8121 Livingston St · Houston, TX 77051

$175,000

3 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 30 Days on market

Built 2009 5,000 sqft lot Est $195k · 10% under

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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 +24.4/30.0
• ARV discount +12.1/15.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• 1% rule +7.5/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

Fix-and-flip opportunity in Sunnyside Place. This 2009-built, one-story home offers 4 bedrooms, 2 full baths, 1,394 sq ft, a 1-car attached garage, and a 5,000 sq ft lot in the Medical Center South area. Property is ready for renovation and offers potential for resale, rental, or owner-occupant improvement. Great rental property for a buy and hold or a flip since the house is a 4 bedroom 2 bathroom. Bring your remodeling vision and unlock the potential in this well-located Houston property.

Key facts

• 5,000 sq ft lot
• Garage
• Built 2009

Property features AI

Finance

• Other: Tax information provided (annual tax shown separately)
• Financial info: Lease not considered
• HOA & community: Details not provided

Exterior

• Parking: Attached garage (1 car)
• Security: Details not provided
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2009; Slab foundation; Living area approximately 1,394
• Construction: Brick and wood siding construction
• Exterior features: Subdivision lot; Composition roof

Interior

• Kitchen: Details not provided
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 6 total rooms; Seller disclosure available
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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.
• Market conditions: Rents rising fast (+4.8%/yr); 312 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,193/mo this rent would consume 70% of the median local household income ($37k/yr) (locally 1446% 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 $19k of equity ($1k loan paydown + $18k 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 + 4.8% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $195,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8230 Woodward St	0.17mi	3/2.0	1,347 (-3%)	10mo	$155,000	$115	78
8002 Colonial Ln	0.21mi	3/2.0	1,447 (+4%)	9mo	$235,000	$162	77
8436 Lawler St	0.29mi	3/2.0	1,334 (-4%)	9mo	$177,900	$133	71
8110 Parnell St	0.23mi	3/2.0	1,512 (+8%)	12mo	$205,000	$136	65
3802 Rebecca St	0.57mi	3/2.0	1,348 (-3%)	4mo	$189,000	$140	65
8017 Comal St	0.13mi	4/2.0 (+1)	1,536 (+10%)	9mo	$170,000	$111	64
3928 Mckinley St	0.38mi	3/2.5	1,478 (+6%)	13mo	$235,000	$159	59
3536 Rebecca St	0.67mi	3/2.5	1,332 (-4%)	4mo	$240,000	$180	56
4211 Knoxville St	0.70mi	4/2.0 (+1)	1,288 (-8%)	7mo	$179,900	$140	44
3454 Bacon St	0.70mi	3/2.0	1,278 (-8%)	11mo	$255,000	$200	44
7634 Lady St	0.70mi	3/1.0	1,270 (-9%)	12mo	$120,000	$94	38
4423 Stassen St	0.61mi	2/2.0 (-1)	1,188 (-15%)	8mo	$149,000	$125	35

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: 31.5%
• Equity multiple: 3.49×
• Total profit: $122,047
• Equity at exit: $157,654

10-year hold

• IRR: 27.9%
• Equity multiple: 8.15×
• Total profit: $350,548
• Equity at exit: $339,987

Cash invested: $49,000 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 312
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$918
• Tax from tax record: −$386 /mo · $4,634/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $355

Break-even live

Break-even rent $1,743

Max offer price $175,000

Occupancy floor 79%

Sensitivity live

Price	-10% $454	-5% $405	+0% $355	+5% $306	+10% $256
Rent	-10% $182	-5% $269	+0% $355	+5% $442	+10% $528
Rate	-1.0pp $443	-0.5pp $400	base $355	+0.5pp $310	+1.0pp $264

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	44d	1	0.09mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	3d	1	0.14mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	21d	1	0.21mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	44d	1	0.28mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	0d	1	0.43mi
3137 W Bellfort Ave Houston, TX	2.0	2.0	1164	$1,802	$1.55	44d	1	0.71mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	17d	1	0.72mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	25d	1	0.80mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	44d	1	0.81mi
3655 Seabrook St Unit 6 Houston, TX	2.0	1.0	1600	$1,000	$0.62	44d	1	0.83mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	21d	1	0.90mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	21d	1	0.90mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	44d	1	0.90mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.91mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	0.91mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	0.93mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	13d	1	0.93mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	12d	1	0.93mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$2,262	$1.67	0d	47	0.94mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$2,041	$1.64	25d	18	0.94mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	25d	1	0.94mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	44d	1	0.94mi
3088 Holly Hall St Unit 1 Houston, TX	2.0	2.5	1600	$1,750	$1.09	15d	1	0.99mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	1.00mi
2968 Holly Hall St Houston, TX	2.0	3.0	1600	$2,000	$1.25	44d	1	1.00mi
8383 El Mundo St Unit 422 Houston, TX	2.0	2.0	1104	$1,529	$1.38	8d	1	1.04mi
8383 El Mundo St Unit 2174 Houston, TX	2.0	2.0	1104	$1,553	$1.41	11d	1	1.04mi
8383 El Mundo St Unit 8440 Houston, TX	2.0	2.0	1104	$1,558	$1.41	44d	1	1.04mi
8383 El Mundo St Unit 2165 Houston, TX	2.0	2.0	1104	$1,559	$1.41	0d	1	1.04mi
2924 Holly Hall St Houston, TX	2.0	3.0	1600	$1,950	$1.22	44d	1	1.05mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	25d	1	1.05mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	3d	2	1.09mi
8300 El Mundo St Unit 8357 Houston, TX	2.0	2.0	970	$1,289	$1.33	11d	1	1.09mi
8300 El Mundo St Unit 422 Houston, TX	2.0	2.0	970	$1,265	$1.30	8d	1	1.09mi
8300 El Mundo St Unit 424 Houston, TX	2.0	2.0	970	$1,265	$1.30	6d	1	1.09mi
8300 El Mundo St Unit 2112 Houston, TX	2.0	2.0	970	$1,295	$1.34	0d	1	1.09mi
8300 El Mundo St Unit 2174 Houston, TX	2.0	2.0	970	$1,300	$1.34	11d	1	1.09mi
2700 Holly Hall St Unit 2737 Houston, TX	2.0	2.0	1720	$1,762	$1.02	0d	1	1.15mi
2656 Holly Hall St Houston, TX	2.0	2.0	1850	$2,206	$1.19	44d	1	1.18mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	44d	1	1.19mi

Listing history 13 events

1. 2026-06-18
   days on market $175,000 Active 30 DOM
2. 2026-06-17
   days on market $175,000 Active 29 DOM
3. 2026-06-16
   days on market $175,000 Active 28 DOM
4. 2026-06-15
   days on market $175,000 Active 27 DOM
5. 2026-06-13
   days on market $175,000 Active 25 DOM
6. 2026-06-10
   days on market $175,000 Active 21 DOM
7. 2026-06-08
   days on market $175,000 Active 20 DOM
8. 2026-06-07
   days on market $175,000 Active 19 DOM
9. 2026-06-04
   days on market $175,000 Active 16 DOM
10. 2026-06-01
    days on market $175,000 Active 13 DOM
11. 2026-05-31
    days on market $175,000 Active 12 DOM
12. 2026-05-19
    listed $175,000 Active
13. 1988-01-03
    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: $4,634 · $386/mo
• Projected year-2 tax: $4,634 · $386/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,311
• − Mortgage interest: −$9,803
• − Property taxes: −$4,634
• − Insurance: −$875
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$5,091
• Taxable income: $1,698
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $3,856/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 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%

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

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

2 events — show timeline

• 2026-05-19 Listed $175,000 HARMLS
• 1988-01-03 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,634 · -1.6% YoY. Source: county tax records.