2310 Solo St · Houston, TX 77020

$70,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 33 Days on market

Built 1940 1,738 sqft lot $97/sqft · 53% below area ↓ 58% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

Prime investment opportunity in Houston! This package includes multiple properties located at 4904–4920 Lee Street, 2311 Gagne, and 2310 Solo Street, all being sold together as a complete portfolio. Offered at $699,900, this bundled deal presents strong potential for investors seeking rental income, redevelopment, or long-term appreciation. The properties are situated in established areas with convenient access to major roadways, local amenities, and ongoing growth throughout Houston. Whether you're looking to expand your portfolio or secure a multi-property investment in a high-demand market, this is a rare opportunity to acquire several homes in one transaction. Must be sold as a co

Key facts

• 1,738 sq ft lot
• Garage
• Built 1940

Property features AI

Finance

• Other: Special addendum disclosure
• Financial info: No lease considered

Exterior

• Parking: Has garage (1 car); Additional parking
• Utilities: Public water; Public sewer; Electric power
• Home design: Residential property; Entry on first level
• Construction: Built in 1940; Cement siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Disposal
• Bedrooms: Bedroom on first floor (11 x 10); Primary bedroom on first floor (10 x 10); Two total rooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Window unit(s) for cooling
• Interior features: Tub-shower; Ceiling fan(s); Kitchen and dining combined
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

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: 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 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 337 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.3% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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: property tax is 4.2% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1940 — 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: 1.67% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 5.0

CMA / ARV

• ARV (median comp): $149,985
• List price: $70,000
• Delta: -53.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2311 Russell St	0.63mi	2/1.0	768 (+7%)	2mo	$160,000	$208	58
2115 Chew St	0.35mi	2/2.0	816 (+13%)	14mo	$134,900	$165	46
314 Hahlo St	0.69mi	2/1.0	792 (+10%)	10mo	$105,000	$133	43
1508 Yates St	0.42mi	2/2.0	826 (+15%)	16mo	$235,000	$285	39
3825 Ranch St	0.72mi	2/1.0	774 (+8%)	23mo	$185,000	$239	35
326 Woolworth St	0.74mi	2/1.0	801 (+11%)	18mo	$120,000	$150	31

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

Projected returns pro-forma

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

5-year hold

• IRR: 38.0%
• Equity multiple: 3.95×
• Total profit: $57,792
• Equity at exit: $63,062

10-year hold

• IRR: 33.3%
• Equity multiple: 9.14×
• Total profit: $159,465
• Equity at exit: $135,995

Cash invested: $19,600 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$367
• Tax from tax record: −$245 /mo · $2,940/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $283

Break-even live

Break-even rent $812

Max offer price $70,000

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4903 Noble St Houston, TX	2.0	1.0	525	$1,200	$2.29	44d	1	0.10mi
2202 Solo St Houston, TX	2.0	1.0	620	$1,200	$1.94	44d	1	0.10mi
1909 Benson St Houston, TX	1.0	1.0	460	$795	$1.73	19d	1	0.56mi
1911 Benson St Unit 1 Houston, TX	1.0	1.0	460	$795	$1.73	19d	1	0.57mi
1911 Benson St Unit 4 Houston, TX	1.0	1.0	460	$795	$1.73	5d	1	0.57mi
5408 Market St Unit 5408-1 Houston, TX	2.0	1.0	730	$900	$1.23	5d	1	0.71mi
5504 Morwood St Houston, TX	2.0	1.0	749	$850	$1.13	24d	1	0.79mi
5510 Morwood St Houston, TX	2.0	1.0	749	$650	$0.87	24d	1	0.80mi
5514 Morgood St Houston, TX	2.0	1.0	749	$650	$0.87	44d	1	0.82mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	44d	1	0.83mi
3806 Wipprecht St Houston, TX	1.0	1.0	750	$700	$0.93	14d	1	0.86mi
3813 Wipprecht St Houston, TX	2.0	1.0	750	$1,200	$1.60	24d	1	0.87mi
3814 Wipprecht St Unit 18B Houston, TX	1.0	1.0	750	$700	$0.93	16d	1	0.88mi
5436 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	24d	1	0.94mi
5430 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	24d	1	0.96mi
5462 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	24d	1	0.97mi
3031 Sumpter St Houston, TX	1.0	1.0	502	$850	$1.69	24d	1	1.08mi
3031 Sumpter St Houston, TX	1.0	1.0	502	$850	$1.69	14d	1	1.08mi
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	24d	1	1.08mi
6116 Octavia St Houston, TX	2.0	1.0	611	$775	$1.27	24d	1	1.10mi
3802 Dabney St Houston, TX	1.0–2.0	1.0	825	$990	$1.20	44d	2	1.11mi
3019 Florida St Houston, TX	2.0	1.0	576	$950	$1.65	44d	1	1.14mi
1412 Sydnor St Houston, TX	2.0	1.0	507	$800	$1.58	44d	1	1.18mi
1412 Sydnor St Houston, TX	2.0	1.0	507	$800	$1.58	24d	1	1.18mi
1412 Sydnor St Houston, TX	1.0	1.0	500	$700	$1.40	13d	1	1.18mi
1412 Sydnor St Unit 7 Houston, TX	1.0	1.0	500	$650	$1.30	14d	1	1.18mi
1412 Sydnor St Unit 5 Houston, TX	1.0	1.0	500	$700	$1.40	14d	1	1.18mi
621 Majestic St Unit Back Houston, TX	2.0	1.0	600	$750	$1.25	44d	1	1.18mi
4249 Clinton Dr Houston, TX	1.0	1.0	692	$1,950	$2.82	3d	1	1.21mi
5006 Cavalcade St Apt 2 Houston, TX	1.0	1.0	541	$850	$1.57	44d	1	1.23mi
7212 Corpus Christi St Houston, TX	1.0	1.0	700	$950	$1.36	44d	1	1.41mi

Listing history 20 events

1. 2026-06-04
   statusdays on market $70,000 Pending 33 DOM
2. 2026-06-01
   days on market $70,000 Active 31 DOM
3. 2026-05-31
   days on market $70,000 Active 30 DOM
4. 2026-05-01
   listed $70,000 Active 714-char remark
5. 2023-05-13
   historical
6. 2023-05-01
   listed $125,000 Active
7. 2023-04-30
   historical
8. 2023-03-30
   listed $125,000 Active
9. 2023-01-14
   historical
10. 2023-01-12
    listed $1,550,000 Active
11. 2022-11-09
    historical
12. 2022-10-14
    listed $160,000 Active
13. 2022-10-12
    historical
14. 2022-08-15
    listed $165,000 Active
15. 2014-03-17
    soldstatus $101,995
16. 2013-07-09
    soldstatus $160,100
17. 2004-04-19
    soldstatus $165,385
18. 2004-04-19
    soldstatus $165,385
19. 2000-01-01
    soldstatus
20. 1999-02-05
    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: $2,940 · $245/mo
• Projected year-2 tax: $2,940 · $245/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $14,042
• − Mortgage interest: −$3,921
• − Property taxes: −$2,940
• − Insurance: −$350
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,036
• Taxable income: $2,549
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $2,787/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

-57.7% since first listed

18 events — show timeline

• 2026-06-03 Pending — HARMLS
• 2026-05-01 Listed $70,000 HARMLS
• 2023-05-13 Listing Removed — HARMLS
• 2023-05-01 Listed $125,000 HARMLS
• 2023-04-30 Listing Removed — HARMLS
• 2023-03-30 Listed $125,000 HARMLS
• 2023-01-14 Listing Removed — HARMLS
• 2023-01-12 Listed $1,550,000 HARMLS
• 2022-11-09 Listing Removed — HARMLS
• 2022-10-14 Listed $160,000 HARMLS
• 2022-10-12 Listing Removed — HARMLS
• 2022-08-15 Listed $165,000 HARMLS
• 2014-03-17 Sold (Public Records) $101,995 Public Records
• 2013-07-09 Sold (Public Records) $160,100 Public Records
• 2004-04-19 Sold (Public Records) $165,385 Public Records
• 2004-04-19 Sold (Public Records) $165,385 Public Records
• 2000-01-01 Sold (Public Records) — Public Records
• 1999-02-05 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,940 · -15.0% YoY. Source: county tax records.