8525 Dosia St · Houston, TX 77051

$129,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 30 Days on market

Built 1950 4,399 sqft lot $180/sqft · 14% above area Est $134k · at est.

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Why this score? — see what drove the D+ 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 +10.2/30.0
• Appreciation +10.0/10.0
• ARV discount +8.8/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Incredible opportunity to own a 2 unit property in an up and coming area for less than $130k. Primary house is a 2 / 1 + Rear home is 1 / 1. Recent updates (from prior listing) include recent roof, electrical panel, plumbing, driveway, foundation, and gutters. This is a steal of a deal. Square footage is based off attached floor plan. New construction all around. Don't miss out.

Key facts

• Plumbing
• Gutters
• Driveway

Tags

• RECENT ROOF
• ELECTRICAL PANEL
• PLUMBING
• DRIVEWAY
• FOUNDATION
• GUTTERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-73 ($-876/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (13.9% below list).
• Recommended offer: $112k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: schools D, 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.
• Market conditions: Rents rising fast (+4.8%/yr); 315 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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).
• This rent runs 36% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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: 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 $111,859 (13.9% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 9.7

CMA / ARV

• ARV (median comp): $133,790
• List price: $129,900
• Delta: -2.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4425 Galesburg St	0.23mi	2/1.0	720 (0%)	2mo	$79,000	$110	88
8422 Southview St	0.48mi	2/1.0	700 (-3%)	8mo	$99,000	$141	66
4357 Elmwood St	0.24mi	2/1.0	650 (-10%)	17mo	$87,000	$134	58
4641 Brinkley St	0.36mi	2/1.0	796 (+11%)	12mo	$130,000	$163	56
4212 Rosemont St	0.42mi	2/1.0	816 (+13%)	3mo	$150,000	$184	56
8931 Duane St	0.46mi	2/1.0	784 (+9%)	15mo	$99,900	$127	51
4411 Maggie St	0.46mi	2/1.0	660 (-8%)	23mo	$125,000	$189	46
4922 Larkspur St	0.70mi	2/1.0	756 (+5%)	17mo	$125,000	$165	45
4338 Clover St	0.63mi	2/1.0	792 (+10%)	19mo	$93,000	$117	38
3910 Stassen St	0.58mi	1/1.0 (-1)	640 (-11%)	22mo	$135,000	$211	31

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: 23.2%
• Equity multiple: 2.87×
• Total profit: $68,180
• Equity at exit: $117,024

10-year hold

• IRR: 21.1%
• Equity multiple: 6.75×
• Total profit: $208,959
• Equity at exit: $252,367

Cash invested: $36,372 (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 77051

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

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$681
• Tax from tax record: −$221 /mo · $2,656/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-73

Break-even live

Break-even rent $1,211

Max offer price $117,009

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-36	+0% $-73	+5% $-110	+10% $-147
Rent	-10% $-161	-5% $-117	+0% $-73	+5% $-29	+10% $15
Rate	-1.0pp $-8	-0.5pp $-40	base $-73	+0.5pp $-107	+1.0pp $-141

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4207 Phlox St Unit 1 BEDROOM 4 Houston, TX	1.0	1.0	650	$660	$1.02	45d	1	0.78mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	0d	2	0.78mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	19d	1	0.79mi
1600 Jester St Houston, TX	1.0	1.0	641	$1,195	$1.86	0d	3	0.83mi
5042 Mallow St Houston, TX	2.0	1.0	672	$995	$1.48	6d	1	0.95mi
5010 Carmen St Houston, TX	2.0	1.0	672	$1,095	$1.63	45d	1	1.03mi
5038 Carmen St Apt 1 Houston, TX	2.0	1.0	672	$1,095	$1.63	4d	1	1.07mi
4923 Paula St Apt 2 Houston, TX	2.0	1.0	672	$1,095	$1.63	4d	1	1.07mi
4205 Grassmere St Houston, TX	1.0	1.0	680	$800	$1.18	45d	1	1.17mi
4112 Grassmere St Houston, TX	2.0	1.0	711	$700	$0.98	12d	1	1.22mi
7316 La Salette St Houston, TX	2.0	1.0	513	$1,100	$2.14	25d	1	1.29mi

Listing history 24 events

1. 2026-04-20
   listed $129,900 Active 381-char remark

   Show marketing remark (381 chars)

   Incredible opportunity to own a 2 unit property in an up and coming area for less than $130k. Primary house is a 2 / 1 + Rear home is 1 / 1. Recent updates (from prior listing) include recent roof, electrical panel, plumbing, driveway, foundation, and gutters. This is a steal of a deal. Square footage is based off attached floor plan. New construction all around. Don't miss out.

2. 2024-02-01
   historical
3. 2024-01-05
   listed $245,000 Active
4. 2022-01-06
   soldstatus
5. 2021-12-17
   soldstatus Sold
6. 2021-12-14
   status Pending, Continue to Show
7. 2021-12-11
   status Pending
8. 2021-12-11
   status Active
9. 2021-10-28
   status Pending
10. 2021-10-22
    price $135,000
11. 2021-10-12
    listed $140,000 Active
12. 2020-05-13
    soldstatus
13. 2020-05-12
    soldstatus Sold
14. 2020-04-12
    status Pending
15. 2020-04-03
    status Option Pending
16. 2020-03-30
    listed $90,000 Active
17. 2020-03-03
    historical
18. 2020-03-03
    soldstatus
19. 2020-02-29
    listed $69,500 Active
20. 2005-04-11
    soldstatus
21. 2005-01-31
    historical
22. 2004-10-28
    listed $45,000
23. 2004-04-19
    soldstatus
24. 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: $2,656 · $221/mo
• Projected year-2 tax: $2,656 · $221/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 6/10 Major FEMA zone X (unshaded) · 73% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,423
• − Mortgage interest: −$7,276
• − Property taxes: −$2,656
• − Insurance: −$650
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,779
• Taxable loss: −$3,085
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $-135/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

+188.7% since first listed

24 events — show timeline

• 2026-04-20 Listed $129,900 HARMLS
• 2024-02-01 Listing Removed — HARMLS
• 2024-01-05 Listed $245,000 HARMLS
• 2022-01-06 Sold (Public Records) — Public Records
• 2021-12-17 Sold (MLS) — HARMLS
• 2021-12-14 Pending — HARMLS
• 2021-12-11 Pending — HARMLS
• 2021-12-11 Relisted — HARMLS
• 2021-10-28 Pending — HARMLS
• 2021-10-22 Price Changed $135,000 HARMLS
• 2021-10-12 Listed $140,000 HARMLS
• 2020-05-13 Sold (Public Records) — Public Records
• 2020-05-12 Sold (MLS) — HARMLS
• 2020-04-12 Pending — HARMLS
• 2020-04-03 Pending — HARMLS
• 2020-03-30 Listed $90,000 HARMLS
• 2020-03-03 Sold (Public Records) — Public Records
• 2020-03-03 Listing Removed — HARMLS
• 2020-02-29 Listed $69,500 HARMLS
• 2005-04-11 Sold (Public Records) — Public Records
• 2005-01-31 Listing Removed — HARMLS
• 2004-10-28 Listed $45,000 HARMLS
• 2004-04-19 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.1%/yr

Latest (2025): $2,656 · +11.7% YoY. Source: county tax records.