4914 Lee St · Houston, TX 77020

$70,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 33 Days on market

Built 1940 2,500 sqft lot $97/sqft · 55% 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 +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming two-bedroom, one-bath home currently being used as an income-producing rental property. This is one of several properties available making up a combined 20,000+ sq ft of land in popular Denver Harbor. Property is ideal to buy now, cash flow, and redevelop later.

Key facts

• 2,500 sq ft lot
• Garage
• Built 1940

Property features AI

Finance

• Other: Special addendum disclosure
• Financial info: Lease not considered

Exterior

• Parking: One-car garage; Additional off-street parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Entry on first floor
• Construction: Built in 1940; Cement siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Disposal
• Bedrooms: Two bedrooms total — Primary bedroom on the first floor; one additional first-floor bedroom
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Window-unit cooling
• Interior features: Tub with shower; Ceiling fans; Kitchen/dining combo
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% 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: Mcreynolds Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 398 students, 98% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% 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 (+4.3%/yr); 337 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k 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 + 4.3% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 33 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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: property tax is 2.7% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.67% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.54%
• DSCR: 2.00
• GRM: 5.0

CMA / ARV

• ARV (median comp): $154,765
• List price: $70,000
• Delta: -54.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2311 Russell St	0.65mi	2/1.0	768 (+7%)	2mo	$160,000	$208	57
2115 Chew St	0.32mi	2/2.0	816 (+13%)	14mo	$134,900	$165	47
314 Hahlo St	0.66mi	2/1.0	792 (+10%)	10mo	$105,000	$133	44
1508 Yates St	0.44mi	2/2.0	826 (+15%)	15mo	$235,000	$285	38
3825 Ranch St	0.74mi	2/1.0	774 (+8%)	23mo	$185,000	$239	34
326 Woolworth St	0.72mi	2/1.0	801 (+11%)	18mo	$120,000	$150	33

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 4.22×
• Total profit: $63,144
• Equity at exit: $63,062

10-year hold

• IRR: 36.8%
• Equity multiple: 9.72×
• Total profit: $170,873
• Equity at exit: $135,995

Cash invested: $19,600 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$367
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $368

Break-even live

Break-even rent $704

Max offer price $70,000

Occupancy floor 64%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4903 Noble St Houston, TX	2.0	1.0	525	$1,200	$2.29	44d	1	0.10mi
2202 Solo St Houston, TX	2.0	1.0	620	$1,200	$1.94	44d	1	0.10mi
1909 Benson St Houston, TX	1.0	1.0	460	$795	$1.73	19d	1	0.56mi
1911 Benson St Unit 1 Houston, TX	1.0	1.0	460	$795	$1.73	19d	1	0.57mi
1911 Benson St Unit 4 Houston, TX	1.0	1.0	460	$795	$1.73	5d	1	0.57mi
5408 Market St Unit 5408-1 Houston, TX	2.0	1.0	730	$900	$1.23	5d	1	0.71mi
5504 Morwood St Houston, TX	2.0	1.0	749	$850	$1.13	24d	1	0.79mi
5510 Morwood St Houston, TX	2.0	1.0	749	$650	$0.87	24d	1	0.80mi
5514 Morgood St Houston, TX	2.0	1.0	749	$650	$0.87	44d	1	0.82mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	44d	1	0.83mi
3806 Wipprecht St Houston, TX	1.0	1.0	750	$700	$0.93	14d	1	0.86mi
3813 Wipprecht St Houston, TX	2.0	1.0	750	$1,200	$1.60	24d	1	0.87mi
3814 Wipprecht St Unit 18B Houston, TX	1.0	1.0	750	$700	$0.93	16d	1	0.88mi
5436 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	24d	1	0.94mi
5430 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	24d	1	0.96mi
5462 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	24d	1	0.97mi
3031 Sumpter St Houston, TX	1.0	1.0	502	$850	$1.69	24d	1	1.08mi
3031 Sumpter St Houston, TX	1.0	1.0	502	$850	$1.69	14d	1	1.08mi
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	24d	1	1.08mi
6116 Octavia St Houston, TX	2.0	1.0	611	$775	$1.27	24d	1	1.10mi
3802 Dabney St Houston, TX	1.0–2.0	1.0	825	$990	$1.20	44d	2	1.11mi
3019 Florida St Houston, TX	2.0	1.0	576	$950	$1.65	44d	1	1.14mi
1412 Sydnor St Houston, TX	2.0	1.0	507	$800	$1.58	44d	1	1.18mi
1412 Sydnor St Houston, TX	2.0	1.0	507	$800	$1.58	24d	1	1.18mi
1412 Sydnor St Houston, TX	1.0	1.0	500	$700	$1.40	13d	1	1.18mi
1412 Sydnor St Unit 7 Houston, TX	1.0	1.0	500	$650	$1.30	14d	1	1.18mi
1412 Sydnor St Unit 5 Houston, TX	1.0	1.0	500	$700	$1.40	14d	1	1.18mi
621 Majestic St Unit Back Houston, TX	2.0	1.0	600	$750	$1.25	44d	1	1.18mi
4249 Clinton Dr Houston, TX	1.0	1.0	692	$1,950	$2.82	3d	1	1.21mi
5006 Cavalcade St Apt 2 Houston, TX	1.0	1.0	541	$850	$1.57	44d	1	1.23mi
7212 Corpus Christi St Houston, TX	1.0	1.0	700	$950	$1.36	44d	1	1.41mi

Listing history 34 events

1. 2026-06-04
   statusdays on market $70,000 Pending 33 DOM
2. 2026-06-01
   days on market $70,000 Active 31 DOM
3. 2026-05-31
   days on market $70,000 Active 30 DOM
4. 2026-05-01
   listed $70,000 Active 714-char remark
5. 2025-08-04
   historical $1,400
6. 2025-07-30
   price $1,400
7. 2025-07-20
   price $1,450
8. 2025-07-08
   listed $1,500
9. 2025-06-30
   historical $1,550
10. 2025-06-21
    price $1,550
11. 2025-06-02
    listed $1,600
12. 2023-09-11
    soldstatus
13. 2023-09-08
    soldstatus Sold 271-char remark

    Show marketing remark (271 chars)

    Charming two-bedroom, one-bath home currently being used as an income-producing rental property. This is one of several properties available making up a combined 20,000+ sq ft of land in popular Denver Harbor. Property is ideal to buy now, cash flow, and redevelop later.

14. 2023-08-02
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Charming two-bedroom, one-bath home currently being used as an income-producing rental property. This is one of several properties available making up a combined 20,000+ sq ft of land in popular Denver Harbor. Property is ideal to buy now, cash flow, and redevelop later.

15. 2023-07-31
    status Option Pending 271-char remark

    Show marketing remark (271 chars)

    Charming two-bedroom, one-bath home currently being used as an income-producing rental property. This is one of several properties available making up a combined 20,000+ sq ft of land in popular Denver Harbor. Property is ideal to buy now, cash flow, and redevelop later.

16. 2023-07-28
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Charming two-bedroom, one-bath home currently being used as an income-producing rental property. This is one of several properties available making up a combined 20,000+ sq ft of land in popular Denver Harbor. Property is ideal to buy now, cash flow, and redevelop later.

17. 2023-07-24
    status Option Pending 271-char remark

    Show marketing remark (271 chars)

    Charming two-bedroom, one-bath home currently being used as an income-producing rental property. This is one of several properties available making up a combined 20,000+ sq ft of land in popular Denver Harbor. Property is ideal to buy now, cash flow, and redevelop later.

18. 2023-05-01
    listed $125,000 Active 271-char remark

    Show marketing remark (271 chars)

    Charming two-bedroom, one-bath home currently being used as an income-producing rental property. This is one of several properties available making up a combined 20,000+ sq ft of land in popular Denver Harbor. Property is ideal to buy now, cash flow, and redevelop later.

19. 2023-04-30
    historical
20. 2023-03-30
    listed $125,000 Active
21. 2022-11-03
    historical
22. 2022-10-12
    listed $145,000 Active
23. 2022-10-12
    historical
24. 2022-08-15
    listed $150,000 Active
25. 2014-03-17
    soldstatus $101,995
26. 2013-07-09
    soldstatus $160,100
27. 2004-04-19
    soldstatus $202,257
28. 2004-04-19
    soldstatus $202,257
29. 2004-04-19
    soldstatus $165,385
30. 2004-04-19
    soldstatus $165,385
31. 2001-09-20
    historical
32. 2001-09-03
    listed $44,000
33. 2001-02-14
    soldstatus
34. 1999-02-05
    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: $1,921 · $160/mo
• Projected year-2 tax: $1,921 · $160/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $14,042
• − Mortgage interest: −$3,921
• − Property taxes: −$1,921
• − Insurance: −$350
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,036
• Taxable income: $3,567
• Est. tax owed @ 24.0%: −$856
• After-tax cash flow: $3,561/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% Other Indo-European 1%

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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

+59.1% since first listed

32 events — show timeline

• 2026-06-03 Pending — HARMLS
• 2026-05-01 Listed $70,000 HARMLS
• 2025-08-04 Rental Removed $1,400 HARMLS
• 2025-07-30 Price Changed $1,400 HARMLS
• 2025-07-20 Price Changed $1,450 HARMLS
• 2025-07-08 Listed for Rent $1,500 HARMLS
• 2025-06-30 Rental Removed $1,550 HARMLS
• 2025-06-21 Price Changed $1,550 HARMLS
• 2025-06-02 Listed for Rent $1,600 HARMLS
• 2023-09-11 Sold (Public Records) — Public Records
• 2023-09-08 Sold (MLS) — HARMLS
• 2023-08-02 Pending — HARMLS
• 2023-07-31 Pending — HARMLS
• 2023-07-28 Pending — HARMLS
• 2023-07-24 Pending — HARMLS
• 2023-05-01 Listed $125,000 HARMLS
• 2023-04-30 Listing Removed — HARMLS
• 2023-03-30 Listed $125,000 HARMLS
• 2022-11-03 Listing Removed — HARMLS
• 2022-10-12 Listing Removed — HARMLS
• 2022-10-12 Listed $145,000 HARMLS
• 2022-08-15 Listed $150,000 HARMLS
• 2014-03-17 Sold (Public Records) $101,995 Public Records
• 2013-07-09 Sold (Public Records) $160,100 Public Records
• 2004-04-19 Sold (Public Records) $165,385 Public Records
• 2004-04-19 Sold (Public Records) $165,385 Public Records
• 2004-04-19 Sold (Public Records) $202,257 Public Records
• 2004-04-19 Sold (Public Records) $202,257 Public Records
• 2001-09-20 Listing Removed — HARMLS
• 2001-09-03 Listed $44,000 HARMLS
• 2001-02-14 Sold (Public Records) — Public Records
• 1999-02-05 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,921 · -2.6% YoY. Source: county tax records.