108 N 7th St · Highlands, TX 77562

$189,900

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 53 Days on market

Built 1940 7,501 sqft lot $179/sqft · 23% above area Est $154k · 23% over

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Why this score? — see what drove the C- 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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +6.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous home with many updates included like Energy efficient windows, stainless steel appliances, Central air and heat, hard wood floors. Its a must see and one that shows the owner care. Plenty of room to enjoy the wonderful yard.

Key facts

• Wrought iron gate
• Crown moulding
• Ceiling fans

Tags

• ORIGINAL HARDWOOD FLOORS
• WROUGHT IRON GATE
• MULTIPLE CAR PARKING DRIVEWAY
• 2 INCH BLINDS
• CEILING FANS
• CROWN MOULDING

Property features AI

Finance

• Other: Road surface: asphalt; Lot dimensions approximately 75 x 100 (about 0.17 acre); Subdivision lot

Exterior

• Parking: Attached carport; Additional parking; Driveway; Electric gate; Workshop in garage; 1-car carport
• Security: Electric gate
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces east; Full ownership; Slab foundation; Single-story (entry level: first)
• Construction: Built in 1940; Composition roof; Construction materials: unknown
• Exterior features: Covered patio; Patio and deck; Fully fenced backyard; Storage; Shed(s); Workshop; Back yard fencing

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Pantry
• Bedrooms: Two bedrooms on the first floor (both approximately 14 x 12)
• Flooring: Tile; Wood
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Crown molding; Laminate counters; Pantry; Tub with shower; Window treatments; Ceiling fans; Low emissivity windows; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.2% in Highlands — 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 64/100 on livability (#738 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Goose Creek CISD (urban): math 37% / reading 36% proficiency, ranked #473 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Highlands El (math 33% / reading 33%, grade F, #2,208 of 4,322 statewide, top 52%, 739 students, 83% FRL); Highlands J H (math 46% / reading 37%, grade F, #595 of 1,662 statewide, top 37%, 994 students, 82% FRL); Goose Creek Memorial (math 28% / reading 45%, grade F, #924 of 1,632 statewide, top 57%, 2,223 students, 70% FRL) — zoned schools average 78% FRL vs 61% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 74 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 53 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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. 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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.1

CMA / ARV

• ARV (median comp): $153,817
• List price: $189,900
• Delta: 23.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 N Magnolia St	0.43mi	2/1.0	1,052 (-1%)	4mo	$165,000	$157	75
307 S 5th St	0.35mi	3/1.5 (+1)	1,056 (-0%)	11mo	$269,987	$256	67
213 N 4th St	0.31mi	2/2.0	1,152 (+9%)	6mo	$225,000	$195	62
403 San Jacinto St	0.26mi	2/1.0	950 (-10%)	13mo	$155,000	$163	59
210 S Magnolia St	0.48mi	3/1.5 (+1)	1,141 (+8%)	5mo	$199,000	$174	54
827 Cambridge Dr	0.34mi	3/2.0 (+1)	1,110 (+5%)	20mo	$199,990	$180	51
507 N Magnolia St	0.58mi	2/1.0	1,008 (-5%)	19mo	$75,000	$74	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-6,209
• Equity at exit: $28,315

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $26,435
• Equity at exit: $16,419

Cash invested: $53,172 (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 77562

• Home prices YoY: -24.9%
• Active inventory: 74
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,236 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$307 /mo · $3,682/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $384

Break-even live

Break-even rent $1,749

Max offer price $189,900

Occupancy floor 78%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Riverside St Highlands, TX	3.0	2.0	1404	$2,600	$1.85	2d	1	0.99mi
508 Julie Ln Highlands, TX	3.0	2.0	1282	$1,750	$1.37	43d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $189,900 Active 53 DOM
2. 2026-06-17
   days on market $189,900 Active 52 DOM
3. 2026-06-16
   days on market $189,900 Active 51 DOM
4. 2026-06-15
   days on market $189,900 Active 50 DOM
5. 2026-06-13
   days on market $189,900 Active 48 DOM
6. 2026-06-09
   days on market $189,900 Active 44 DOM
7. 2026-06-07
   days on market $189,900 Active 42 DOM
8. 2026-06-04
   days on market $189,900 Active 39 DOM
9. 2026-06-03
   days on market $189,900 Active 38 DOM
10. 2026-06-02
    days on market $189,900 Active 37 DOM
11. 2026-06-02
    price $189,900 Active 36 DOM
12. 2026-06-01
    days on market $200,000 Active 36 DOM
13. 2026-05-31
    days on market $200,000 Active 35 DOM
14. 2026-04-26
    listed $200,000 Active 415-char remark
15. 2016-10-10
    soldstatus
16. 2016-10-07
    soldstatus Sold 233-char remark

    Show marketing remark (233 chars)

    Gorgeous home with many updates included like Energy efficient windows, stainless steel appliances, Central air and heat, hard wood floors. Its a must see and one that shows the owner care. Plenty of room to enjoy the wonderful yard.

17. 2016-10-05
    status Pending 233-char remark

    Show marketing remark (233 chars)

    Gorgeous home with many updates included like Energy efficient windows, stainless steel appliances, Central air and heat, hard wood floors. Its a must see and one that shows the owner care. Plenty of room to enjoy the wonderful yard.

18. 2016-09-28
    status Option Pending 233-char remark

    Show marketing remark (233 chars)

    Gorgeous home with many updates included like Energy efficient windows, stainless steel appliances, Central air and heat, hard wood floors. Its a must see and one that shows the owner care. Plenty of room to enjoy the wonderful yard.

19. 2016-09-23
    listed $115,000 Active 233-char remark

    Show marketing remark (233 chars)

    Gorgeous home with many updates included like Energy efficient windows, stainless steel appliances, Central air and heat, hard wood floors. Its a must see and one that shows the owner care. Plenty of room to enjoy the wonderful yard.

20. 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: $3,682 · $307/mo
• Projected year-2 tax: $3,682 · $307/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $26,829
• − Mortgage interest: −$10,637
• − Property taxes: −$3,682
• − Insurance: −$950
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$5,524
• Taxable income: $1,744
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $4,195/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: Goose Creek CISD
• NCES district ID: 4821150
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $52,468
• Composite: 31.84/100
• National rank: #5877
• State rank: #473 of 826 in TX

Livability — Highlands

• Score: 64/100
• State rank: #738
• US rank: #13697

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highlands, TX
• City population: 9,805
• Population (ZIP): 9,805

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 0.62)
• Race & ethnicity: White 48% Hispanic / Latino 38% Two or more races 19% Black 7% Native American 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 69% English-only · Spanish 29% German/W. Germanic 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: ▼ -100.57%
• Current HPI: 303.5126
• 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

+65.1% since first listed

8 events — show timeline

• 2026-06-02 Price Changed $189,900 HARMLS
• 2026-04-26 Listed $200,000 HARMLS
• 2016-10-10 Sold (Public Records) — Public Records
• 2016-10-07 Sold (MLS) — HARMLS
• 2016-10-05 Pending — HARMLS
• 2016-09-28 Pending — HARMLS
• 2016-09-23 Listed $115,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $3,682 · +11.6% YoY. Source: county tax records.