342 Ishmeal St · Houston, TX 77091

$140,000

3 bd · 2.0 ba · 2,581 sqft · SingleFamily public records · 49 Days on market

Built 1960 7,744 sqft lot $54/sqft · 62% below area ↓ 12% since listing

---

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 +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming three-bedroom fixer-upper in a prime location, ready for your personal touch. This property offers endless potential for investors or hands-on buyers looking to create something special. Bring your vision and make it your own. Serious inquiries only. This property is being sold strictly in its present as is condition with no warranties or representations whatsoever regarding its physical condition, habitability, or any need for repairs or improvements. Buyers are strongly encouraged to conduct their own inspections and satisfy themselves as to the property’s condition.

Key facts

• 7,744 sq ft lot
• Built 1960
• Listed 48 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1960; Slab foundation; Composition roof
• Construction: Brick and cement siding construction
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Three bedrooms on the first floor (approx. 12x12, 11x10, 11x10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Williams Middle (math 9% / reading 15%, grade F, #1,623 of 1,662 statewide, top 98%, 411 students, 98% FRL); Washington B T H S (math 27% / reading 25%, grade F, #1,234 of 1,632 statewide, top 76%, 878 students, 96% 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 19% at this address vs 31% district-wide (-12 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 (+2.1%/yr); 675 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,337/mo this rent would consume 79% of the median local household income ($35k/yr) (locally 3210% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.67% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 5.0

CMA / ARV

• ARV (median comp): $366,177
• List price: $140,000
• Delta: -61.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-18,330
• Equity at exit: $20,874

10-year hold

• IRR: -6.1%
• Equity multiple: 0.63×
• Total profit: $-14,666
• Equity at exit: $12,105

Cash invested: $39,200 (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 77091

• Home prices YoY: -24.9%
• Rents YoY: 2.1%
• Active inventory: 675
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$734
• Tax from tax record: −$534 /mo · $6,406/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $93

Break-even live

Break-even rent $2,219

Max offer price $140,000

Occupancy floor 91%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6127 W Montgomery Rd Houston, TX	3.0	3.0	1786	$2,000	$1.12	24d	1	0.72mi
402 Del Norte St Houston, TX	4.0	2.0	1790	$2,300	$1.28	43d	1	0.79mi
6706 Parker Grove Ln Houston, TX	4.0	2.5	2129	$2,200	$1.03	43d	1	0.90mi
774 Dillard St Houston, TX	4.0	2.5	1899	$2,405	$1.27	20d	1	0.98mi
622 Janisch Rd Houston, TX	3.0	4.0	1785	$2,650	$1.48	43d	1	1.04mi
4813 Martin Oaks Ln Houston, TX	3.0	4.0	1972	$2,200	$1.12	43d	1	1.15mi
6513 Knox St Houston, TX	4.0	3.0	1773	$2,100	$1.18	43d	1	1.17mi
717 Janisch Rd Unit B Houston, TX	3.0	3.5	1821	$2,750	$1.51	43d	1	1.19mi
717 Janisch Rd Unit B Houston, TX	3.0	3.5	1821	$2,750	$1.51	24d	1	1.19mi
316 Thornton Rd Houston, TX	3.0	3.5	1828	$2,500	$1.37	43d	1	1.32mi

Listing history 15 events

1. 2026-06-18
   days on market $140,000 Active 49 DOM
2. 2026-06-17
   days on market $140,000 Active 48 DOM
3. 2026-06-16
   days on market $140,000 Active 47 DOM
4. 2026-06-15
   days on market $140,000 Active 46 DOM
5. 2026-06-13
   days on market $140,000 Active 44 DOM
6. 2026-06-10
   pricedays on market $140,000 Active 40 DOM
7. 2026-06-08
   days on market $159,900 Active 39 DOM
8. 2026-06-07
   days on market $159,900 Active 38 DOM
9. 2026-06-04
   days on market $159,900 Active 35 DOM
10. 2026-06-01
    days on market $159,900 Active 32 DOM
11. 2026-05-31
    days on market $159,900 Active 31 DOM
12. 2026-04-30
    listed $159,900 Active 591-char remark
13. 2025-05-02
    soldstatus
14. 2006-08-02
    soldstatus
15. 2000-05-05
    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: $6,406 · $534/mo
• Projected year-2 tax: $6,406 · $534/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 AE · 74% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,042
• − Mortgage interest: −$7,842
• − Property taxes: −$6,406
• − Insurance: −$5,818
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$4,073
• Taxable loss: −$584
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $1,259/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): 28,728
• Household income: $35,432
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 3210.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 46% Black 45% Two or more races 15% White 7%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 41% French/Haitian/Cajun 2%

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: ▼ -94.19%
• Current HPI: 283.7523
• Rent YoY: ▲ 2.10%
• 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

-12.4% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $140,000 HARMLS
• 2026-04-30 Listed $159,900 HARMLS
• 2025-05-02 Sold (Public Records) — Public Records
• 2006-08-02 Sold (Public Records) — Public Records
• 2000-05-05 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $6,406 · +1.6% YoY. Source: county tax records.