7525 Charlie St · Houston, TX 77088

$102,000

3 bd · 1.5 ba · 1,768 sqft · SingleFamily public records · 84 Days on market

Built 1953 10,354 sqft lot $58/sqft · 58% below area ↓ 22% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three-bedroom, one and a half bath single-family home on approximately 10,367 square foot lot. Built 1953. Approximately 1,768 square feet per appraisal district. Property sold as-is, where-is, with no warranties or representations of any kind. Buyer to independently verify all property information including condition, dimensions, flood zone status, and suitability for buyer's intended purpose.

Key facts

• 0.24 acre lot
• Built 1953
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $888 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $96k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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.
• 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.
• Market conditions: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,161/mo this rent would consume 48% of the median local household income ($54k/yr) (locally 2294% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $705 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 + 0.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 2.8% of price; built in 1953 — 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 $95,880 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.12% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.29%
• DSCR: 2.66
• GRM: 3.9

CMA / ARV

• ARV (median comp): $244,246
• List price: $102,000
• Delta: -58.24%
• 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
7415 Dyer St	0.16mi	3/2.0	1,579 (-11%)	4mo	$225,000	$142	70
8130 Sunnyhill St	0.57mi	3/2.5	1,782 (+1%)	2mo	$314,900	$177	67
7514 Emma Lou St	0.10mi	4/2.5 (+1)	1,558 (-12%)	7mo	$249,990	$160	61
8006 Cora St	0.28mi	3/2.5	1,980 (+12%)	4mo	$315,000	$159	60
7903 James Franklin St	0.59mi	3/2.5	1,726 (-2%)	6mo	$265,000	$154	59
8004 Cora St	0.27mi	3/2.5	1,980 (+12%)	7mo	$315,000	$159	58
8008 Cora St	0.29mi	3/2.5	1,980 (+12%)	7mo	$315,000	$159	57
8017 Phillips St	0.39mi	3/2.5	1,937 (+10%)	7mo	$304,900	$157	56
8141 Sunnyhill St	0.60mi	3/2.5	1,650 (-7%)	5mo	$270,000	$164	53
8303 Venus St	0.61mi	3/3.0	1,624 (-8%)	3mo	$299,990	$185	49
6605 Greenhurst St	0.71mi	4/2.5 (+1)	1,869 (+6%)	1mo	$225,000	$120	47
8210 Venus St	0.56mi	3/2.5	1,503 (-15%)	4mo	$259,000	$172	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.18×
• Total profit: $33,771
• Equity at exit: $15,209

10-year hold

• IRR: 35.0%
• Equity multiple: 3.74×
• Total profit: $78,142
• Equity at exit: $8,819

Cash invested: $28,560 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$535
• Tax from tax record: −$242 /mo · $2,906/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $888

Break-even live

Break-even rent $1,037

Max offer price $102,000

Occupancy floor 54%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7504 Carver Rd Houston, TX	3.0	2.5	1694	$2,500	$1.48	5d	1	0.18mi
7008 Emma Lou St Houston, TX	3.0	2.5	1610	$3,000	$1.86	18d	1	0.43mi
7514 Sandle St Houston, TX	3.0	2.5	1523	$1,999	$1.31	43d	1	0.45mi
8101 Venus St Unit A Houston, TX	3.0	2.0	1375	$1,699	$1.24	24d	1	0.54mi
8101 Venus St Unit B Houston, TX	3.0	2.0	1375	$1,595	$1.16	24d	1	0.54mi
6555 Sealey St Houston, TX	3.0	2.5	1800	$2,700	$1.50	24d	1	0.78mi
6615 Goldspier St Houston, TX	3.0	2.0	1848	$2,150	$1.16	22d	1	0.81mi
1032 Glen Ln Houston, TX	3.0	3.0	1667	$2,400	$1.44	43d	1	0.92mi
1450 Dewalt St Houston, TX	3.0	2.5	1371	$2,500	$1.82	43d	1	0.94mi
7628 Inwood Hills Ln Houston, TX	3.0	3.0	1768	$2,500	$1.41	43d	1	1.07mi
2850 W Gulf Bank Rd Houston, TX	1.0–4.0	1.0–2.0	1055	$1,413	$1.34	1d	107	1.21mi
2722 Stallings Dr Houston, TX	3.0	2.0	1298	$1,635	$1.26	5d	1	1.22mi
8822 Woodcamp Dr Houston, TX	3.0	2.5	1687	$1,740	$1.03	5d	1	1.27mi
8402 Storm Creek Ct Houston, TX	4.0	2.5	2612	$2,083	$0.80	12d	1	1.28mi
3018 Stallings Dr Houston, TX	4.0	2.0	1512	$1,550	$1.03	43d	1	1.33mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	1.41mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	1.41mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	1.41mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	43d	1	1.42mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	1.42mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	43d	1	1.42mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	1.42mi
8304 De Priest St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	1.43mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	20d	1	1.43mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	20d	1	1.44mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	20d	1	1.44mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	20d	1	1.44mi
6513 Knox St Houston, TX	4.0	3.0	1773	$2,100	$1.18	43d	1	1.44mi
8404 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,900	$1.19	43d	1	1.45mi
8406 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,695	$1.06	43d	1	1.45mi
5218 Long Creek Ln Houston, TX	4.0	2.0	1941	$2,000	$1.03	43d	1	1.48mi

Listing history 41 events

1. 2026-06-18
   days on market $102,000 Active 84 DOM
2. 2026-06-17
   days on market $102,000 Active 83 DOM
3. 2026-06-16
   days on market $102,000 Active 82 DOM
4. 2026-06-15
   days on market $102,000 Active 81 DOM
5. 2026-06-13
   days on market $102,000 Active 79 DOM
6. 2026-06-13
   days on market $102,000 Active 78 DOM
7. 2026-06-09
   days on market $102,000 Active 75 DOM
8. 2026-06-08
   days on market $102,000 Active 74 DOM
9. 2026-06-07
   days on market $102,000 Active 73 DOM
10. 2026-06-04
    days on market $102,000 Active 70 DOM
11. 2026-06-03
    days on market $102,000 Active 69 DOM
12. 2026-06-02
    days on market $102,000 Active 68 DOM
13. 2026-06-01
    days on market $102,000 Active 67 DOM
14. 2026-05-31
    days on market $102,000 Active 66 DOM
15. 2026-03-26
    listed $102,000 Active 397-char remark

    Show marketing remark (397 chars)

    Three-bedroom, one and a half bath single-family home on approximately 10,367 square foot lot. Built 1953. Approximately 1,768 square feet per appraisal district. Property sold as-is, where-is, with no warranties or representations of any kind. Buyer to independently verify all property information including condition, dimensions, flood zone status, and suitability for buyer's intended purpose.

16. 2025-11-20
    historical
17. 2025-10-27
    price $101,000
18. 2025-10-14
    status Active
19. 2025-09-16
    status Pending
20. 2025-05-29
    price $104,900
21. 2025-04-22
    status Active
22. 2025-04-17
    status Pending
23. 2025-04-07
    status Option Pending
24. 2025-04-02
    price $117,900
25. 2025-01-27
    price $124,990
26. 2025-01-27
    status Active
27. 2024-07-16
    historical
28. 2024-06-28
    price $133,000
29. 2024-06-20
    price $134,000
30. 2024-05-20
    price $135,000
31. 2024-05-16
    price $136,000
32. 2024-05-14
    price $137,000
33. 2024-05-13
    price $138,000
34. 2024-05-03
    price $139,000
35. 2024-05-01
    price $139,500
36. 2024-04-29
    price $149,500
37. 2024-04-10
    listed $151,500 Active
38. 2023-04-14
    soldstatus Sold
39. 2023-03-23
    status Pending
40. 2023-03-15
    listed $130,000 Active
41. 1988-01-01
    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: $2,906 · $242/mo
• Projected year-2 tax: $2,906 · $242/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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,932
• − Mortgage interest: −$5,714
• − Property taxes: −$2,906
• − Insurance: −$510
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$2,967
• Taxable income: $9,685
• Est. tax owed @ 24.0%: −$2,324
• After-tax cash flow: $8,326/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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

-21.5% since first listed

27 events — show timeline

• 2026-03-26 Listed $102,000 HARMLS
• 2025-11-20 Listing Removed — HARMLS
• 2025-10-27 Price Changed $101,000 HARMLS
• 2025-10-14 Relisted — HARMLS
• 2025-09-16 Pending — HARMLS
• 2025-05-29 Price Changed $104,900 HARMLS
• 2025-04-22 Relisted — HARMLS
• 2025-04-17 Pending — HARMLS
• 2025-04-07 Pending — HARMLS
• 2025-04-02 Price Changed $117,900 HARMLS
• 2025-01-27 Price Changed $124,990 HARMLS
• 2025-01-27 Relisted — HARMLS
• 2024-07-16 Listing Removed — HARMLS
• 2024-06-28 Price Changed $133,000 HARMLS
• 2024-06-20 Price Changed $134,000 HARMLS
• 2024-05-20 Price Changed $135,000 HARMLS
• 2024-05-16 Price Changed $136,000 HARMLS
• 2024-05-14 Price Changed $137,000 HARMLS
• 2024-05-13 Price Changed $138,000 HARMLS
• 2024-05-03 Price Changed $139,000 HARMLS
• 2024-05-01 Price Changed $139,500 HARMLS
• 2024-04-29 Price Changed $149,500 HARMLS
• 2024-04-10 Listed $151,500 HARMLS
• 2023-04-14 Sold (MLS) — HARMLS
• 2023-03-23 Pending — HARMLS
• 2023-03-15 Listed $130,000 HARMLS
• 1988-01-01 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $2,906 · +2.9% YoY. Source: county tax records.