7929 Comal St · Houston, TX 77051

$230,000

3 bd · 2.5 ba · 1,380 sqft · SingleFamily public records · 43 Days on market

Built 2004 5,000 sqft lot $167/sqft · 6% above area Est $218k · 6% over

---

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 +15.3/30.0
• Appreciation +10.0/10.0
• ARV discount +5.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

7929 Comal holds a foundation that allows you to add personal touches such as newer paint, alternative fixtures and other wow factors to personalize your next home! With no carpet, open space for first level entertaining, all bedrooms upstairs and a large backyard, this property has the bones that makes for a great residence. HVAC system has recently been replaced, all 3 bedrooms are located upstairs along with 2 full baths and a half bath downstairs. The exterior foyer tower keeps your guests safe from the weather and the backyard shed provides additional storage.

Key facts

• Exterior foyer tower
• Open space
• Large backyard

Tags

• OPEN SPACE
• LARGE BACKYARD
• HVAC SYSTEM
• EXTERIOR FOYER TOWER
• BACKYARD SHED

Property features AI

Finance

• Other: Green feature: energy-efficient thermostat
• Financial info: Lease not considered
• HOA & community: HOA/community details not specified

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Security: Security features not specified
• Utilities: Public water
• Home design: Residential property; Built in 2004; Single-family design; Slab foundation
• Construction: Brick and wood siding exterior; Composition roof
• Exterior features: Back yard fence; Corner lot in a subdivision; Storage areas; Shed(s)

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Pantry
• Bedrooms: Primary bedroom on second level (13 x 13); Two additional bedrooms on second level (each 10 x 10); Additional first-floor bedroom; Total of 3 bedrooms on second level and 1 on first level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; Programmable thermostat
• Interior features: Primary bedroom with private bath; Pantry; Tub/shower combination; Ceiling fans; Combined living and dining area; Programmable thermostat
• Laundry & utility: Laundry/utility features not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $85 ($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 $217k (5.5% below list).
• Recommended offer: $217k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 315 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,173/mo this rent would consume 70% of the median local household income ($37k/yr) (locally 1446% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k 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 + 4.8% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• 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 $217,255 (5.5% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.94% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (median comp): $217,982
• List price: $230,000
• Delta: 5.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8002 Colonial Ln	0.07mi	3/2.0	1,447 (+5%)	9mo	$235,000	$162	79
3802 Rebecca St	0.41mi	3/2.0	1,348 (-2%)	4mo	$189,000	$140	72
8230 Woodward St	0.34mi	3/2.0	1,347 (-2%)	10mo	$155,000	$115	69
3536 Rebecca St	0.56mi	3/2.5	1,332 (-4%)	4mo	$240,000	$180	65
8017 Comal St	0.06mi	4/2.0 (+1)	1,536 (+11%)	9mo	$170,000	$111	64
8436 Lawler St	0.46mi	3/2.0	1,334 (-3%)	9mo	$177,900	$133	63
3515 Lydia St	0.70mi	3/2.0	1,390 (+1%)	4mo	$220,000	$158	61
3454 Bacon St	0.62mi	3/2.0	1,278 (-7%)	11mo	$255,000	$200	47
3438 Goodhope St	0.72mi	3/2.0	1,236 (-10%)	12mo	$154,900	$125	37
3902 Aledo St	0.62mi	3/1.0	1,176 (-15%)	4mo	$90,000	$77	37
4423 Stassen St	0.58mi	2/2.0 (-1)	1,188 (-14%)	8mo	$149,000	$125	36
4525 Newberry St	0.73mi	3/2.0	1,176 (-15%)	8mo	$245,000	$208	33

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.09×
• Total profit: $134,662
• Equity at exit: $207,202

10-year hold

• IRR: 23.4%
• Equity multiple: 7.23×
• Total profit: $401,011
• Equity at exit: $446,839

Cash invested: $64,400 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 315
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$330 /mo · $3,954/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $85

Break-even live

Break-even rent $2,065

Max offer price $230,000

Occupancy floor 91%

Sensitivity live

Price	-10% $215	-5% $150	+0% $85	+5% $20	+10% $-45
Rent	-10% $-87	-5% $-1	+0% $85	+5% $171	+10% $256
Rate	-1.0pp $201	-0.5pp $143	base $85	+0.5pp $25	+1.0pp $-35

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	45d	1	0.13mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	45d	1	0.15mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	4d	1	0.25mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	21d	1	0.36mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	0d	1	0.45mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	45d	1	0.63mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	25d	1	0.64mi
3655 Seabrook St Unit 6 Houston, TX	2.0	1.0	1600	$1,000	$0.62	45d	1	0.68mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	18d	1	0.71mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	22d	1	0.72mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	22d	1	0.72mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	45d	1	0.77mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	45d	1	0.83mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	14d	1	0.83mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	14d	1	0.83mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	12d	1	0.83mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	0.85mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	14d	1	0.87mi
3137 W Bellfort Ave Houston, TX	2.0	2.0	1164	$1,802	$1.55	45d	1	0.89mi
8606 Lee Otis St Houston, TX	4.0	2.5	1869	$1,975	$1.06	0d	1	0.92mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	25d	1	0.94mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$2,262	$1.67	0d	48	0.96mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$2,041	$1.64	25d	18	0.96mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	25d	1	0.97mi
3088 Holly Hall St Unit 1 Houston, TX	2.0	2.5	1600	$1,750	$1.09	16d	1	0.97mi
2968 Holly Hall St Houston, TX	2.0	3.0	1600	$2,000	$1.25	45d	1	0.99mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	16d	1	1.01mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	45d	1	1.01mi
2924 Holly Hall St Houston, TX	2.0	3.0	1600	$1,950	$1.22	45d	1	1.04mi
8383 El Mundo St Unit 8440 Houston, TX	2.0	2.0	1104	$1,558	$1.41	45d	1	1.08mi
8383 El Mundo St Unit 2165 Houston, TX	2.0	2.0	1104	$1,513	$1.37	0d	1	1.08mi
8383 El Mundo St Unit 2187 Houston, TX	2.0	2.0	1104	$1,554	$1.41	0d	1	1.08mi
8383 El Mundo St Unit 2174 Houston, TX	2.0	2.0	1104	$1,553	$1.41	12d	1	1.08mi
8383 El Mundo St Unit 422 Houston, TX	2.0	2.0	1104	$1,529	$1.38	9d	1	1.08mi
8300 El Mundo St Unit 2174 Houston, TX	2.0	2.0	970	$1,290	$1.33	0d	1	1.12mi
8300 El Mundo St Unit 422 Houston, TX	2.0	2.0	970	$1,265	$1.30	9d	1	1.12mi
8300 El Mundo St Unit 8357 Houston, TX	2.0	2.0	970	$1,289	$1.33	12d	1	1.12mi
8300 El Mundo St Unit 424 Houston, TX	2.0	2.0	970	$1,265	$1.30	6d	1	1.12mi
8300 El Mundo St Unit 2112 Houston, TX	2.0	2.0	970	$1,249	$1.29	0d	1	1.12mi
8300 El Mundo St Unit 2174 Houston, TX	2.0	2.0	970	$1,300	$1.34	12d	1	1.12mi

Listing history 21 events

1. 2026-06-21
   days on market $230,000 Active 43 DOM
2. 2026-06-18
   days on market $230,000 Active 40 DOM
3. 2026-06-17
   days on market $230,000 Active 39 DOM
4. 2026-06-16
   days on market $230,000 Active 38 DOM
5. 2026-06-15
   days on market $230,000 Active 37 DOM
6. 2026-06-13
   days on market $230,000 Active 35 DOM
7. 2026-06-10
   days on market $230,000 Active 31 DOM
8. 2026-06-08
   days on market $230,000 Active 30 DOM
9. 2026-06-07
   days on market $230,000 Active 29 DOM
10. 2026-06-04
    days on market $230,000 Active 26 DOM
11. 2026-06-01
    days on market $230,000 Active 23 DOM
12. 2026-05-31
    days on market $230,000 Active 22 DOM
13. 2026-05-09
    listed $240,000 Active 572-char remark
14. 2025-12-10
    historical $1,800
15. 2025-11-25
    listed $1,800
16. 2025-10-29
    historical $2,000
17. 2025-08-30
    listed $2,000
18. 2023-07-12
    historical
19. 2018-09-10
    soldstatus
20. 2004-06-25
    soldstatus
21. 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: $3,954 · $330/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$255/yr (+$21/mo · 6.4%)

ⓘ 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 · 24 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: $26,071
• − Mortgage interest: −$12,884
• − Property taxes: −$3,954
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$6,691
• Taxable loss: −$2,779
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $1,685/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

+11400.0% since first listed

10 events — show timeline

• 2026-05-26 Price Changed $230,000 HARMLS
• 2026-05-09 Listed $240,000 HARMLS
• 2025-12-10 Rental Removed $1,800 HARMLS
• 2025-11-25 Listed for Rent $1,800 HARMLS
• 2025-10-29 Rental Removed $2,000 HARMLS
• 2025-08-30 Listed for Rent $2,000 HARMLS
• 2023-07-12 Rental Removed — HARMLS
• 2018-09-10 Sold (Public Records) — Public Records
• 2004-06-25 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,954 · -17.5% YoY. Source: county tax records.