2007 Massie St · Houston, TX 77026

$125,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 387 Days on market

Built 1930 4,338 sqft lot $109/sqft · 33% below area Est $188k · 33% under ↓ 37% since listing

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.3/10.0
• Appreciation +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special in Prime Location! Discover the potential of this property just minutes from downtown Houston, the East River project, and major highways (I-10 & 59). The lot features TWO structures — the main home and a detached bonus unit (both needs TLC).

Key facts

• Two structures
• Detached bonus unit
• 4,338 sq ft lot

Tags

• DETACHED BONUS UNIT
• TWO STRUCTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 rising (+3.1%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,535/mo this rent would consume 47% of the median local household income ($39k/yr) (locally 1531% 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 $6k of equity ($864 loan paydown + $5k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.1% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 387 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 387 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.23% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (median comp): $187,579
• List price: $125,000
• Delta: -33.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3053 Noble St	0.09mi	2/1.0	1,200 (+4%)	1mo	$64,497	$54	88
1912 Semmes St	0.55mi	2/1.0	1,104 (-4%)	2mo	$65,000	$59	66
2111 Davis St	0.27mi	3/2.0 (+1)	1,243 (+8%)	6mo	$175,000	$141	60
2114 Des Chaumes St	0.10mi	2/2.5	1,000 (-13%)	10mo	$235,000	$235	59
2006 Stevens St	0.29mi	3/2.0 (+1)	1,243 (+8%)	6mo	$225,000	$181	59
2405 Pannell St	0.45mi	3/1.5 (+1)	1,230 (+7%)	3mo	$99,500	$81	58
4214 Quitman St	0.70mi	3/2.0 (+1)	1,128 (-2%)	0mo	$174,999	$155	55
2710 Stevens St	0.65mi	3/2.0 (+1)	1,168 (+1%)	7mo	$203,900	$175	53
2212 Semmes St	0.56mi	3/1.0 (+1)	1,320 (+15%)	1mo	$181,000	$137	43
1618 Capron St	0.43mi	3/1.0 (+1)	990 (-14%)	12mo	$120,000	$121	42
3706 Lucille St	0.72mi	3/2.0 (+1)	1,231 (+7%)	7mo	$249,900	$203	40
4314 Rawley St	0.70mi	3/1.0 (+1)	1,048 (-9%)	9mo	$195,900	$187	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.89% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.28×
• Total profit: $44,674
• Equity at exit: $62,595

10-year hold

• IRR: 21.8%
• Equity multiple: 4.41×
• Total profit: $119,198
• Equity at exit: $101,760

Cash invested: $35,000 (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 77026

• Home prices YoY: 1.5%
• Rents YoY: 3.1%
• Active inventory: 445
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$656
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $369

Break-even live

Break-even rent $1,069

Max offer price $125,000

Occupancy floor 71%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	24d	1	0.02mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	44d	1	0.31mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.42mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	44d	1	0.49mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	44d	1	0.51mi
1556 Leona St Houston, TX	1.0	1.0	905	$1,505	$1.66	44d	1	0.87mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	2d	19	0.93mi
2209 Gano St Unit 4 Houston, TX	2.0	1.0	700	$1,250	$1.79	44d	1	0.97mi
2209 Gano St Unit 3 Houston, TX	2.0	1.0	700	$1,200	$1.71	44d	1	0.97mi
1550 Leona St Unit 1587 Houston, TX	2.0	2.0	1131	$1,942	$1.72	44d	1	0.99mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	2d	16	1.07mi
913 McKee St Houston, TX	1.0	1.0	714	$1,003	$1.40	44d	1	1.10mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	44d	1	1.21mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	5d	1	1.21mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	44d	1	1.21mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	11d	1	1.21mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	5d	1	1.21mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,082	$1.83	3d	1	1.21mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	8d	1	1.21mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	11d	1	1.21mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,682	$1.74	3d	1	1.21mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$2,713	$2.80	1d	69	1.21mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	21d	16	1.21mi
1514 Everett St Houston, TX	2.0	1.0	970	$1,840	$1.90	20d	1	1.24mi
711 William St Houston, TX	1.0	1.0	960	$1,700	$1.77	18d	1	1.25mi
711 William St Houston, TX	1.0	1.0	1340	$2,250	$1.68	44d	1	1.25mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,320	$1.32	5d	1	1.35mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,007	$2.02	3d	42	1.38mi
1725 N Main St Houston, TX	2.0	2.0	988	$2,263	$2.29	44d	1	1.38mi
3805 Wipprecht St Houston, TX	2.0	1.0	768	$1,100	$1.43	19d	1	1.40mi
2115 Runnels St Houston, TX	2.0	2.0	1053	$1,775	$1.69	44d	1	1.40mi
2115 Runnels St Unit 2130 Houston, TX	1.0	1.0	705	$1,513	$2.15	11d	1	1.40mi
2115 Runnels St Unit 2130 Houston, TX	1.0	1.0	705	$1,509	$2.14	14d	1	1.40mi
2115 Runnels St Unit 1174 Houston, TX	1.0	1.0	705	$1,463	$2.08	13d	1	1.40mi
2115 Runnels St Unit 2152 Houston, TX	2.0	2.0	959	$1,864	$1.94	44d	1	1.40mi
2115 Runnels St Unit 321 Houston, TX	1.0	1.0	705	$1,474	$2.09	8d	1	1.40mi
2115 Runnels St Unit 2174 Houston, TX	2.0	2.0	959	$1,863	$1.94	11d	1	1.40mi
2115 Runnels St Unit 1162 Houston, TX	1.0	1.0	705	$1,474	$2.09	5d	1	1.40mi
2115 Runnels St Unit 1187 Houston, TX	1.0	1.0	705	$1,471	$2.09	3d	1	1.40mi
2115 Runnels St Unit 2162 Houston, TX	2.0	2.0	959	$1,839	$1.92	5d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 387 DOM
2. 2026-06-17
   days on market $125,000 Active 386 DOM
3. 2026-06-16
   days on market $125,000 Active 385 DOM
4. 2026-06-15
   days on market $125,000 Active 384 DOM
5. 2026-06-13
   days on market $125,000 Active 382 DOM
6. 2026-06-10
   days on market $125,000 Active 378 DOM
7. 2026-06-08
   days on market $125,000 Active 377 DOM
8. 2026-06-07
   days on market $125,000 Active 376 DOM
9. 2026-06-04
   days on market $125,000 Active 373 DOM
10. 2026-05-31
    days on market $125,000 Active 370 DOM
11. 2025-11-08
    price $125,000 269-char remark

    Show marketing remark (269 chars)

    Investor Special in Prime Location! Discover the potential of this property just minutes from downtown Houston, the East River project, and major highways (I-10 & 59). The lot features TWO structures — the main home and a detached bonus unit (both needs TLC).

12. 2025-07-23
    status Active 269-char remark

    Show marketing remark (269 chars)

    Investor Special in Prime Location! Discover the potential of this property just minutes from downtown Houston, the East River project, and major highways (I-10 & 59). The lot features TWO structures — the main home and a detached bonus unit (both needs TLC).

13. 2025-07-23
    price $150,000 269-char remark

    Show marketing remark (269 chars)

    Investor Special in Prime Location! Discover the potential of this property just minutes from downtown Houston, the East River project, and major highways (I-10 & 59). The lot features TWO structures — the main home and a detached bonus unit (both needs TLC).

14. 2025-07-22
    historical 269-char remark

    Show marketing remark (269 chars)

    Investor Special in Prime Location! Discover the potential of this property just minutes from downtown Houston, the East River project, and major highways (I-10 & 59). The lot features TWO structures — the main home and a detached bonus unit (both needs TLC).

15. 2025-06-11
    price $175,000 269-char remark

    Show marketing remark (269 chars)

    Investor Special in Prime Location! Discover the potential of this property just minutes from downtown Houston, the East River project, and major highways (I-10 & 59). The lot features TWO structures — the main home and a detached bonus unit (both needs TLC).

16. 2025-05-26
    listed $199,999 Active 269-char remark

    Show marketing remark (269 chars)

    Investor Special in Prime Location! Discover the potential of this property just minutes from downtown Houston, the East River project, and major highways (I-10 & 59). The lot features TWO structures — the main home and a detached bonus unit (both needs TLC).

17. 2024-08-26
    soldstatus
18. 1998-12-21
    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: $1,640 · $137/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$647/yr (+$54/mo · 39.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,423
• − Mortgage interest: −$7,002
• − Property taxes: −$1,640
• − Insurance: −$625
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$3,636
• Taxable income: $2,572
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $3,806/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): 21,981
• Household income: $39,211
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1531.0

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▲ 3.89%
• Current HPI: 267.5995
• Rent YoY: ▲ 3.08%
• 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

-37.5% since first listed

8 events — show timeline

• 2025-11-08 Price Changed $125,000 HARMLS
• 2025-07-23 Relisted — HARMLS
• 2025-07-23 Price Changed $150,000 HARMLS
• 2025-07-22 Listing Removed — HARMLS
• 2025-06-11 Price Changed $175,000 HARMLS
• 2025-05-26 Listed $199,999 HARMLS
• 2024-08-26 Sold (Public Records) — Public Records
• 1998-12-21 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,640 · +11.7% YoY. Source: county tax records.