2524 Sam Wilson St · Houston, TX 77020

$225,000

3 bd · 2.5 ba · 1,309 sqft · Land · 25 Days on market

Built 2026 2,450 sqft lot

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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 +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

Expected to be completed by June 2026. This three-bedroom, two-and-a-half bath, free-standing home offers comfort, style, and convenience. Two stories with first floor living and dining and all three bedrooms up. The kitchen features granite countertops and ample cabinetry and a full-size pantry. Vinyl flooring throughout provides a clean, modern look. A one car garage adds secure parking and storage, while yard space provides room to relax, garden, or host friends. Ideally located just four miles from Downtown, this home delivers quick access to dining, shopping, parks, and major employers, making city living simple and stress free. Call for more info!

Key facts

• One car garage
• Vinyl flooring
• Free standing home

Tags

• FREE STANDING HOME
• FIRST FLOOR LIVING
• GRANITE COUNTERTOPS
• FULL SIZE PANTRY
• VINYL FLOORING
• ONE CAR GARAGE

Property features AI

Finance

• Other: Builder: New Citi Homes

Exterior

• Parking: Attached garage (1 car); Attached parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single-story entry level
• Construction: Built in 2026; Cement siding; Composition roof; Slab foundation
• Exterior features: Concrete road access; Lot features: Other

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Granite counters; Primary bedroom with private bath; Pantry; 6 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $225,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $233,127.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $225k.

Deal economics

• At list price, monthly cash flow is $-8 ($-92/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (12.5% below list).
• Recommended offer: $197k (12.5% below list) — sets the bar for 1% rule.

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: Mcreynolds Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 398 students, 98% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 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 fast (+4.3%/yr); 339 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $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 + 4.3% rent growth), your $65k 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 25 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Watch-outs: 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,913 (12.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.84% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (median comp): $233,127
• List price: $225,000
• Delta: -3.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.98×
• Total profit: $129,030
• Equity at exit: $210,019

10-year hold

• IRR: 22.1%
• Equity multiple: 6.91×
• Total profit: $385,799
• Equity at exit: $452,915

Cash invested: $65,276 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 339
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,223
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$97
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-8

Break-even live

Break-even rent $1,979

Max offer price $231,780

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $58	+0% $-8	+5% $-74	+10% $-140
Rent	-10% $-163	-5% $-85	+0% $-8	+5% $70	+10% $148
Rate	-1.0pp $110	-0.5pp $52	base $-8	+0.5pp $-68	+1.0pp $-129

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: $58,282
• Closing costs: $6,994
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2704 Sam Wilson St Unit 1391353P Houston, TX	2.0	2.0	1001	$2,082	$2.08	0d	1	0.12mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,376	$3.10	0d	1	0.32mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	44d	1	0.33mi
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	44d	1	0.58mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	23d	1	0.64mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	21d	1	0.65mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	21d	1	0.65mi
3802 Dabney St Houston, TX	2.0	1.0	910	$875	$0.96	4d	1	0.72mi
3802 Dabney St Houston, TX	1.0–2.0	1.0	825	$990	$1.20	44d	2	0.72mi
3910 Woolworth St Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.78mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	1.00mi
1023 Hahlo St Houston, TX	4.0	2.0	1434	$1,775	$1.24	6d	1	1.06mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	44d	1	1.26mi
5414 Pardee St Houston, TX	3.0	2.0	1100	$1,500	$1.36	44d	1	1.44mi
5435 Pardee St Houston, TX	2.0	1.0	1634	$1,000	$0.61	44d	1	1.46mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $225,000 Active 25 DOM
2. 2026-06-18
   days on market $225,000 Active 22 DOM
3. 2026-06-17
   days on market $225,000 Active 21 DOM
4. 2026-06-16
   days on market $225,000 Active 20 DOM
5. 2026-06-15
   days on market $225,000 Active 19 DOM
6. 2026-06-13
   days on market $225,000 Active 17 DOM
7. 2026-06-09
   days on market $225,000 Active 13 DOM
8. 2026-06-08
   days on market $225,000 Active 12 DOM
9. 2026-06-07
   days on market $225,000 Active 11 DOM
10. 2026-06-04
    days on market $225,000 Active 8 DOM
11. 2026-06-03
    days on market $225,000 Active 7 DOM
12. 2026-06-02
    days on market $225,000 Active 6 DOM
13. 2026-06-01
    days on market $225,000 Active 5 DOM
14. 2026-05-31
    days on market $225,000 Active 4 DOM
15. 2026-05-09
    listed $225,000 Active 667-char remark
16. 2026-04-28
    historical
17. 2026-03-31
    listed $225,000 Active
18. 2026-03-24
    historical
19. 2026-02-21
    listed $225,000 Active
20. 2026-02-17
    historical
21. 2026-01-14
    listed $225,000 Active
22. 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: $2,125 · $177/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$1,992/yr (+$166/mo · 93.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 21 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: $23,630
• − Mortgage interest: −$13,059
• − Property taxes: −$2,125
• − Insurance: −$1,963
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$6,782
• Taxable loss: −$4,080
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $888/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

+0.0% since first listed

10 events — show timeline

• 2026-05-27 Listed $225,000 HARMLS
• 2026-05-26 Listing Removed — HARMLS
• 2026-05-09 Listed $225,000 HARMLS
• 2026-04-28 Listing Removed — HARMLS
• 2026-03-31 Listed $225,000 HARMLS
• 2026-03-24 Listing Removed — HARMLS
• 2026-02-21 Listed $225,000 HARMLS
• 2026-02-17 Listing Removed — HARMLS
• 2026-01-14 Listed $225,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+13.9%/yr

Latest (2025): $2,125 · +1.6% YoY. Source: county tax records.