105 Dresden St · Houston, TX 77012

$169,500

4 bd · 1.0 ba · 1,792 sqft · SingleFamily public records · 55 Days on market

Built 1930 5,000 sqft lot $95/sqft · 43% below area Est $295k · 43% under

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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 +21.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.8/10.0
• 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

Fantastic investment opportunity in desirable East End location. This 3 bedroom, 1 bath home, and an extra large room that can be used as a 4 bedroom or game room, boasts 1792 sqft a rare find, a 2 car garage, and carport. Perfect for investors seeking a full remodel or rental property. With a little TLC, this home can be restored to its original charm. All utilities are active. Conveniently located near I-45, I-610, University of Houston, Mason Park, and shopping.

Key facts

• Active utilities
• Near i-45
• Full remodel

Tags

• EAST END LOCATION
• 2 CAR GARAGE
• FULL REMODEL
• ACTIVE UTILITIES
• NEAR I-45
• NEAR I-610

Property features AI

Exterior

• Parking: Attached carport; Detached carport; Converted garage; Garage (2-car); Carport with 2 spaces; Alley access
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1930
• Construction: Brick construction; Block foundation; Composition roof
• Exterior features: Concrete road surface; Located in a subdivision

Interior

• Kitchen: Gas range
• Bedrooms: Two bedrooms on the first floor; One bedroom on the second floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Bonus room on the second floor; Total of 4 rooms
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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: 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 (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 74 active listings in the ZIP; 4 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 $1k of loan paydown is wiped out by about $4k 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 55 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1930 — 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 $164,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.19% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.0

CMA / ARV

• ARV (median comp): $295,413
• List price: $169,500
• Delta: -42.62%
• 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
7422 Mckinney St	0.28mi	3/2.0 (-1)	1,836 (+2%)	3mo	$339,900	$185	71
147 Woodvale Street St Unit A	0.13mi	3/2.5 (-1)	1,725 (-4%)	8mo	$270,000	$157	70
7216 Avenue B	0.51mi	3/2.5 (-1)	1,874 (+5%)	3mo	$339,500	$181	56
409 S 72nd St	0.52mi	4/4.0	1,847 (+3%)	6mo	$280,000	$152	53
7729 Avenue J Unit B	0.68mi	3/2.5 (-1)	1,851 (+3%)	12mo	$349,990	$189	42
7729 Avenue J Unit A	0.68mi	3/3.5 (-1)	1,851 (+3%)	8mo	$350,000	$189	42
7805 Avenue E	0.46mi	3/2.5 (-1)	1,551 (-13%)	4mo	$229,990	$148	41
7409 Erath St	0.65mi	3/2.0 (-1)	2,016 (+12%)	2mo	$360,000	$179	38
7725 Avenue H	0.58mi	4/3.0	2,000 (+12%)	9mo	$295,000	$148	38
7947 Avenue F	0.63mi	3/2.0 (-1)	1,571 (-12%)	5mo	$289,900	$185	37
7331A Avenue J	0.72mi	3/2.5 (-1)	1,725 (-4%)	16mo	$334,900	$194	36
7333 Avenue J	0.71mi	3/2.5 (-1)	1,725 (-4%)	16mo	$334,900	$194	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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-4,883
• Equity at exit: $32,287

10-year hold

• IRR: 5.7%
• Equity multiple: 1.48×
• Total profit: $22,571
• Equity at exit: $26,991

Cash invested: $47,460 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$384 /mo · $4,606/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $249

Break-even live

Break-even rent $1,700

Max offer price $169,500

Occupancy floor 83%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7334 Texas St Houston, TX	3.0	2.0	1782	$2,200	$1.23	43d	1	0.33mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,199	$0.86	24d	1	1.21mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,982	$1.42	43d	1	1.21mi
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$4,453	$3.61	3d	2	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $169,500 Active 55 DOM
2. 2026-06-17
   days on market $169,500 Active 54 DOM
3. 2026-06-16
   days on market $169,500 Active 53 DOM
4. 2026-06-15
   days on market $169,500 Active 52 DOM
5. 2026-06-13
   days on market $169,500 Active 50 DOM
6. 2026-06-10
   days on market $169,500 Active 46 DOM
7. 2026-06-08
   days on market $169,500 Active 45 DOM
8. 2026-06-07
   days on market $169,500 Active 44 DOM
9. 2026-06-04
   days on market $169,500 Active 41 DOM
10. 2026-06-01
    days on market $169,500 Active 38 DOM
11. 2026-05-31
    days on market $169,500 Active 37 DOM
12. 2026-04-23
    listed $169,500 Active 469-char remark
13. 2004-07-29
    soldstatus
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: $4,606 · $384/mo
• Projected year-2 tax: $4,606 · $384/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 ≥109°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: $24,187
• − Mortgage interest: −$9,495
• − Property taxes: −$4,606
• − Insurance: −$848
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$4,931
• Taxable income: $437
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,882/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

3 events — show timeline

• 2026-04-23 Listed $169,500 HARMLS
• 2004-07-29 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,606 · +1.5% YoY. Source: county tax records.