4010 Beggs St · Houston, TX 77009

$290,000

3 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 48 Days on market

Built 1950 5,501 sqft lot $174/sqft · 30% below area Est $412k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this 3-bedroom 2-bathroom home located just 10 minutes away from Downtown! This home is ready for renovations to truly add your own personal touches. Primary bedroom and bathroom are located on the first floor along with the living room and the kitchen/dining area. The other two bedrooms are located on the 2nd floor along with a secondary bathroom. Take advantage of the location, where you are just minutes away from EaDo, Downtown, Heights area, Midtown, and Montrose.

Key facts

• Heights area
• Living room
• Eado

Tags

• PRIMARY BEDROOM
• FIRST FLOOR
• LIVING ROOM
• KITCHEN DINING AREA
• EADO
• HEIGHTS AREA

Property features AI

Exterior

• Utilities: Public water
• Home design: Residential property; Built in 1950
• Construction: Wood siding; Block foundation; Composition roof
• Exterior features: Cleared lot

Interior

• Bedrooms: Primary bedroom (first level); Two additional bedrooms (second level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Den; Living room; Dining room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (15.9% below list).
• Recommended offer: $244k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Looscan El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 262 students, 98% FRL); Marshall Middle (math 14% / reading 22%, grade F, #1,491 of 1,662 statewide, top 91%, 607 students, 97% FRL); Northside H S (math 15% / reading 26%, grade F, #1,389 of 1,632 statewide, top 86%, 1,168 students, 94% FRL) — zoned schools average 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 605 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 35% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $243,946 (15.9% 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 48 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.84% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 9.9

CMA / ARV

• ARV (median comp): $412,326
• List price: $290,000
• Delta: -29.67%
• 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
3606 Billingsley St	0.32mi	3/2.5	1,640 (-1%)	2mo	$419,000	$255	75
3605 Billingsley St Unit A	0.30mi	3/2.5	1,596 (-4%)	1mo	$340,000	$213	72
4709 Edison St	0.41mi	3/2.0	1,699 (+2%)	2mo	$275,000	$162	72
3424 Elser St	0.56mi	3/2.5	1,599 (-4%)	1mo	$349,000	$218	60
3420 Elser St	0.56mi	3/2.5	1,599 (-4%)	1mo	$349,000	$218	60
4607 Cetti St	0.50mi	4/1.0 (+1)	1,817 (+9%)	1mo	$399,900	$220	55
804 Enid St Unit A	0.60mi	3/2.5	1,784 (+7%)	1mo	$479,900	$269	53
406 Gale St	0.58mi	4/2.0 (+1)	1,511 (-9%)	4mo	$349,900	$232	45
509 Vincent St	0.48mi	4/3.0 (+1)	1,859 (+12%)	2mo	$549,000	$295	44
709 Walton St	0.67mi	3/2.0	1,428 (-14%)	4mo	$539,000	$377	38
1305 Amundsen St N	0.68mi	3/2.5	1,882 (+13%)	4mo	$389,999	$207	38
1206 Moody St	0.74mi	3/3.5	1,839 (+10%)	3mo	$389,000	$212	36

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 · 0.84% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.21×
• Total profit: $-64,251
• Equity at exit: $43,240

10-year hold

• IRR: -26.0%
• Equity multiple: -0.13×
• Total profit: $-91,585
• Equity at exit: $25,074

Cash invested: $81,200 (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 77009

• Rents YoY: 0.8%
• Active inventory: 605
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,439 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$477 /mo · $5,721/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-191

Break-even live

Break-even rent $2,681

Max offer price $256,231

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-109	+0% $-191	+5% $-273	+10% $-355
Rent	-10% $-384	-5% $-288	+0% $-191	+5% $-95	+10% $2
Rate	-1.0pp $-45	-0.5pp $-117	base $-191	+0.5pp $-266	+1.0pp $-343

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1039 Hillstar St Houston, TX	3.0	2.5	1780	$2,750	$1.54	14d	1	0.44mi
914 Bunton St Houston, TX	3.0	2.0	1389	$1,950	$1.40	45d	1	0.46mi
4605 Fisk St Houston, TX	3.0	2.0	1628	$3,000	$1.84	45d	1	0.48mi
401 Walton St Houston, TX	3.0	2.0	2112	$2,500	$1.18	17d	1	0.72mi
1524 Evelyn St Houston, TX	3.0	2.5	1804	$2,800	$1.55	45d	1	0.83mi
1617 Enid St Houston, TX	1.0–2.0	1.0–2.0	974	$2,417	$2.48	0d	53	0.92mi
2706 Cochran St Houston, TX	3.0	3.5	1791	$2,700	$1.51	21d	1	0.93mi
2623 Keene St Houston, TX	2.0	1.0–2.0	965	$3,280	$3.40	18d	44	0.95mi
4601 N Main St Houston, TX	2.0	2.0	1058	$2,095	$1.98	26d	1	0.97mi
2403 Everett St Unit A Houston, TX	3.0	3.5	2093	$2,800	$1.34	45d	1	0.99mi
207 Carl St Houston, TX	2.0	2.0	1230	$2,250	$1.83	45d	1	1.06mi
1416 Fairbanks St Houston, TX	4.0	3.5	1888	$1,899	$1.01	9d	1	1.12mi
705 Link Rd Houston, TX	3.0	3.5	1850	$2,600	$1.41	9d	1	1.16mi
705 Link Rd Houston, TX	3.0	3.5	1850	$2,600	$1.41	1d	1	1.16mi
770 Strawberry Pines Ct Houston, TX	2.0–3.0	2.5	1422	$2,735	$1.92	3d	12	1.20mi
2013 Cochran St Houston, TX	3.0	4.0	1888	$2,600	$1.38	0d	1	1.27mi
5124 Gold St Unit B Houston, TX	3.0	2.5	1650	$1,895	$1.15	45d	1	1.29mi
1690 North Loop Houston, TX	1.0–2.0	1.0–2.0	876	$2,269	$2.59	0d	40	1.30mi
2516 Ivy St Houston, TX	3.0	1.0	1200	$1,500	$1.25	45d	1	1.31mi
2016 N Main St Houston, TX	2.0	2.0	1169	$2,200	$1.88	45d	1	1.32mi
412 Paschall St Unit 1316398P Houston, TX	3.0	2.0	1130	$4,840	$4.28	14d	1	1.32mi
1127 Walling St Unit R Houston, TX	2.0	2.0	1400	$2,295	$1.64	45d	1	1.37mi
410 James St Houston, TX	3.0	2.0	1602	$6,750	$4.21	45d	1	1.40mi
410 James St Unit 1031793P Houston, TX	3.0	2.0	1593	$5,668	$3.56	1d	1	1.40mi
1111 Studewood St Houston, TX	2.0	2.0	1240	$2,075	$1.67	17d	1	1.45mi
1141 Louise St Houston, TX	4.0	4.0	2228	$4,000	$1.80	45d	1	1.48mi
207 Lindale St Unit 1316403P Houston, TX	2.0	1.0	1119	$3,187	$2.85	1d	1	1.49mi

Listing history 14 events

1. 2026-06-21
   days on market $290,000 Active 48 DOM
2. 2026-06-18
   days on market $290,000 Active 45 DOM
3. 2026-06-17
   days on market $290,000 Active 44 DOM
4. 2026-06-16
   days on market $290,000 Active 43 DOM
5. 2026-06-15
   days on market $290,000 Active 42 DOM
6. 2026-06-13
   days on market $290,000 Active 40 DOM
7. 2026-06-10
   days on market $290,000 Active 36 DOM
8. 2026-06-08
   days on market $290,000 Active 35 DOM
9. 2026-06-07
   days on market $290,000 Active 34 DOM
10. 2026-06-04
    days on market $290,000 Active 31 DOM
11. 2026-06-01
    days on market $290,000 Active 28 DOM
12. 2026-05-31
    days on market $290,000 Active 27 DOM
13. 2026-05-04
    listed $290,000 Active 487-char remark
14. 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: $5,721 · $477/mo
• Projected year-2 tax: $5,721 · $477/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) · 69% 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: $29,274
• − Mortgage interest: −$16,245
• − Property taxes: −$5,721
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$8,436
• Taxable loss: −$7,262
• Est. tax savings @ 24.0%: +$1,743
• After-tax cash flow: $-551/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): 35,769
• Household income: $83,148
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 994.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 22% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 20% · Canada
• Languages at home: 55% English-only · Spanish 40% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -533.57%
• Current HPI: 219.5037
• Rent YoY: ▲ 0.84%
• 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

2 events — show timeline

• 2026-05-04 Listed $290,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $5,721 · +11.7% YoY. Source: county tax records.