7227 Saint Augustine St · Houston, TX 77021

$167,000

4 bd · 1.5 ba · 1,725 sqft · SingleFamily public records · 56 Days on market

Built 1950 4,974 sqft lot $97/sqft · 43% below area Est $295k · 43% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREETINGS and WELCOME to 7227 Saint Augustine. Can't beat location! This home is equipped with 4 full bedrooms and 2 Full bathrooms with bedroom #4 and full bathroom on the half upstairs. This home is one to grab quick and ready for the right buyer to transition it to their very own prized possession! This home is centrally located to major highways, inner loop Houston, close to major Universities, Medical Center, Galleria shopping and MORE. UPDATE: As of 01/12/2025, property is TENANT OCCUPIED! Perfect Grab for Investors looking for income ready properties! Call about CAP rate % and information. Contact listing agent for rental terms and details! Schedule your today and LOCK this asset in

Key facts

• 4,974 sq ft lot
• Built 1950
• Listed 56 days

Property features AI

Finance

• HOA & community: Community features include curbs

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; One-story entry (all main rooms on first floor)
• Construction: Wood siding exterior; Composition roof; Slab foundation; Built in 1950
• Exterior features: Concrete road frontage; Located in a subdivision

Interior

• Kitchen: Garbage disposal
• Bedrooms: Primary bedroom, first floor (16x16); Three additional bedrooms, first floor (each 11x10); Total 5 rooms including family room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Disposal; Seller disclosure provided

🏷️ Possibly a rental listed for sale. The $167,000 price doesn't fit this home's estimated sale value (~$295,382) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $162k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.1% 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: Foster El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 380 students, 100% FRL); Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-14 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 (+2.2%/yr); 472 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: built in 1950 — 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 $161,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1950 — 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: 1.45% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.60%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $295,382
• List price: $167,000
• Delta: -43.46%
• 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
7117 England St Unit C	0.16mi	3/2.5 (-1)	1,700 (-1%)	1mo	$340,000	$200	80
7117 England St Unit B	0.17mi	3/2.5 (-1)	1,700 (-1%)	5mo	$359,900	$212	77
7117 England St Unit A	0.17mi	3/2.5 (-1)	1,700 (-1%)	5mo	$359,900	$212	76
4211 Faulkner St	0.21mi	3/2.5 (-1)	1,610 (-7%)	3mo	$274,900	$171	68
6906 England St	0.35mi	3/2.5 (-1)	1,600 (-7%)	4mo	$309,900	$194	59
6908 England St	0.34mi	3/2.5 (-1)	1,600 (-7%)	5mo	$309,900	$194	58
4611 Idaho St	0.60mi	4/2.0	1,640 (-5%)	4mo	$257,000	$157	58
6614 Sherwood Dr	0.65mi	3/2.0 (-1)	1,701 (-1%)	5mo	$149,900	$88	56
3605 Mt Pleasant St	0.56mi	3/3.5 (-1)	1,868 (+8%)	1mo	$349,900	$187	46
3603 Mt Pleasant St	0.57mi	3/3.5 (-1)	1,868 (+8%)	4mo	$349,900	$187	43
3535 Mount Pleasant St	0.69mi	3/3.5 (-1)	1,838 (+7%)	1mo	$398,000	$217	43
6625 Goforth St	0.64mi	3/1.0 (-1)	1,489 (-14%)	4mo	$142,000	$95	37

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $17,142
• Equity at exit: $24,900

10-year hold

• IRR: 17.9%
• Equity multiple: 2.42×
• Total profit: $66,497
• Equity at exit: $14,439

Cash invested: $46,760 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 472
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,419 high
• Mortgage (P&I): −$876
• Tax from tax record: −$241 /mo · $2,891/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $725

Break-even live

Break-even rent $1,502

Max offer price $167,000

Occupancy floor 65%

Sensitivity live

Price	-10% $819	-5% $772	+0% $725	+5% $677	+10% $630
Rent	-10% $534	-5% $629	+0% $725	+5% $820	+10% $916
Rate	-1.0pp $809	-0.5pp $767	base $725	+0.5pp $681	+1.0pp $637

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	23d	1	0.13mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	23d	1	0.13mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	45d	1	0.20mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	45d	1	0.30mi
6809 Conley St Houston, TX	3.0	4.0	1921	$2,600	$1.35	45d	1	0.39mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	26d	1	0.43mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	1d	1	0.53mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	1d	1	0.54mi
3615 Dreyfus St Houston, TX	3.0	3.0	2011	$2,800	$1.39	45d	1	0.56mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	45d	1	0.63mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	19d	1	0.64mi
6731 New York St Houston, TX	3.0	3.0	2211	$2,100	$0.95	45d	1	0.65mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	45d	1	0.77mi
7507 Springhill St Houston, TX	3.0	3.5	2000	$4,500	$2.25	45d	1	0.81mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	15d	1	0.88mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	13d	1	0.88mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	0.89mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	45d	1	0.92mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	45d	1	0.94mi
3402 Nathaniel Brown St Unit B Houston, TX	3.0	2.5	1885	$2,025	$1.07	45d	1	0.95mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	45d	1	0.96mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	45d	1	0.96mi
3731 Alsace St Unit 1560804P Houston, TX	3.0	2.0	2002	$3,387	$1.69	5d	1	0.97mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	20d	1	0.97mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	1d	1	0.98mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	45d	1	0.98mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	26d	1	1.00mi
3360 Alice St Unit 510 Houston, TX	3.0	2.0	1154	$1,172	$1.02	14d	1	1.02mi
3360 Alice St Unit 3174 Houston, TX	3.0	2.0	1154	$1,172	$1.02	0d	1	1.02mi
3360 Alice St Unit 3047 Houston, TX	3.0	2.0	1154	$1,172	$1.02	13d	1	1.03mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	5d	1	1.05mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	1d	1	1.05mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	45d	1	1.10mi
4835 Sunflower St Unit 1546466P Houston, TX	3.0	2.0	1883	$4,516	$2.40	17d	1	1.11mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	19d	1	1.13mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	22d	1	1.15mi
3311 Daphne St Unit 1255369P Houston, TX	3.0	3.5	1797	$6,391	$3.56	1d	1	1.16mi
3311 Daphne St Unit 3311 Houston, TX	3.0	3.5	1800	$7,500	$4.17	45d	1	1.16mi
6737 Peerless St Unit A Houston, TX	3.0	3.5	1732	$2,649	$1.53	19d	1	1.16mi
6735 Peerless St Unit CUNIT A Houston, TX	3.0	3.5	1732	$2,649	$1.53	19d	1	1.17mi

Listing history 21 events

1. 2026-06-21
   days on market $167,000 Active 56 DOM
2. 2026-06-18
   days on market $167,000 Active 53 DOM
3. 2026-06-17
   days on market $167,000 Active 52 DOM
4. 2026-06-16
   days on market $167,000 Active 51 DOM
5. 2026-06-15
   days on market $167,000 Active 50 DOM
6. 2026-06-13
   days on market $167,000 Active 48 DOM
7. 2026-06-10
   days on market $167,000 Active 44 DOM
8. 2026-06-08
   days on market $167,000 Active 43 DOM
9. 2026-06-07
   days on market $167,000 Active 42 DOM
10. 2026-06-04
    days on market $167,000 Active 39 DOM
11. 2026-06-01
    days on market $167,000 Active 36 DOM
12. 2026-05-31
    days on market $167,000 Active 35 DOM
13. 2026-04-26
    listed $167,000 Active 709-char remark
14. 2026-04-25
    historical
15. 2025-12-05
    listed $190,000 Active
16. 2023-09-21
    historical $1,400
17. 2023-08-31
    price $1,400
18. 2023-07-30
    listed $1,500
19. 2022-12-01
    soldstatus
20. 2022-04-18
    soldstatus
21. 1988-04-28
    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: $2,891 · $241/mo
• Projected year-2 tax: $3,056 · $255/mo
• Expected delta: +$165/yr (+$14/mo · 5.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,026
• − Mortgage interest: −$9,355
• − Property taxes: −$2,891
• − Insurance: −$835
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$4,858
• Taxable income: $6,443
• Est. tax owed @ 24.0%: −$1,546
• After-tax cash flow: $7,149/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% 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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

+11033.3% since first listed

9 events — show timeline

• 2026-04-26 Listed $167,000 HARMLS
• 2026-04-25 Listing Removed — HARMLS
• 2025-12-05 Listed $190,000 HARMLS
• 2023-09-21 Rental Removed $1,400 HARMLS
• 2023-08-31 Price Changed $1,400 HARMLS
• 2023-07-30 Listed for Rent $1,500 HARMLS
• 2022-12-01 Sold (Public Records) — Public Records
• 2022-04-18 Sold (Public Records) — Public Records
• 1988-04-28 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,891 · +1.6% YoY. Source: county tax records.