428 Gans St · Houston, TX 77029

$179,900

3 bd · 2.0 ba · 1,698 sqft · SingleFamily public records · 34 Days on market

Built 1983 5,000 sqft lot Est $255k · 29% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.7/30.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

stunning fully renovated 3/2 single family home with no flood history. close to the Houston Port Authority, and other major highways. brick home with modern outlook and finish, tile flooring in the kitchen, and vinyl flooring for all rooms. granite countertops in the kitchen, island with a stylish look, nice front and back yard, fully fenced. Located right outside the inner loop, the home allows easy access to I-610, and a short drive to EDO. Note : The home is outside any special flood hazard area!

Key facts

• Shaded porch
• Wood vinyl flooring
• Cul-de-sac street

Tags

• CUL-DE-SAC STREET
• SHADED PORCH
• MODERN FINISHES
• WOOD VINYL FLOORING
• TILE FLOORING
• RECESSED LIGHTING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all primary living rooms listed on first floor)
• Construction: Brick construction; Built in 1983; Composition roof; Slab foundation
• Exterior features: Private yard; Porch; Partial fence; Located in a subdivision

Interior

• Kitchen: Breakfast bar; Granite counters
• Bedrooms: Primary bedroom on the first floor; Three additional Bedrooms on the first floor (four bedrooms possible total); Bedroom sizes include: 15x11, 15x11, 13x11
• Flooring: Plank; Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Granite counters; Tub with shower; Window treatments; Ceiling fan(s); Ventilation (improved indoor air quality); One fireplace; Seven total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (4.5% below list).
• Recommended offer: $141k (21.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Macarthur El (math 40% / reading 33%, grade F, #1,883 of 4,322 statewide, top 44%, 614 students, 89% FRL); Galena Park Middle (math 28% / reading 31%, grade F, #1,077 of 1,662 statewide, top 66%, 943 students, 88% FRL); Galena Park H S (math 37% / reading 36%, grade F, #924 of 1,632 statewide, top 57%, 1,914 students, 87% FRL).
• Market conditions: 154 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $180k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $141,482 (21.4% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $254,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Gans St Unit A	0.10mi	3/2.5	1,589 (-6%)	3mo	$215,000	$135	80
414 Clinton Park St	0.17mi	3/2.0	1,579 (-7%)	8mo	$155,000	$98	74
320 Delaware St	0.18mi	3/2.5	1,540 (-9%)	1mo	$165,000	$107	73
328 Gans St	0.08mi	3/2.0	1,456 (-14%)	4mo	$275,000	$189	69
326 Gans St Unit A	0.10mi	3/2.5	1,505 (-11%)	7mo	$225,000	$150	69
326 Gans St	0.10mi	3/2.5	1,505 (-11%)	10mo	$225,000	$150	67
416 Calloway St	0.47mi	3/1.0	1,584 (-7%)	5mo	$199,900	$126	59
320 Clearwater St	0.44mi	3/2.0	1,551 (-9%)	8mo	$240,000	$155	58
334 Tite St	0.62mi	3/2.0	1,618 (-5%)	11mo	$248,900	$154	54
2017 2nd St	0.69mi	3/2.0	1,655 (-2%)	11mo	$239,000	$144	54
274 Owens St	0.40mi	3/2.5	1,469 (-14%)	8mo	$110,000	$75	50
431 Cartersville St	0.40mi	3/2.0	1,450 (-15%)	11mo	$269,900	$186	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.67×
• Total profit: $84,357
• Equity at exit: $162,068

10-year hold

• IRR: 18.8%
• Equity multiple: 6.16×
• Total profit: $259,767
• Equity at exit: $349,506

Cash invested: $50,372 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 154
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$943
• Tax from tax record: −$490 /mo · $5,884/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-217

Break-even live

Break-even rent $1,994

Max offer price $141,482

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-167	+0% $-217	+5% $-268	+10% $-319
Rent	-10% $-353	-5% $-285	+0% $-217	+5% $-150	+10% $-82
Rate	-1.0pp $-127	-0.5pp $-172	base $-217	+0.5pp $-264	+1.0pp $-312

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Armstrong St Houston, TX	3.0	2.0	1090	$1,499	$1.38	0d	1	0.07mi
311 Massachusetts St Unit A Houston, TX	3.0	2.0	1184	$1,700	$1.44	14d	1	0.18mi
205 Bolden St Unit A Houston, TX	3.0	2.0	1200	$2,500	$2.08	45d	1	0.35mi
253 N Carolina St Houston, TX	4.0	2.0	1560	$1,600	$1.03	9d	1	0.40mi
2216 3rd St Galena Park, TX	3.0	2.0	1500	$1,400	$0.93	45d	1	0.42mi
9821 Turnbow St Unit C Houston, TX	3.0	2.0	1140	$1,720	$1.51	45d	1	1.02mi
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	26d	1	1.33mi

Listing history 45 events

1. 2026-06-21
   days on market $179,900 Active 34 DOM
2. 2026-06-18
   price $179,900 Active 31 DOM
3. 2026-06-18
   days on market $189,900 Active 31 DOM
4. 2026-06-17
   days on market $189,900 Active 30 DOM
5. 2026-06-16
   days on market $189,900 Active 29 DOM
6. 2026-06-15
   days on market $189,900 Active 28 DOM
7. 2026-06-13
   days on market $189,900 Active 26 DOM
8. 2026-06-13
   days on market $189,900 Active 25 DOM
9. 2026-06-09
   days on market $189,900 Active 22 DOM
10. 2026-06-08
    days on market $189,900 Active 21 DOM
11. 2026-06-07
    days on market $189,900 Active 20 DOM
12. 2026-06-04
    days on market $189,900 Active 17 DOM
13. 2026-06-03
    days on market $189,900 Active 16 DOM
14. 2026-06-02
    pricedays on market $189,900 Active 15 DOM
15. 2026-06-01
    days on market $199,700 Active 14 DOM
16. 2026-05-31
    days on market $199,700 Active 13 DOM
17. 2026-05-18
    listed $199,700 Active
18. 2026-01-05
    historical
19. 2025-10-01
    price $199,900
20. 2025-07-21
    listed $214,950 Active
21. 2025-02-08
    historical $595
22. 2025-02-06
    listed $595
23. 2022-09-01
    price $544
24. 2020-11-23
    soldstatus
25. 2020-11-17
    soldstatus Sold 504-char remark

    Show marketing remark (504 chars)

    stunning fully renovated 3/2 single family home with no flood history. close to the Houston Port Authority, and other major highways. brick home with modern outlook and finish, tile flooring in the kitchen, and vinyl flooring for all rooms. granite countertops in the kitchen, island with a stylish look, nice front and back yard, fully fenced. Located right outside the inner loop, the home allows easy access to I-610, and a short drive to EDO. Note : The home is outside any special flood hazard area!

26. 2020-10-30
    status Pending 504-char remark

    Show marketing remark (504 chars)

    stunning fully renovated 3/2 single family home with no flood history. close to the Houston Port Authority, and other major highways. brick home with modern outlook and finish, tile flooring in the kitchen, and vinyl flooring for all rooms. granite countertops in the kitchen, island with a stylish look, nice front and back yard, fully fenced. Located right outside the inner loop, the home allows easy access to I-610, and a short drive to EDO. Note : The home is outside any special flood hazard area!

27. 2020-10-21
    status Option Pending 504-char remark

    Show marketing remark (504 chars)

    stunning fully renovated 3/2 single family home with no flood history. close to the Houston Port Authority, and other major highways. brick home with modern outlook and finish, tile flooring in the kitchen, and vinyl flooring for all rooms. granite countertops in the kitchen, island with a stylish look, nice front and back yard, fully fenced. Located right outside the inner loop, the home allows easy access to I-610, and a short drive to EDO. Note : The home is outside any special flood hazard area!

28. 2020-10-16
    status Active 504-char remark

    Show marketing remark (504 chars)

    stunning fully renovated 3/2 single family home with no flood history. close to the Houston Port Authority, and other major highways. brick home with modern outlook and finish, tile flooring in the kitchen, and vinyl flooring for all rooms. granite countertops in the kitchen, island with a stylish look, nice front and back yard, fully fenced. Located right outside the inner loop, the home allows easy access to I-610, and a short drive to EDO. Note : The home is outside any special flood hazard area!

29. 2020-10-07
    status Pending 504-char remark

    Show marketing remark (504 chars)

    stunning fully renovated 3/2 single family home with no flood history. close to the Houston Port Authority, and other major highways. brick home with modern outlook and finish, tile flooring in the kitchen, and vinyl flooring for all rooms. granite countertops in the kitchen, island with a stylish look, nice front and back yard, fully fenced. Located right outside the inner loop, the home allows easy access to I-610, and a short drive to EDO. Note : The home is outside any special flood hazard area!

30. 2020-09-30
    status Option Pending 504-char remark

    Show marketing remark (504 chars)

    stunning fully renovated 3/2 single family home with no flood history. close to the Houston Port Authority, and other major highways. brick home with modern outlook and finish, tile flooring in the kitchen, and vinyl flooring for all rooms. granite countertops in the kitchen, island with a stylish look, nice front and back yard, fully fenced. Located right outside the inner loop, the home allows easy access to I-610, and a short drive to EDO. Note : The home is outside any special flood hazard area!

31. 2020-08-26
    price $157,000 504-char remark

    Show marketing remark (504 chars)

    stunning fully renovated 3/2 single family home with no flood history. close to the Houston Port Authority, and other major highways. brick home with modern outlook and finish, tile flooring in the kitchen, and vinyl flooring for all rooms. granite countertops in the kitchen, island with a stylish look, nice front and back yard, fully fenced. Located right outside the inner loop, the home allows easy access to I-610, and a short drive to EDO. Note : The home is outside any special flood hazard area!

32. 2020-08-11
    listed $160,000 Active 504-char remark

    Show marketing remark (504 chars)

    stunning fully renovated 3/2 single family home with no flood history. close to the Houston Port Authority, and other major highways. brick home with modern outlook and finish, tile flooring in the kitchen, and vinyl flooring for all rooms. granite countertops in the kitchen, island with a stylish look, nice front and back yard, fully fenced. Located right outside the inner loop, the home allows easy access to I-610, and a short drive to EDO. Note : The home is outside any special flood hazard area!

33. 2020-07-13
    soldstatus
34. 2020-07-10
    soldstatus Sold
35. 2020-07-01
    status Pending
36. 2020-06-23
    status Option Pending
37. 2020-05-18
    price $115,000
38. 2020-04-29
    listed $140,000 Active
39. 2013-12-14
    historical
40. 2013-07-02
    status Pending
41. 2013-04-23
    status Active
42. 2013-04-04
    status Pending
43. 2013-03-01
    price $40,000
44. 2013-02-04
    listed $45,000 Active
45. 2001-01-08
    soldstatus $50,900

ⓘ 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: $5,884 · $490/mo
• Projected year-2 tax: $5,884 · $490/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 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,623
• − Mortgage interest: −$10,077
• − Property taxes: −$5,884
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$5,233
• Taxable loss: −$5,568
• Est. tax savings @ 24.0%: +$1,336
• After-tax cash flow: $-1,273/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: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 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): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

+292.3% since first listed

29 events — show timeline

• 2026-05-18 Listed $199,700 HARMLS
• 2026-01-05 Listing Removed — HARMLS
• 2025-10-01 Price Changed $199,900 HARMLS
• 2025-07-21 Listed $214,950 HARMLS
• 2025-02-08 Rental Removed $595 ZUMPER1
• 2025-02-06 Listed for Rent $595 ZUMPER1
• 2022-09-01 Price Changed $544 RENT.
• 2020-11-23 Sold (Public Records) — Public Records
• 2020-11-17 Sold (MLS) — HARMLS
• 2020-10-30 Pending — HARMLS
• 2020-10-21 Pending — HARMLS
• 2020-10-16 Relisted — HARMLS
• 2020-10-07 Pending — HARMLS
• 2020-09-30 Pending — HARMLS
• 2020-08-26 Price Changed $157,000 HARMLS
• 2020-08-11 Listed $160,000 HARMLS
• 2020-07-13 Sold (Public Records) — Public Records
• 2020-07-10 Sold (MLS) — HARMLS
• 2020-07-01 Pending — HARMLS
• 2020-06-23 Pending — HARMLS
• 2020-05-18 Price Changed $115,000 HARMLS
• 2020-04-29 Listed $140,000 HARMLS
• 2013-12-14 Listing Removed — HARMLS
• 2013-07-02 Pending — HARMLS
• 2013-04-23 Relisted — HARMLS
• 2013-04-04 Pending — HARMLS
• 2013-03-01 Price Changed $40,000 HARMLS
• 2013-02-04 Listed $45,000 HARMLS
• 2001-01-08 Sold (Public Records) $50,900 Public Records

Property tax history

+11.5%/yr

Latest (2025): $5,884 · -0.4% YoY. Source: county tax records.