2415 W Little York Rd Unit D · Houston, TX 77091

$89,000

2 bd · 1.0 ba · 777 sqft · SingleFamily public records · 326 Days on market

Built 1960 1,938 sqft lot $115/sqft · 30% below area Est $128k · 30% under ↓ 10% since listing

---

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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the possibilities with this home, ready for your personal touch and creative vision! This property is a perfect opportunity for homeowners or investors looking to customize a space to truly make it their own. Inside, you’ll find a functional layout with a cozy living area, kitchen, and comfortable bedroom(s). Schedule your appointment today!

Key facts

• 1,938 sq ft lot
• Built 1960
• Listed 326 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: crime F.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harris El (math 13% / reading 14%, grade F, #4,138 of 4,322 statewide, top 96%, 486 students, 98% FRL); Hoffman Middle (math 17% / reading 24%, grade F, #1,407 of 1,662 statewide, top 86%, 637 students, 91% FRL); Eisenhower H S (math 16% / reading 23%, grade F, #1,424 of 1,632 statewide, top 88%, 2,855 students, 83% FRL).
• Market conditions: Rents rising (+2.1%/yr); 680 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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).
• This rent runs 42% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 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 1960 — 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: 1.41% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 5.9

CMA / ARV

• ARV (median comp): $127,518
• List price: $89,000
• Delta: -30.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7331 Phillips St	0.60mi	2/1.0	848 (+9%)	1mo	$97,000	$114	56
7421 North Star St	0.35mi	2/1.0	676 (-13%)	18mo	$125,000	$185	47
2249 Wilburforce St	0.39mi	2/1.0	888 (+14%)	22mo	$110,000	$124	40

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

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $4,120
• Equity at exit: $13,270

10-year hold

• IRR: 12.9%
• Equity multiple: 1.98×
• Total profit: $24,544
• Equity at exit: $7,695

Cash invested: $24,920 (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 77091

• Home prices YoY: -24.9%
• Rents YoY: 2.1%
• Active inventory: 680
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$467
• Tax from tax record: −$179 /mo · $2,147/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $308

Break-even live

Break-even rent $864

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $358	-5% $333	+0% $308	+5% $283	+10% $257
Rent	-10% $209	-5% $258	+0% $308	+5% $357	+10% $407
Rate	-1.0pp $353	-0.5pp $330	base $308	+0.5pp $285	+1.0pp $261

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2432 W Little York Rd Houston, TX	1.0	1.0	600	$995	$1.66	45d	1	0.09mi
2602 Dalview St Unit B Houston, TX	2.0	1.0	800	$1,400	$1.75	45d	1	0.41mi
1825 W Little York Rd Houston, TX	2.0	1.0	787	$880	$1.12	45d	1	0.48mi
7200 T C Jester Blvd Houston, TX	1.0–3.0	1.0–2.0	970	$1,188	$1.22	23d	9	0.66mi
7200 T C Jester Blvd Houston, TX	1.0–3.0	1.0–2.0	978	$1,250	$1.28	0d	9	0.66mi
7200 T C Jester Blvd Houston, TX	1.0–3.0	1.0–2.0	1102	$1,275	$1.16	4d	8	0.66mi
8113 Hezekiah Ln Houston, TX	2.0	1.0	698	$1,000	$1.43	1d	1	0.84mi
1464 Ferguson Way Houston, TX	2.0	3.0	850	$1,850	$2.18	45d	1	1.27mi
2303 W Tidwell Rd Houston, TX	2.0–3.0	2.0	1061	$995	$0.94	5d	3	1.29mi
5550 Holly View Dr Houston, TX	1.0–2.0	1.0–2.0	698	$1,025	$1.47	26d	17	1.41mi
1200 W Tidwell Rd Houston, TX	2.0–3.0	1.0–2.0	938	$1,050	$1.12	1d	11	1.46mi
5555 Holly View Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,315	$1.71	1d	15	1.47mi
5500 De Soto St Unit 1047 Houston, TX	1.0	1.0	622	$1,120	$1.80	12d	1	1.50mi
5500 De Soto St Unit 2047 Houston, TX	2.0	2.0	830	$1,326	$1.60	0d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   days on market $89,000 Active 326 DOM
2. 2026-06-18
   days on market $89,000 Active 323 DOM
3. 2026-06-17
   days on market $89,000 Active 322 DOM
4. 2026-06-16
   days on market $89,000 Active 321 DOM
5. 2026-06-15
   days on market $89,000 Active 320 DOM
6. 2026-06-13
   days on market $89,000 Active 318 DOM
7. 2026-06-13
   days on market $89,000 Active 317 DOM
8. 2026-06-09
   days on market $89,000 Active 314 DOM
9. 2026-06-08
   days on market $89,000 Active 313 DOM
10. 2026-06-07
    days on market $89,000 Active 312 DOM
11. 2026-06-04
    days on market $89,000 Active 309 DOM
12. 2026-06-03
    days on market $89,000 Active 308 DOM
13. 2026-06-02
    days on market $89,000 Active 307 DOM
14. 2026-06-01
    days on market $89,000 Active 306 DOM
15. 2026-05-31
    days on market $89,000 Active 305 DOM
16. 2025-12-11
    status Active 358-char remark

    Show marketing remark (358 chars)

    Discover the possibilities with this home, ready for your personal touch and creative vision! This property is a perfect opportunity for homeowners or investors looking to customize a space to truly make it their own. Inside, you’ll find a functional layout with a cozy living area, kitchen, and comfortable bedroom(s). Schedule your appointment today!

17. 2025-12-09
    status Pending 358-char remark

    Show marketing remark (358 chars)

    Discover the possibilities with this home, ready for your personal touch and creative vision! This property is a perfect opportunity for homeowners or investors looking to customize a space to truly make it their own. Inside, you’ll find a functional layout with a cozy living area, kitchen, and comfortable bedroom(s). Schedule your appointment today!

18. 2025-08-22
    price $89,000 358-char remark

    Show marketing remark (358 chars)

    Discover the possibilities with this home, ready for your personal touch and creative vision! This property is a perfect opportunity for homeowners or investors looking to customize a space to truly make it their own. Inside, you’ll find a functional layout with a cozy living area, kitchen, and comfortable bedroom(s). Schedule your appointment today!

19. 2025-07-30
    listed $99,000 Active 358-char remark

    Show marketing remark (358 chars)

    Discover the possibilities with this home, ready for your personal touch and creative vision! This property is a perfect opportunity for homeowners or investors looking to customize a space to truly make it their own. Inside, you’ll find a functional layout with a cozy living area, kitchen, and comfortable bedroom(s). Schedule your appointment today!

20. 2018-06-04
    soldstatus
21. 2018-03-26
    soldstatus
22. 2014-12-18
    soldstatus
23. 2012-07-03
    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: $2,147 · $179/mo
• Projected year-2 tax: $2,147 · $179/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 6/10 Major FEMA zone X (unshaded) · 70% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,046
• − Mortgage interest: −$4,985
• − Property taxes: −$2,147
• − Insurance: −$445
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,589
• Taxable income: $2,473
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $3,101/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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): 28,728
• Household income: $35,432
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 3210.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 46% Black 45% Two or more races 15% White 7%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 41% French/Haitian/Cajun 2%

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: ▼ -94.19%
• Current HPI: 283.7523
• Rent YoY: ▲ 2.10%
• 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

-10.1% since first listed

8 events — show timeline

• 2025-12-11 Relisted — HARMLS
• 2025-12-09 Pending — HARMLS
• 2025-08-22 Price Changed $89,000 HARMLS
• 2025-07-30 Listed $99,000 HARMLS
• 2018-06-04 Sold (Public Records) — Public Records
• 2018-03-26 Sold (Public Records) — Public Records
• 2014-12-18 Sold (Public Records) — Public Records
• 2012-07-03 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,147 · +21.0% YoY. Source: county tax records.