6917 Palestine St · Houston, TX 77020

$280,000

2 bd · 1.0 ba · 2,430 sqft · SingleFamily public records · 27 Days on market

Built 1936 5,000 sqft lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

Double the doors, double the opportunity—rare flexibility in a rapidly growing location! Discover 6917 Palestine St in Liberty Heights, a unique property featuring TWO spacious units on one fully fenced lot—ideal for multigenerational living, owner-occupants seeking rental income, or savvy investors. The first 2-bedroom unit offers spacious parking, a functional layout with seamless flow from room to room, and a kitchen with abundant counterspace and cabinetry positioned perfectly off the dining area for easy everyday living. The primary bedroom includes its own en-suite bath. The second unit features its own private driveway, 3 bedrooms, 2 baths, and an open-concept layout desi

Key facts

• Two spacious units
• Private driveway
• Upstairs flex space

Tags

• TWO SPACIOUS UNITS
• FULLY FENCED LOT
• PRIVATE DRIVEWAY
• OPEN-CONCEPT LAYOUT
• UPSTAIRS FLEX SPACE
• MINUTES FROM HWY 90

Property features AI

Finance

• Other: Total building area approximately 2,430; Lot approximately 5,000 square feet; Property configured as multi-unit (2 total units recorded)

Exterior

• Parking: Electric gate
• Security: Security gate
• Utilities: Electricity available; Natural gas available; Water available
• Home design: Residential income property; Faces north; Built in 1936
• Construction: Brick and wood siding construction; Shingle and wood roof
• Exterior features: Private entrance; Patio; Partial fencing

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Unit breakdown includes 4‑bed, 3‑bed, 2‑bed, 1‑bed, and a studio unit
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas); HVAC energy-efficient features
• Interior features: Quartz counters; Ceiling fans
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-601 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (37.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (39.2% below list).
• Recommended offer: $170k (39.2% below list) — sets the bar for 1% rule.

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: Martinez R El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 428 students, 96% FRL); Mcreynolds Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 398 students, 98% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% 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 rising fast (+4.3%/yr); 337 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 41% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,141 (39.2% 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. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.61% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.20%
• DSCR: 0.59
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.49×
• Total profit: $116,467
• Equity at exit: $252,246

10-year hold

• IRR: 17.2%
• Equity multiple: 5.82×
• Total profit: $377,832
• Equity at exit: $543,978

Cash invested: $78,400 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$360 /mo · $4,318/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-601

Break-even live

Break-even rent $2,462

Max offer price $173,875

Occupancy floor —

Sensitivity live

Price	-10% $-442	-5% $-521	+0% $-601	+5% $-680	+10% $-759
Rent	-10% $-735	-5% $-668	+0% $-601	+5% $-534	+10% $-466
Rate	-1.0pp $-460	-0.5pp $-530	base $-601	+0.5pp $-673	+1.0pp $-747

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	44d	1	1.33mi
4706 Hershe St Houston, TX	3.0	2.5	2283	$3,300	$1.45	44d	1	1.45mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	44d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $280,000 Active 27 DOM
2. 2026-06-17
   days on market $280,000 Active 26 DOM
3. 2026-06-16
   days on market $280,000 Active 25 DOM
4. 2026-06-15
   days on market $280,000 Active 24 DOM
5. 2026-06-13
   days on market $280,000 Active 22 DOM
6. 2026-06-09
   days on market $280,000 Active 18 DOM
7. 2026-06-08
   days on market $280,000 Active 17 DOM
8. 2026-06-07
   days on market $280,000 Active 16 DOM
9. 2026-06-04
   days on market $280,000 Active 13 DOM
10. 2026-06-02
    days on market $280,000 Active 11 DOM
11. 2026-06-01
    days on market $280,000 Active 10 DOM
12. 2026-05-31
    days on market $280,000 Active 9 DOM
13. 2026-05-22
    listed $280,000 Active
14. 2024-10-17
    historical $1,200
15. 2024-10-03
    listed $1,200
16. 2022-02-16
    price $1,100
17. 2012-12-14
    soldstatus
18. 2009-05-26
    soldstatus
19. 2000-12-19
    soldstatus
20. 1999-05-25
    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: $4,318 · $360/mo
• Projected year-2 tax: $5,124 · $427/mo
• Expected delta: +$806/yr (+$67/mo · 18.7%)

ⓘ 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 10/10 Extreme 7 d/yr ≥110°F today · 25 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: $20,417
• − Mortgage interest: −$15,684
• − Property taxes: −$4,318
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$8,145
• Taxable loss: −$12,398
• Est. tax savings @ 24.0%: +$2,975
• After-tax cash flow: $-4,234/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% Other Indo-European 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

+25354.5% since first listed

8 events — show timeline

• 2026-05-22 Listed $280,000 HARMLS
• 2024-10-17 Rental Removed $1,200 TURBOTENANT
• 2024-10-03 Listed for Rent $1,200 TURBOTENANT
• 2022-02-16 Price Changed $1,100 RENT.
• 2012-12-14 Sold (Public Records) — Public Records
• 2009-05-26 Sold (Public Records) — Public Records
• 2000-12-19 Sold (Public Records) — Public Records
• 1999-05-25 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $4,318 · +6.8% YoY. Source: county tax records.