1113 71st St · Houston, TX 77011

$225,000

4 bd · 2.0 ba · 924 sqft · SingleFamily · 185 Days on market

Built 1936 Fair condition 9,848 sqft lot $244/sqft · 21% above area Est $186k · 21% over

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Why this score? — see what drove the D 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 +12.6/30.0
• Appreciation +10.0/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +2.7/10.0
• Condition / age +2.2/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Unique opportunity in Houston’s rapidly growing East End! This property features two separate homes on one oversized lot of over 9,000 sq ft, along with a storage building in the rear. The front home has 2-bedrooms and 1-bathroom, and the second home has 2-bedrooms / 1-bathroom. The primary home has been freshly painted, offers a functional layout, and includes updated flooring with plenty of natural light. The second home provides an excellent opportunity for rental income or additional living space, making this property ideal for owner-occupants or investors. The property is fully fenced with a long driveway and ample parking. Situated in an up-and-coming area with new construction nearby, this location offers quick access to Downtown Houston, major highways, the East End District, dining, shopping, and entertainment.

Key facts

• Storage building
• Two separate homes
• Natural light

Tags

• TWO SEPARATE HOMES
• OVERSIZED LOT
• STORAGE BUILDING
• UPDATED FLOORING
• NATURAL LIGHT
• RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-27 ($-327/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (14.1% below list).
• Recommended offer: $193k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 soft (-2.9%/yr); 161 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $1,934/mo this rent would consume 46% of the median local household income ($50k/yr) (locally 655% 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 $24k of equity ($2k loan paydown + $22k 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 + 0.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $193,381 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $185,677
• List price: $225,000
• Delta: 21.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7135 Avenue E	0.33mi	3/1.0 (-1)	912 (-1%)	4mo	$160,000	$175	70
7043 Avenue L	0.05mi	3/2.0 (-1)	999 (+8%)	16mo	$168,000	$168	66
6822 Avenue F	0.42mi	4/3.0	1,008 (+9%)	12mo	$182,900	$181	52
7122 Avenue O	0.18mi	3/1.0 (-1)	842 (-9%)	23mo	$155,000	$184	49
6705 Avenue V	0.73mi	3/1.0 (-1)	894 (-3%)	15mo	$160,000	$179	39
917 Terminal St	0.72mi	3/2.0 (-1)	1,032 (+12%)	12mo	$200,000	$194	32
6619 Avenue Unit Q	0.67mi	3/1.0 (-1)	1,056 (+14%)	7mo	$135,000	$128	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.83×
• Total profit: $115,170
• Equity at exit: $202,698

10-year hold

• IRR: 19.8%
• Equity multiple: 6.24×
• Total profit: $330,429
• Equity at exit: $437,126

Cash invested: $63,000 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-27

Break-even live

Break-even rent $1,968

Max offer price $221,062

Occupancy floor 96%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7043 Avenue L Houston, TX	3.0	2.0	999	$1,845	$1.85	44d	1	0.05mi
7250 Avenue C Houston, TX	1.0–3.0	1.0–2.0	886	$1,680	$1.90	1d	14	0.48mi
7310 Sherman St Houston, TX	1.0–3.0	1.0–2.0	879	$1,499	$1.71	2d	7	0.52mi
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$4,453	$3.61	3d	2	0.89mi
1016 S Wayside Dr Houston, TX	3.0	2.0	1021	$1,425	$1.40	44d	1	1.31mi

Listing history 12 events

1. 2026-06-18
   days on market $225,000 Active 185 DOM
2. 2026-06-17
   days on market $225,000 Active 184 DOM
3. 2026-06-16
   days on market $225,000 Active 183 DOM
4. 2026-06-15
   days on market $225,000 Active 182 DOM
5. 2026-06-13
   days on market $225,000 Active 180 DOM
6. 2026-06-10
   days on market $225,000 Active 176 DOM
7. 2026-06-08
   days on market $225,000 Active 175 DOM
8. 2026-06-07
   days on market $225,000 Active 174 DOM
9. 2026-06-04
   days on market $225,000 Active 171 DOM
10. 2026-06-01
    days on market $225,000 Active 168 DOM
11. 2026-05-31
    days on market $225,000 Active 167 DOM
12. 2025-12-15
    listed $225,000 Active 837-char remark

    Show marketing remark (837 chars)

    Unique opportunity in Houston’s rapidly growing East End! This property features two separate homes on one oversized lot of over 9,000 sq ft, along with a storage building in the rear. The front home has 2-bedrooms and 1-bathroom, and the second home has 2-bedrooms / 1-bathroom. The primary home has been freshly painted, offers a functional layout, and includes updated flooring with plenty of natural light. The second home provides an excellent opportunity for rental income or additional living space, making this property ideal for owner-occupants or investors. The property is fully fenced with a long driveway and ample parking. Situated in an up-and-coming area with new construction nearby, this location offers quick access to Downtown Houston, major highways, the East End District, dining, shopping, and entertainment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $23,206
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$6,545
• Taxable loss: −$4,156
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $671/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. The front home has been freshly painted and offers a functional layout, but the exterior and interior need significant updates.

Repairs flagged

• Major roof — potential water damage
• Major exterior siding — signs of wear and tear
• Major driveway — cracked and uneven

Value-add opportunities

• Resale modern kitchen appliances — attracts more buyers with updated features
• Both landscaping and curb appeal — enhances property's visual appeal and marketability
• Resale modern bathroom fixtures — increases the home's overall appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · potential water damage	Major	$15,000–50,000
exterior siding · signs of wear and tear	Major	$15,000–50,000
driveway · cracked and uneven	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale modern kitchen appliances — attracts more buyers with updated features ↑
• Both landscaping and curb appeal — enhances property's visual appeal and marketability ↑
• Resale modern bathroom fixtures — increases the home's overall appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

1 event — show timeline

• 2025-12-15 Listed $225,000 HARMLS