2022 Gano St · Houston, TX 77009

$215,000

3 bd · 1.0 ba · 1,370 sqft · SingleFamily public records · 52 Days on market

Built 1935 5,000 sqft lot $157/sqft · 42% below area Est $323k · 33% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2022 Gano - historic property (c. 1893), estimated 1,200 sf (per Seller) with SO MUCH POTENTIAL just waiting to be restored, polished + lived in! Sold AS IS. LARGE lot (please ask for more info) to allow for adding on to current house, or to build BRAND NEW homes! Some ORIGINAL SOLID WOOD doors, floors, shiplap! TALL 12' ceilings (per Seller) with a central hallway. Close to Metro Rail Line (Quitman stop) and Hike + Bike Trail. Quick drive to Downtown. Easy access to freeways, Heights, Memorial Drive. Property is NOT in Historic District, COH Min Lot Size or Floodplain. Seller has a Survey; if Buyer wants new survey, Buyer to pay. Please do not attempt entry of the property without Owner /

Key facts

• Tall 12 ceilings
• Historic property
• Large lot

Tags

• HISTORIC PROPERTY
• LARGE LOT
• ORIGINAL SOLID WOOD DOORS
• TALL 12 CEILINGS
• CLOSE TO METRO RAIL LINE
• QUICK DRIVE TO DOWNTOWN

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1935; Single-story entry (first-floor rooms shown)
• Construction: Wood siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Subdivision lot

Interior

• Bedrooms: Three bedrooms on the first floor (each approximately 12 x 12)
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (0.3% below list).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: Marshall Middle (math 14% / reading 22%, grade F, #1,491 of 1,662 statewide, top 91%, 607 students, 97% FRL); Northside H S (math 15% / reading 26%, grade F, #1,389 of 1,632 statewide, top 86%, 1,168 students, 94% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 595 active listings in the ZIP; 40 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; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 52 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1935 — 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. 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 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: 1.00% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 8.4

CMA / ARV

• ARV (median comp): $322,787
• List price: $215,000
• Delta: -33.39%
• 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
2212 Semmes St	0.41mi	3/1.0	1,320 (-4%)	1mo	$181,000	$137	73
2109 Gentry St	0.34mi	3/1.5	1,292 (-6%)	2mo	$215,000	$166	71
2710 Gano St	0.40mi	3/2.0	1,265 (-8%)	2mo	$325,000	$257	63
1816 Mckee St	0.21mi	3/1.0	1,170 (-15%)	5mo	$200,000	$171	62
2827 Robertson St	0.54mi	2/1.0 (-1)	1,317 (-4%)	2mo	$235,000	$178	61
2518 Cochran St	0.32mi	3/2.0	1,540 (+12%)	3mo	$325,000	$211	57
1118 Hammock St	0.50mi	3/1.5	1,252 (-9%)	7mo	$280,000	$224	54
2715 Chapman St	0.41mi	2/2.0 (-1)	1,214 (-11%)	2mo	$175,997	$145	52
2209 Noble St	0.44mi	4/2.5 (+1)	1,464 (+7%)	8mo	$279,000	$191	51
2309 Chestnut St	0.47mi	2/1.0 (-1)	1,192 (-13%)	3mo	$225,000	$189	49
2006 Stevens St	0.65mi	3/2.0	1,243 (-9%)	6mo	$225,000	$181	45
2111 Davis St	0.68mi	3/2.0	1,243 (-9%)	6mo	$175,000	$141	44

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 · 0.84% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-31,881
• Equity at exit: $32,057

10-year hold

• IRR: -11.0%
• Equity multiple: 0.41×
• Total profit: $-35,752
• Equity at exit: $18,589

Cash invested: $60,200 (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 77009

• Rents YoY: 0.8%
• Active inventory: 595
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$359 /mo · $4,310/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $117

Break-even live

Break-even rent $1,995

Max offer price $215,000

Occupancy floor 90%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2706 Cochran St Houston, TX	3.0	3.5	1791	$2,700	$1.51	20d	1	0.43mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	2d	19	0.49mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	44d	1	0.50mi
1514 Everett St Houston, TX	2.0	1.0	970	$1,840	$1.90	20d	1	0.51mi
1550 Leona St Unit 1587 Houston, TX	2.0	2.0	1131	$1,942	$1.72	44d	1	0.52mi
2016 N Main St Houston, TX	2.0	2.0	1169	$2,200	$1.88	44d	1	0.52mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	2d	16	0.52mi
1725 N Main St Houston, TX	2.0	2.0	988	$2,263	$2.29	44d	1	0.55mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,354	$2.37	3d	42	0.58mi
2310 N Main St Houston, TX	2.0	2.0	997	$1,687	$1.69	44d	1	0.59mi
410 James St Unit 1031793P Houston, TX	3.0	2.0	1593	$7,554	$4.74	16d	1	0.60mi
410 James St Houston, TX	3.0	2.0	1602	$6,750	$4.21	44d	1	0.60mi
412 Paschall St Unit 1316398P Houston, TX	3.0	2.0	1130	$4,840	$4.28	13d	1	0.61mi
2623 Keene St Houston, TX	2.0	1.0–2.0	965	$3,280	$3.40	17d	44	0.76mi
200 Hogan St Houston, TX	2.0	2.0	1058	$1,904	$1.80	12d	1	0.77mi
207 Carl St Houston, TX	2.0	2.0	1230	$2,250	$1.83	44d	1	0.81mi
306 North St Houston, TX	2.0	1.0	950	$1,150	$1.21	44d	1	0.94mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,082	$1.83	3d	1	0.97mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,682	$1.74	3d	1	0.97mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	11d	1	0.97mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	5d	1	0.97mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	44d	1	0.97mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	44d	1	0.97mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	8d	1	0.97mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	11d	1	0.97mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	5d	1	0.97mi
914 Bunton St Houston, TX	3.0	2.0	1389	$1,950	$1.40	44d	1	0.99mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	44d	1	1.01mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	21d	1	1.01mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	1.08mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	8d	1	1.09mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	44d	1	1.09mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	1.18mi
915 Franklin St Unit ID51118 Houston, TX	2.0	2.0	1342	$2,000	$1.49	44d	1	1.18mi
915 Franklin St Unit 312202 Houston, TX	2.0	2.0	1398	$1,987	$1.42	44d	1	1.18mi
915 Franklin St Unit 3-324 Houston, TX	2.0	2.0	1158	$2,498	$2.16	44d	1	1.18mi
1499 Crockett St Houston, TX	2.0	2.0	1062	$2,424	$2.28	24d	1	1.19mi
1512 Crockett St Unit A Houston, TX	2.0	2.5	1808	$2,800	$1.55	44d	1	1.21mi
201 Main St Unit 12258 Houston, TX	2.0	2.0	1308	$2,250	$1.72	44d	1	1.24mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	1d	69	1.28mi

Listing history 13 events

1. 2026-06-18
   days on market $215,000 Active 52 DOM
2. 2026-06-17
   days on market $215,000 Active 51 DOM
3. 2026-06-16
   days on market $215,000 Active 50 DOM
4. 2026-06-15
   days on market $215,000 Active 49 DOM
5. 2026-06-13
   days on market $215,000 Active 47 DOM
6. 2026-06-10
   days on market $215,000 Active 43 DOM
7. 2026-06-08
   days on market $215,000 Active 42 DOM
8. 2026-06-07
   days on market $215,000 Active 41 DOM
9. 2026-06-04
   days on market $215,000 Active 38 DOM
10. 2026-06-01
    days on market $215,000 Active 35 DOM
11. 2026-05-31
    days on market $215,000 Active 34 DOM
12. 2026-04-27
    listed $215,000 Active 737-char remark
13. 2000-09-06
    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: $4,310 · $359/mo
• Projected year-2 tax: $4,310 · $359/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 · 22 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: $25,715
• − Mortgage interest: −$12,043
• − Property taxes: −$4,310
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$6,255
• Taxable loss: −$2,082
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $1,900/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): 35,769
• Household income: $83,148
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 994.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 22% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 20% · Canada
• Languages at home: 55% English-only · Spanish 40% Other Indo-European 2% Other Asian/Pacific 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: ▼ -533.57%
• Current HPI: 219.5037
• Rent YoY: ▲ 0.84%
• 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

2 events — show timeline

• 2026-04-27 Listed $215,000 HARMLS
• 2000-09-06 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $4,310 · +5.6% YoY. Source: county tax records.