.03mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	1d	21	1.04mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	43d	1	1.06mi
811 Buffalo Park Dr Unit 3187 Houston, TX	3.0	2.0	3632	$15,392	$4.24	3d	1	1.09mi
811 Buffalo Park Dr Unit 510 Houston, TX	3.0	2.0	3632	$15,424	$4.25	11d	1	1.09mi
811 Buffalo Park Dr Unit 844 Houston, TX	3.0	2.0	3632	$14,913	$4.11	14d	1	1.09mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	29	1.11mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	43d	1	1.18mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	43d	1	1.18mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	3d	22	1.20mi
1027 Gross St Houston, TX	4.0	3.5	3035	$5,800	$1.91	43d	1	1.21mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	43d	1	1.23mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	22d	1	1.24mi
1116 Woodland St Houston, TX	3.0	2.0	2400	$4,000	$1.67	43d	1	1.32mi
710 Stanford St Houston, TX	3.0	4.0	2438	$3,490	$1.43	43d	1	1.36mi
1951 W Bell St Houston, TX	3.0	2.0	1800	$2,400	$1.33	43d	1	1.36mi
1951 W Bell St Houston, TX	3.0	2.0	1800	$2,400	$1.33	15d	1	1.36mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	43d	1	1.38mi

Listing history 27 events

1. 2026-06-18
   days on market $450,000 Active 73 DOM
2. 2026-06-17
   days on market $450,000 Active 72 DOM
3. 2026-06-16
   days on market $450,000 Active 71 DOM
4. 2026-06-15
   days on market $450,000 Active 70 DOM
5. 2026-06-13
   days on market $450,000 Active 68 DOM
6. 2026-06-10
   days on market $450,000 Active 64 DOM
7. 2026-06-08
   days on market $450,000 Active 63 DOM
8. 2026-06-07
   days on market $450,000 Active 62 DOM
9. 2026-06-04
   days on market $450,000 Active 59 DOM
10. 2026-06-01
    days on market $450,000 Active 56 DOM
11. 2026-05-31
    days on market $450,000 Active 55 DOM
12. 2026-04-01
    listed $485,000 Active 87-char remark

    Show marketing remark (87 chars)

    Great location near Yale and Interstate 10 between Washington Avenue and Interstate 10.

13. 2017-10-31
    soldstatus Sold 466-char remark

    Show marketing remark (466 chars)

    Beautiful, large and spacious living areas. Deep crown molding, hardwoods and travertine throughout main living. Fabulous kitchen with walk in pantry, upgraded stainless appliances. Fireplace with built-in cabinetry. Abundant natural light. Bedrooms with en suite baths + powder. Master has two enormous walk in closets. Both AC compressors replaced June 2017 * per Seller. Private driveway, no HOA! Located in a quiet area. Wired for surround sound. DID NOT FLOOD!

14. 2017-10-31
    soldstatus

    Show marketing remark (466 chars)

    Beautiful, large and spacious living areas. Deep crown molding, hardwoods and travertine throughout main living. Fabulous kitchen with walk in pantry, upgraded stainless appliances. Fireplace with built-in cabinetry. Abundant natural light. Bedrooms with en suite baths + powder. Master has two enormous walk in closets. Both AC compressors replaced June 2017 * per Seller. Private driveway, no HOA! Located in a quiet area. Wired for surround sound. DID NOT FLOOD!

15. 2017-10-20
    status Pending 466-char remark

    Show marketing remark (466 chars)

    Beautiful, large and spacious living areas. Deep crown molding, hardwoods and travertine throughout main living. Fabulous kitchen with walk in pantry, upgraded stainless appliances. Fireplace with built-in cabinetry. Abundant natural light. Bedrooms with en suite baths + powder. Master has two enormous walk in closets. Both AC compressors replaced June 2017 * per Seller. Private driveway, no HOA! Located in a quiet area. Wired for surround sound. DID NOT FLOOD!

16. 2017-10-08
    status Option Pending 466-char remark

    Show marketing remark (466 chars)

    Beautiful, large and spacious living areas. Deep crown molding, hardwoods and travertine throughout main living. Fabulous kitchen with walk in pantry, upgraded stainless appliances. Fireplace with built-in cabinetry. Abundant natural light. Bedrooms with en suite baths + powder. Master has two enormous walk in closets. Both AC compressors replaced June 2017 * per Seller. Private driveway, no HOA! Located in a quiet area. Wired for surround sound. DID NOT FLOOD!

17. 2017-09-17
    price $374,500 466-char remark

    Show marketing remark (466 chars)

    Beautiful, large and spacious living areas. Deep crown molding, hardwoods and travertine throughout main living. Fabulous kitchen with walk in pantry, upgraded stainless appliances. Fireplace with built-in cabinetry. Abundant natural light. Bedrooms with en suite baths + powder. Master has two enormous walk in closets. Both AC compressors replaced June 2017 * per Seller. Private driveway, no HOA! Located in a quiet area. Wired for surround sound. DID NOT FLOOD!

18. 2017-08-09
    price $399,999 466-char remark

    Show marketing remark (466 chars)

    Beautiful, large and spacious living areas. Deep crown molding, hardwoods and travertine throughout main living. Fabulous kitchen with walk in pantry, upgraded stainless appliances. Fireplace with built-in cabinetry. Abundant natural light. Bedrooms with en suite baths + powder. Master has two enormous walk in closets. Both AC compressors replaced June 2017 * per Seller. Private driveway, no HOA! Located in a quiet area. Wired for surround sound. DID NOT FLOOD!

19. 2017-07-13
    price $424,500 466-char remark

    Show marketing remark (466 chars)

    Beautiful, large and spacious living areas. Deep crown molding, hardwoods and travertine throughout main living. Fabulous kitchen with walk in pantry, upgraded stainless appliances. Fireplace with built-in cabinetry. Abundant natural light. Bedrooms with en suite baths + powder. Master has two enormous walk in closets. Both AC compressors replaced June 2017 * per Seller. Private driveway, no HOA! Located in a quiet area. Wired for surround sound. DID NOT FLOOD!

20. 2017-06-29
    listed $449,900 Active 466-char remark

    Show marketing remark (466 chars)

    Beautiful, large and spacious living areas. Deep crown molding, hardwoods and travertine throughout main living. Fabulous kitchen with walk in pantry, upgraded stainless appliances. Fireplace with built-in cabinetry. Abundant natural light. Bedrooms with en suite baths + powder. Master has two enormous walk in closets. Both AC compressors replaced June 2017 * per Seller. Private driveway, no HOA! Located in a quiet area. Wired for surround sound. DID NOT FLOOD!

21. 2017-06-26
    historical
22. 2017-05-24
    listed $474,900 Active
23. 2007-05-18
    historical
24. 2007-03-10
    listed $500,000
25. 2005-09-06
    soldstatus
26. 2004-04-02
    soldstatus
27. 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: $9,298 · $775/mo
• Projected year-2 tax: $9,298 · $775/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 · 25 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: $55,358
• − Mortgage interest: −$25,207
• − Property taxes: −$9,298
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,429
• − Management: −$4,429
• − Depreciation: −$13,091
• Taxable loss: −$3,345
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $4,670/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

-3.0% since first listed

16 events — show timeline

• 2026-04-01 Listed $485,000 HARMLS
• 2017-10-31 Sold (Public Records) — Public Records
• 2017-10-31 Sold (MLS) — HARMLS
• 2017-10-20 Pending — HARMLS
• 2017-10-08 Pending — HARMLS
• 2017-09-17 Price Changed $374,500 HARMLS
• 2017-08-09 Price Changed $399,999 HARMLS
• 2017-07-13 Price Changed $424,500 HARMLS
• 2017-06-29 Listed $449,900 HARMLS
• 2017-06-26 Listing Removed — HARMLS
• 2017-05-24 Listed $474,900 HARMLS
• 2007-05-18 Listing Removed — HARMLS
• 2007-03-10 Listed $500,000 HARMLS
• 2005-09-06 Sold (Public Records) — Public Records
• 2004-04-02 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $9,298 · +11.7% YoY. Source: county tax records.