7517 Northline Dr · Houston, TX 77037

$130,000

3 bd · 1.0 ba · 1,855 sqft · MultiFamily public records · 23 Days on market

Built 1953 7,130 sqft lot $70/sqft · 68% below area

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 7,130 sq ft lot
• Built 1953
• Listed 23 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Built in 1953; Slab foundation; Composition roof; Construction materials: Unknown
• Exterior features: Asphalt road access; Lot features: Other

Interior

• Bedrooms: Five bedrooms on the first floor (approx. 10x10, 12x10, 12x10, 10x12, 10x12)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Five rooms total; Seller disclosure available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Moreno El (math 39% / reading 35%, grade F, #1,769 of 4,322 statewide, top 44%, 698 students, 99% FRL); Fonville Middle (math 14% / reading 18%, grade F, #1,543 of 1,662 statewide, top 94%, 665 students, 98% FRL); Houston Math Science And Technology Center (math 9% / reading 21%, grade F, #1,507 of 1,632 statewide, top 93%, 2,779 students, 95% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 (-3.0%/yr); year-one equity from $899 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1953 — 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 5.7

CMA / ARV

• ARV (median comp): $408,216
• List price: $130,000
• Delta: -68.15%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $8,601
• Equity at exit: $19,383

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $45,983
• Equity at exit: $11,240

Cash invested: $36,400 (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 77037

• Home prices YoY: -16.0%
• Active inventory: 41
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$682
• Tax from tax record: −$289 /mo · $3,466/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $464

Break-even live

Break-even rent $1,297

Max offer price $130,000

Occupancy floor 70%

Sensitivity live

Price	-10% $538	-5% $501	+0% $464	+5% $427	+10% $391
Rent	-10% $315	-5% $390	+0% $464	+5% $539	+10% $613
Rate	-1.0pp $530	-0.5pp $497	base $464	+0.5pp $430	+1.0pp $396

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 W Little York Rd Unit 1722 Houston, TX	2.0	2.0	1322	$1,230	$0.93	23d	1	0.43mi
411 E Carby Rd Houston, TX	4.0	1.5	1806	$1,649	$0.91	24d	1	0.55mi
6706 Parker Grove Ln Houston, TX	4.0	2.5	2129	$2,200	$1.03	46d	1	0.79mi
855 S Victory Dr Unit C Houston, TX	3.0	2.5	1546	$2,300	$1.49	46d	1	0.95mi
313 Sunnyside St Houston, TX	1.0–3.0	1.0–2.0	922	$1,386	$1.50	46d	16	0.98mi
24 Bucan St Unit A Houston, TX	3.0	2.5	1572	$1,999	$1.27	1d	1	1.08mi
24 Bucan St Unit C Houston, TX	3.0	2.5	1572	$1,999	$1.27	26d	1	1.08mi
28 Bucan St Unit B Houston, TX	3.0	2.5	1572	$1,999	$1.27	1d	1	1.10mi
28 Bucan St Unit B Houston, TX	3.0	2.5	1572	$1,999	$1.27	26d	1	1.10mi
28 Bucan St Unit G Houston, TX	3.0	2.5	1572	$1,999	$1.27	1d	1	1.10mi
783 Fortune St Unit A Houston, TX	3.0	2.5	1328	$1,795	$1.35	19d	1	1.12mi
774 Dillard St Houston, TX	4.0	2.5	1899	$2,405	$1.27	23d	1	1.24mi
426 Stonework Sage Ln Houston, TX	3.0	2.5	1600	$2,650	$1.66	46d	1	1.35mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,750	$1.17	1d	1	1.38mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	46d	1	1.39mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	46d	1	1.39mi
8110 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,750	$1.17	0d	1	1.39mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	46d	1	1.39mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	46d	1	1.39mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	46d	1	1.39mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	46d	1	1.39mi
8304 De Priest St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	24d	1	1.40mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	23d	1	1.40mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	23d	1	1.40mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	23d	1	1.41mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	23d	1	1.41mi
8404 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,900	$1.19	46d	1	1.42mi
8406 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,695	$1.06	46d	1	1.42mi

Listing history 3 events

1. 2026-05-14
   status Pending
2. 2026-04-21
   listed $130,000 Active
3. 1993-11-10
   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: $3,466 · $289/mo
• Projected year-2 tax: $3,466 · $289/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) · 74% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,615
• − Mortgage interest: −$7,282
• − Property taxes: −$3,466
• − Insurance: −$650
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$3,782
• Taxable income: $3,817
• Est. tax owed @ 24.0%: −$916
• After-tax cash flow: $4,653/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): 17,806

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 15% White 7% Black 2%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 40% · Canada
• Languages at home: 20% English-only · Spanish 80%

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: ▼ -53.77%
• Current HPI: 281.8846
• 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

5 events — show timeline

• 2026-06-10 Sold (Public Records) — Public Records
• 2026-05-28 Sold (MLS) — HARMLS
• 2026-05-14 Pending — HARMLS
• 2026-04-21 Listed $130,000 HARMLS
• 1993-11-10 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,466 · -6.1% YoY. Source: county tax records.