3717 Dawson Ln · Houston, TX 77051

$219,000

2 bd · 1.0 ba · 690 sqft · MultiFamily public records · 130 Days on market

Built 1955 Fair condition 8,125 sqft lot $317/sqft · 53% below area

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0

Listing remarks MLS

3 free standing units right at Scott and Dawson St. Great investment property with tenants.

Key facts

• 8,125 sq ft lot
• Built 1955
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $219k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.

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: Reynolds El (math 8% / reading 8%, grade F, #4,301 of 4,322 statewide, top 100%, 334 students, 98% FRL); Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 399 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $71k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 2.33% ✓
• Cap rate: 20.13%
• Cash-on-cash: 49.42%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (median comp): $466,682
• List price: $219,000
• Delta: -53.07%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4425 Galesburg St	0.96mi	2/1.0	720 (+4%)	3mo	$79,000	$110	55
8422 Southview St	1.14mi	2/1.0	700 (+1%)	10mo	$99,000	$141	54
9605 Chesterfield Dr	0.28mi	3/1.0 (+1)	792 (+15%)	5mo	$50,000	$63	53
3923 Aledo St	0.93mi	2/1.0	726 (+5%)	12mo	$115,000	$158	46
9522 Fairland Dr	0.32mi	2/1.0	834 (+21%)	19mo	$68,900	$83	44
4212 Rosemont St	1.19mi	2/1.0	816 (+18%)	5mo	$150,000	$184	36
4922 Larkspur St	1.31mi	2/1.0	756 (+10%)	18mo	$125,000	$165	34
8525 Dosia St	1.18mi	3/2.0 (+1)	842 (+22%)	2mo	$129,900	$154	30
4641 Brinkley St	0.96mi	2/1.0	796 (+15%)	13mo	$130,000	$163	29
8931 Duane St	0.82mi	2/1.0	784 (+14%)	16mo	$99,900	$127	29
4729 Angleton St	1.17mi	2/1.0	850 (+23%)	15mo	$130,000	$153	28
10603 Sorsby Way	0.78mi	3/1.0 (+1)	856 (+24%)	16mo	$199,000	$232	22

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.1%
• Equity multiple: 5.57×
• Total profit: $280,183
• Equity at exit: $197,293

10-year hold

• IRR: 56.7%
• Equity multiple: 12.40×
• Total profit: $698,751
• Equity at exit: $425,469

Cash invested: $61,320 (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 77051

• Home prices YoY: 9.7%
• Active inventory: 399
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $5,100 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$264 /mo · $3,168/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,071
• Net cashflow: $2,525

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$5,100
Total (3 units)			$5,100

Break-even live

Break-even rent $1,903

Max offer price $219,000

Occupancy floor 45%

Sensitivity live

Price	-10% $2,649	-5% $2,587	+0% $2,525	+5% $2,463	+10% $2,401
Rent	-10% $2,122	-5% $2,324	+0% $2,525	+5% $2,727	+10% $2,928
Rate	-1.0pp $2,636	-0.5pp $2,581	base $2,525	+0.5pp $2,469	+1.0pp $2,411

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: $54,750
• Closing costs: $6,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 Rockingham St Houston, TX	3.0	2.0	1890	$1,700	$0.90	93d	1	0.04mi
4205 Grassmere St Houston, TX	4.0	2.0	1422	$1,450	$1.02	32d	1	0.18mi
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	93d	1	0.24mi
4320 Maggie St Unit A Houston, TX	4.0	3.0	1760	$1,895	$1.08	36d	1	0.63mi
4320 Maggie St Unit B Houston, TX	4.0	2.0	1760	$1,850	$1.05	24d	1	0.63mi
9610 Buffum St Houston, TX	3.0	3.0	1605	$1,799	$1.12	93d	1	0.69mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	93d	1	0.75mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	52d	2	0.90mi
10206 Penryn Forest Trl Houston, TX	3.0	2.5	1586	$2,500	$1.58	8d	1	0.92mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	64d	1	0.97mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	73d	1	0.99mi
4723 Mallow St Unit B Houston, TX	3.0	2.5	1472	$1,850	$1.26	42d	1	0.99mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,300	$1.26	17d	1	1.01mi
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,300	$1.26	18d	1	1.01mi
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	67d	1	1.04mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	66d	1	1.09mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	48d	1	1.14mi
10415 Lancaster Ln Houston, TX	3.0–4.0	2.5	1937	$2,525	$1.30	70d	1	1.15mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	93d	1	1.16mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	62d	1	1.16mi
8606 Lee Otis St Houston, TX	4.0	2.5	1869	$1,875	$1.00	28d	1	1.17mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	69d	1	1.18mi
4909 Holloway Dr Houston, TX	4.0	2.0	1550	$1,600	$1.03	15d	1	1.21mi
3327 Young Clover Way Houston, TX	4.0	2.5	1731	$2,500	$1.44	11d	1	1.23mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	73d	1	1.26mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.0	1797	$3,004	$1.67	4d	1	1.27mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	93d	1	1.38mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	93d	1	1.40mi
4835 Sunflower St Unit 1546466P Houston, TX	3.0	2.0	1883	$4,516	$2.40	64d	1	1.43mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	93d	1	1.47mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	73d	1	1.48mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	60d	1	1.50mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	62d	1	1.50mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	93d	1	1.50mi

Listing history 50 events

1. 2026-08-08
   days on market $219,000 Active 130 DOM
2. 2026-08-06
   days on market $219,000 Active 128 DOM
3. 2026-08-05
   days on market $219,000 Active 127 DOM
4. 2026-08-04
   days on market $219,000 Active 126 DOM
5. 2026-08-03
   days on market $219,000 Active 125 DOM
6. 2026-07-31
   days on market $219,000 Active 122 DOM
7. 2026-07-30
   days on market $219,000 Active 121 DOM
8. 2026-07-30
   days on market $219,000 Active 120 DOM
9. 2026-07-28
   days on market $219,000 Active 119 DOM
10. 2026-07-26
    days on market $219,000 Active 117 DOM
11. 2026-07-23
    days on market $219,000 Active 114 DOM
12. 2026-07-22
    days on market $219,000 Active 113 DOM
13. 2026-07-21
    days on market $219,000 Active 112 DOM
14. 2026-07-20
    days on market $219,000 Active 111 DOM
15. 2026-07-18
    days on market $219,000 Active 109 DOM
16. 2026-07-18
    days on market $219,000 Active 108 DOM
17. 2026-07-16
    days on market $219,000 Active 107 DOM
18. 2026-07-15
    days on market $219,000 Active 106 DOM
19. 2026-07-14
    days on market $219,000 Active 105 DOM
20. 2026-07-13
    days on market $219,000 Active 104 DOM
21. 2026-07-11
    days on market $219,000 Active 102 DOM
22. 2026-07-10
    days on market $219,000 Active 101 DOM
23. 2026-07-09
    days on market $219,000 Active 100 DOM
24. 2026-07-07
    days on market $219,000 Active 98 DOM
25. 2026-07-06
    days on market $219,000 Active 97 DOM
26. 2026-07-06
    days on market $219,000 Active 96 DOM
27. 2026-07-05
    days on market $219,000 Active 95 DOM
28. 2026-07-03
    days on market $219,000 Active 94 DOM
29. 2026-07-02
    pricedays on market $219,000 Active 93 DOM
30. 2026-07-01
    days on market $239,000 Active 92 DOM
31. 2026-06-30
    days on market $239,000 Active 91 DOM
32. 2026-06-30
    days on market $239,000 Active 90 DOM
33. 2026-06-28
    days on market $239,000 Active 89 DOM
34. 2026-06-27
    days on market $239,000 Active 88 DOM
35. 2026-06-26
    days on market $239,000 Active 87 DOM
36. 2026-06-24
    days on market $239,000 Active 85 DOM
37. 2026-06-22
    days on market $239,000 Active 83 DOM
38. 2026-06-21
    days on market $239,000 Active 82 DOM
39. 2026-06-18
    days on market $239,000 Active 79 DOM
40. 2026-06-17
    days on market $239,000 Active 78 DOM
41. 2026-06-16
    days on market $239,000 Active 77 DOM
42. 2026-06-15
    days on market $239,000 Active 76 DOM
43. 2026-06-13
    days on market $239,000 Active 74 DOM
44. 2026-06-10
    days on market $239,000 Active 70 DOM
45. 2026-06-08
    days on market $239,000 Active 69 DOM
46. 2026-06-07
    days on market $239,000 Active 68 DOM
47. 2026-06-04
    days on market $239,000 Active 65 DOM
48. 2026-06-02
    price $239,000 Active 62 DOM
49. 2026-06-01
    days on market $249,000 Active 62 DOM
50. 2026-05-31
    days on market $249,000 Active 61 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: $3,168 · $264/mo
• Projected year-2 tax: $4,008 · $334/mo
• Expected delta: +$840/yr (+$70/mo · 26.5%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,200
• − Mortgage interest: −$12,267
• − Property taxes: −$3,168
• − Insurance: −$1,095
• − Repairs & maintenance: −$4,896
• − Management: −$4,896
• − Depreciation: −$6,371
• Taxable income: $28,507
• Est. tax owed @ 24.0%: −$6,842
• After-tax cash flow: $23,462/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $17,250–$31,050 screening

This property requires significant repairs and maintenance, including a new roof, painting, flooring replacement, and HVAC replacement. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding shows signs of wear and discoloration.
• Major flooring — The flooring appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls show signs of wear and discoloration.
• Major HVAC units — The HVAC units appear to be old and may need replacement.

Value-add opportunities

• Both New roof — A new roof will improve the overall condition of the property and make it more attractive to potential buyers or renters. ↑
• Both Painting and exterior repairs — Painting and exterior repairs will improve the curb appeal and make the property more attractive to potential buyers or renters. ↑
• Both New flooring — New flooring will improve the overall condition of the property and make it more attractive to potential buyers or renters. ↑
• Both HVAC replacement — A new HVAC system will improve the comfort and energy efficiency of the property, making it more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 16/100

Zoned Schools

Elementary Reynolds El F TX #4,301/4,322 Nat'l #39,883/41,679 Middle Attucks Middle F TX #1,478/1,662 Nat'l #12,017/14,009 High Worthing H S F TX #1,377/1,632 Nat'l #13,899/17,239

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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 24% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+166.3% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $249,000 HARMLS
• 2026-04-17 Price Changed $270,000 HARMLS
• 2026-03-31 Listed $290,000 HARMLS
• 2005-10-06 Listing Removed — HARMLS
• 2005-09-23 Listed $93,500 HARMLS
• 1990-12-05 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $3,168 · -7.0% YoY. Source: county tax records.