3717 Dawson Ln · Houston, TX 77051

$219,000

2 bd · 1.0 ba · 690 sqft · MultiFamily public records · 176 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 F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Cash flow +3.5/30.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

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 176 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 $-664 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (53.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (51.5% below list).
• Recommended offer: $102k (53.6% below list) — sets the bar for cash-flow.

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: Rents rising fast (+4.8%/yr); 487 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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).
• This rent runs 34% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 176 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 $101,666 (53.6% 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 176 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.49% ✗
• Cap rate: 2.65%
• Cash-on-cash: -13.00%
• DSCR: 0.42
• GRM: 17.2

CMA / ARV

• ARV (median comp): $463,918
• List price: $219,000
• Delta: -52.79%
• 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%)	5mo	$79,000	$110	54
8422 Southview St	1.14mi	2/1.0	700 (+1%)	11mo	$99,000	$141	53
9605 Chesterfield Dr	0.28mi	3/1.0 (+1)	792 (+15%)	7mo	$50,000	$63	52
3923 Aledo St	0.93mi	2/1.0	726 (+5%)	14mo	$115,000	$158	45
9522 Fairland Dr	0.32mi	2/1.0	834 (+21%)	20mo	$68,900	$83	43
4212 Rosemont St	1.19mi	2/1.0	816 (+18%)	6mo	$150,000	$184	35
4922 Larkspur St	1.31mi	2/1.0	756 (+10%)	20mo	$125,000	$165	32
8525 Dosia St	1.18mi	3/2.0 (+1)	842 (+22%)	3mo	$129,900	$154	28
4641 Brinkley St	0.96mi	2/1.0	796 (+15%)	15mo	$130,000	$163	28
8931 Duane St	0.82mi	2/1.0	784 (+14%)	18mo	$99,900	$127	27
4729 Angleton St	1.17mi	2/1.0	850 (+23%)	16mo	$130,000	$153	26
10603 Sorsby Way	0.78mi	3/1.0 (+1)	856 (+24%)	18mo	$199,000	$232	20

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.29×
• Total profit: $78,906
• Equity at exit: $197,293

10-year hold

• IRR: 15.4%
• Equity multiple: 5.40×
• Total profit: $269,850
• 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%
• Rents YoY: 4.8%
• Active inventory: 487
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$264 /mo · $3,168/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-664

Break-even live

Break-even rent $1,903

Max offer price $101,666

Occupancy floor —

Sensitivity live

Price	-10% $-540	-5% $-602	+0% $-664	+5% $-726	+10% $-788
Rent	-10% $-748	-5% $-706	+0% $-664	+5% $-622	+10% $-580
Rate	-1.0pp $-554	-0.5pp $-609	base $-664	+0.5pp $-721	+1.0pp $-779

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 Rockingham St Houston, TX	3.0	2.0	1890	$1,700	$0.90	139d	1	0.04mi
9425 Scott St Unit 07 Houston, TX	1.0	1.0	680	$875	$1.29	31d	1	0.05mi
9425 Scott St Unit 18 Houston, TX	2.0	1.0	824	$950	$1.15	54d	1	0.05mi
9425 Scott St Apt 14 Houston, TX	2.0	1.0	824	$950	$1.15	82d	1	0.05mi
9425 Scott St Unit 37 Houston, TX	1.0	1.0	—	$775	—	139d	1	0.07mi
9422 Heno St Unit 05 Houston, TX	2.0	1.0	750	$950	$1.27	54d	1	0.07mi
9422 Heno St Unit 07 Houston, TX	1.0	1.0	600	$850	$1.42	54d	1	0.07mi
9414 Heno St Unit 07 Houston, TX	2.0	1.0	—	$950	—	139d	1	0.09mi
9414 Heno St Unit 13 Houston, TX	2.0	1.0	824	$900	$1.09	120d	1	0.09mi
4112 Grassmere St Houston, TX	2.0	1.0	711	$700	$0.98	54d	1	0.14mi
3514 Grassmere St Houston, TX	3.0	1.0	943	$1,195	$1.27	6d	1	0.15mi
4203 Dawson Ln Houston, TX	2.0	1.0	—	$700	—	85d	1	0.17mi
4203 Dawson Ln Houston, TX	2.0	1.0	—	$700	—	88d	1	0.17mi
4205 Grassmere St Houston, TX	2.0	1.0	711	$875	$1.23	78d	1	0.18mi
4205 Grassmere St Houston, TX	3.0	1.0	904	$995	$1.10	2d	1	0.18mi
4205 Grassmere St Houston, TX	2.0	1.0	824	$900	$1.09	120d	1	0.18mi
4205 Grassmere St Houston, TX	3.0	1.0	—	$1,250	—	4d	1	0.18mi
4205 Grassmere St Houston, TX	1.0	1.0	680	$800	$1.18	139d	1	0.18mi
4205 Grassmere St Houston, TX	2.0	1.0	711	$875	$1.23	80d	1	0.18mi
3516 Sparrow St Houston, TX	3.0	2.5	—	$2,000	—	11d	1	0.19mi
3522 Tangerine St Houston, TX	3.0	2.0	—	$1,489	—	89d	1	0.19mi
3507 Wilmington St Unit A Houston, TX	3.0	2.5	—	$2,350	—	100d	1	0.19mi
9438 Ashville Dr Houston, TX	3.0	2.0	—	$1,650	—	45d	1	0.19mi
4211 Dawson Ln Houston, TX	2.0	1.0	711	$875	$1.23	82d	1	0.20mi
4211 Rockingham St Houston, TX	3.0	1.0	—	$1,250	—	5d	1	0.21mi
9315 Ashville Dr Unit B Houston, TX	3.0	3.0	—	$1,750	—	139d	1	0.21mi
4219 Rockingham St Houston, TX	3.0	1.0	904	$995	$1.10	31d	1	0.23mi
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	139d	1	0.24mi
9210 Martell St Houston, TX	3.0	2.5	—	$2,100	—	139d	1	0.26mi
9210 Martell St Houston, TX	3.0	2.5	—	$2,100	—	78d	1	0.26mi
9434 Fairland Dr Houston, TX	3.0	2.0	—	$1,450	—	139d	1	0.30mi
3619 Reed Rd Houston, TX	1.0	1.0	—	$3,800	—	69d	1	0.32mi
9506 Sierra Dr Unit 2 Houston, TX	1.0	1.0	100	$745	$7.45	69d	1	0.35mi
9506 Sierra Dr Unit 3 Houston, TX	1.0	1.0	150	$725	$4.83	44d	1	0.35mi
9506 Sierra Dr Unit 4 Houston, TX	1.0	1.0	150	$675	$4.50	44d	1	0.35mi
9129 Brandon St Apt B2 Houston, TX	2.0	1.0	—	$1,295	—	7d	1	0.37mi
9129 Brandon St Unit A7 Houston, TX	2.0	1.0	—	$1,295	—	139d	1	0.37mi
4114 Mallow St Houston, TX	3.0	1.0	—	$1,300	—	113d	1	0.40mi
4207 Phlox St Houston, TX	2.0	1.0	736	$860	$1.17	11d	1	0.45mi
4207 Phlox St Unit 2 BEDROOM 1 Houston, TX	2.0	1.0	736	$860	$1.17	55d	1	0.45mi

Listing history 50 events

1. 2026-09-23
   days on market $219,000 Active 176 DOM
2. 2026-09-22
   days on market $219,000 Active 175 DOM
3. 2026-09-21
   days on market $219,000 Active 174 DOM
4. 2026-09-20
   days on market $219,000 Active 173 DOM
5. 2026-09-19
   days on market $219,000 Active 172 DOM
6. 2026-09-16
   days on market $219,000 Active 169 DOM
7. 2026-09-15
   days on market $219,000 Active 168 DOM
8. 2026-09-14
   days on market $219,000 Active 167 DOM
9. 2026-09-13
   days on market $219,000 Active 166 DOM
10. 2026-09-12
    days on market $219,000 Active 165 DOM
11. 2026-09-11
    days on market $219,000 Active 164 DOM
12. 2026-09-05
    days on market $219,000 Active 158 DOM
13. 2026-09-04
    days on market $219,000 Active 157 DOM
14. 2026-09-03
    days on market $219,000 Active 156 DOM
15. 2026-08-31
    days on market $219,000 Active 153 DOM
16. 2026-08-29
    days on market $219,000 Active 151 DOM
17. 2026-08-28
    days on market $219,000 Active 150 DOM
18. 2026-08-27
    days on market $219,000 Active 149 DOM
19. 2026-08-25
    days on market $219,000 Active 147 DOM
20. 2026-08-24
    days on market $219,000 Active 146 DOM
21. 2026-08-23
    days on market $219,000 Active 145 DOM
22. 2026-08-22
    days on market $219,000 Active 144 DOM
23. 2026-08-21
    days on market $219,000 Active 143 DOM
24. 2026-08-20
    days on market $219,000 Active 142 DOM
25. 2026-08-19
    days on market $219,000 Active 141 DOM
26. 2026-08-18
    days on market $219,000 Active 140 DOM
27. 2026-08-17
    days on market $219,000 Active 139 DOM
28. 2026-08-16
    days on market $219,000 Active 138 DOM
29. 2026-08-15
    days on market $219,000 Active 137 DOM
30. 2026-08-14
    days on market $219,000 Active 136 DOM
31. 2026-08-13
    days on market $219,000 Active 135 DOM
32. 2026-08-12
    days on market $219,000 Active 134 DOM
33. 2026-08-11
    days on market $219,000 Active 133 DOM
34. 2026-08-10
    days on market $219,000 Active 132 DOM
35. 2026-08-09
    days on market $219,000 Active 131 DOM
36. 2026-08-08
    days on market $219,000 Active 130 DOM
37. 2026-08-06
    days on market $219,000 Active 128 DOM
38. 2026-08-05
    days on market $219,000 Active 127 DOM
39. 2026-08-04
    days on market $219,000 Active 126 DOM
40. 2026-08-03
    days on market $219,000 Active 125 DOM
41. 2026-07-31
    days on market $219,000 Active 122 DOM
42. 2026-07-30
    days on market $219,000 Active 121 DOM
43. 2026-07-30
    days on market $219,000 Active 120 DOM
44. 2026-07-28
    days on market $219,000 Active 119 DOM
45. 2026-07-26
    days on market $219,000 Active 117 DOM
46. 2026-07-23
    days on market $219,000 Active 114 DOM
47. 2026-07-22
    days on market $219,000 Active 113 DOM
48. 2026-07-21
    days on market $219,000 Active 112 DOM
49. 2026-07-20
    days on market $219,000 Active 111 DOM
50. 2026-07-18
    days on market $219,000 Active 109 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: $12,752
• − Mortgage interest: −$12,267
• − Property taxes: −$3,168
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$6,371
• Taxable loss: −$12,190
• Est. tax savings @ 24.0%: +$2,926
• After-tax cash flow: $-5,045/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: ▲ 4.77%
• Metro: Houston-The Woodlands-Sugar Land, TX
• 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.