7808 Avenue F · Houston, TX 77012

$119,950

2 bd · 1.0 ba · 1,353 sqft · SingleFamily public records · 24 Days on market

Built 1935 3,598 sqft lot Est $207k · 42% under ↓ 8% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +4.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Magnolia Park presents a unique opportunity for investment. Its proximity to downtown and the surrounding new construction developments indicate substantial potential. Notable upgrades include a new roof and siding. Seize this opportunity and schedule an appointment today.

Key facts

• 3,598 sq ft lot
• Built 1935
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• 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: De Zavala El (math 20% / reading 27%, grade F, #3,247 of 4,322 statewide, top 76%, 389 students, 95% FRL); Edison Middle (math 12% / reading 16%, grade F, #1,596 of 1,662 statewide, top 96%, 460 students, 96% FRL); Milby H S (math 28% / reading 38%, grade F, #1,023 of 1,632 statewide, top 63%, 2,107 students, 93% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 74 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $830 of loan paydown is wiped out by about $2k 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 (-2.1% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: built in 1935 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,150 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $207,009
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7808 Avenue F	0.00mi	2/1.0	1,353 (0%)	0mo	$119,950	$89	100
7706 Canal St	0.15mi	3/2.0 (+1)	1,404 (+4%)	1mo	$215,000	$153	77
7805 Avenue E	0.02mi	3/2.5 (+1)	1,551 (+15%)	4mo	$229,990	$148	60
7937 Baltimore St	0.32mi	3/3.0 (+1)	1,328 (-2%)	15mo	$149,000	$112	56
7409 Avenue K	0.58mi	2/2.0	1,232 (-9%)	6mo	$239,500	$194	49
109 Canton St	0.46mi	3/1.5 (+1)	1,447 (+7%)	16mo	$220,000	$152	46
212 S 74th 1/2 St	0.58mi	3/2.0 (+1)	1,466 (+8%)	15mo	$325,000	$222	38
7226 Avenue F	0.71mi	3/2.0 (+1)	1,465 (+8%)	10mo	$277,000	$189	36

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

Projected returns pro-forma

-2.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.32×
• Total profit: $10,612
• Equity at exit: $22,848

10-year hold

• IRR: 15.4%
• Equity multiple: 2.38×
• Total profit: $46,280
• Equity at exit: $19,101

Cash invested: $33,586 (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 77012

• Home prices YoY: -0.8%
• Active inventory: 74
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$629
• Tax from tax record: −$232 /mo · $2,787/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $397

Break-even live

Break-even rent $1,154

Max offer price $119,950

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: $29,988
• Closing costs: $3,598
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7310 Sherman St Houston, TX	1.0–3.0	1.0–2.0	879	$1,299	$1.48	2d	7	0.55mi
7334 Texas St Houston, TX	3.0	2.0	1782	$2,200	$1.23	43d	1	0.60mi
7250 Avenue C Houston, TX	1.0–3.0	1.0–2.0	886	$1,415	$1.60	1d	14	0.71mi
217 N 72nd St Houston, TX	2.0	2.0	1017	$1,525	$1.50	43d	1	0.78mi
7043 Avenue L Houston, TX	3.0	2.0	999	$1,845	$1.85	43d	1	0.94mi
2203 Pearl St Houston, TX	3.0	2.0	1298	$1,570	$1.21	14d	1	1.40mi

Listing history 9 events

1. 2026-04-20
   status Pending
2. 2026-04-15
   status Pending
3. 2026-03-26
   listed $119,950 Active
4. 2026-03-02
   historical
5. 2026-02-16
   listed $124,500 Active
6. 2026-02-16
   historical
7. 2025-11-02
   listed $129,900 Active
8. 2016-09-26
   soldstatus
9. 1988-01-02
   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: $2,787 · $232/mo
• Projected year-2 tax: $2,787 · $232/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) · 24% 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: $19,878
• − Mortgage interest: −$6,719
• − Property taxes: −$2,787
• − Insurance: −$600
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$3,489
• Taxable income: $3,102
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $4,024/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
• City population: 3,226,434
• Population (ZIP): 16,780

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 35% Black 5% White 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Lithuanian 2%
• Foreign-born: 37% · Canada, Jamaica
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -2.08%
• Current HPI: 274.5729
• Rent YoY: —
• Metro: —
• 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

-7.7% since first listed

9 events — show timeline

• 2026-04-20 Pending — HARMLS
• 2026-04-15 Pending — HARMLS
• 2026-03-26 Listed $119,950 HARMLS
• 2026-03-02 Listing Removed — HARMLS
• 2026-02-16 Listing Removed — HARMLS
• 2026-02-16 Listed $124,500 HARMLS
• 2025-11-02 Listed $129,900 HARMLS
• 2016-09-26 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,787 · -3.6% YoY. Source: county tax records.