7801 Glass St · Houston, TX 77016

$128,000

2 bd · 2.0 ba · 1,037 sqft · SingleFamily public records · 36 Days on market

Built 1941 6,172 sqft lot $123/sqft · at area comps Est $128k · at est.

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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 +22.1/30.0
• Appreciation +9.3/10.0
• ARV discount +7.4/15.0
• DSCR +7.1/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Situated on a large lot in a highly convenient location with quick access to Highway 59, this property offers endless potential for homeowners, investors, and builders alike. Per the FEMA flood map, the property is not located in a flood zone. Whether you’re looking for a great family home, a rental investment, or the perfect site for new construction, this property checks all the boxes. Enjoy the flexibility of a spacious lot with room to expand, entertain, or redevelop in an area surrounded by growth and opportunity. A rare chance to secure a versatile property in a prime location!

Key facts

• Versatile property
• Large lot
• Convenient location

Tags

• LARGE LOT
• CONVENIENT LOCATION
• QUICK ACCESS TO HIGHWAY 59
• NOT LOCATED IN A FLOOD ZONE
• VERSATILE PROPERTY
• PRIME LOCATION

Property features AI

Finance

• Other: Building area listed as 1,037 total (living area 1,037)
• Financial info: Lease not considered
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1941; Pillar/post/pier foundation
• Construction: Cement siding; Composition roof
• Exterior features: Lot approximately 6,174 square feet; Lot about 0.14 acres; Other lot features

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No bedroom details provided
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric cooling
• Interior features: Two total rooms
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 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 flat; 372 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $12k of equity ($885 loan paydown + $11k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $124,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1941 — 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: 1.11% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (median comp): $127,695
• List price: $128,000
• Delta: 0.24%
• 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
7921 Pointer St	0.14mi	2/2.0	1,144 (+10%)	1mo	$180,000	$157	75
3607 Penn St	0.41mi	2/1.0	996 (-4%)	5mo	$115,000	$115	66
7600 Wileyvale Rd	0.60mi	3/1.5 (+1)	1,062 (+2%)	9mo	$99,999	$94	54
4915 Cruse Rd	0.69mi	2/1.5	1,096 (+6%)	4mo	$172,500	$157	53
3525 Penn St	0.46mi	3/1.0 (+1)	1,144 (+10%)	1mo	$94,900	$83	52
8501 Autumn Ln Unit B	0.49mi	3/2.5 (+1)	1,190 (+15%)	13mo	$209,000	$176	35
8501 Autumn Ln Unit D	0.49mi	3/2.5 (+1)	1,190 (+15%)	13mo	$214,000	$180	34
8501 Autumn Ln Unit C	0.49mi	3/2.5 (+1)	1,190 (+15%)	14mo	$209,000	$176	34
7312 Wileyvale Rd Unit D	0.67mi	3/3.0 (+1)	1,192 (+15%)	2mo	$199,000	$167	33
7312 Wileyvale Dr Unit C	0.67mi	3/3.0 (+1)	1,192 (+15%)	2mo	$199,000	$167	33
7312 Wileyvale Dr Unit A	0.67mi	3/3.0 (+1)	1,192 (+15%)	5mo	$209,000	$175	30
7312 Wileyvale Dr Unit E	0.65mi	3/3.0 (+1)	1,192 (+15%)	6mo	$209,000	$175	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.89×
• Total profit: $67,738
• Equity at exit: $102,947

10-year hold

• IRR: 22.0%
• Equity multiple: 6.04×
• Total profit: $180,623
• Equity at exit: $210,041

Cash invested: $35,840 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$671
• Tax from tax record: −$187 /mo · $2,248/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $207

Break-even live

Break-even rent $1,154

Max offer price $128,000

Occupancy floor 80%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4326 Plaag St Unit B Houston, TX	3.0	2.5	1150	$1,595	$1.39	43d	1	0.14mi
4422 Weaver Rd Apt 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	43d	1	0.18mi
4442 Weaver Rd Unit 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	24d	1	0.23mi
4679 Weaver Rd Houston, TX	2.0	1.0	856	$990	$1.16	43d	1	0.33mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	43d	1	0.59mi
4626 Shreveport Blvd Unit B Houston, TX	3.0	2.0	1150	$1,490	$1.30	14d	1	0.79mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	43d	1	0.85mi
3812 Lynnfield St Houston, TX	3.0	2.0	1298	$1,545	$1.19	5d	1	0.85mi
3810 Lynnfield St Houston, TX	3.0	2.0	1298	$1,599	$1.23	15d	1	0.86mi
9100 Dodson St Unit 16 Houston, TX	2.0	1.0	850	$1,050	$1.24	43d	1	0.94mi
9100 Dodson St Unit 1 Houston, TX	2.0	1.0	850	$1,195	$1.41	5d	1	0.94mi
9100 Dodson St Unit 17 Houston, TX	2.0	1.0	850	$1,050	$1.24	24d	1	0.94mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	43d	1	0.98mi
7506 Jensen Dr Houston, TX	1.0–2.0	1.0–2.0	772	$1,160	$1.50	4d	12	1.00mi
7320 Jensen Dr Houston, TX	1.0–3.0	1.0–2.0	935	$1,010	$1.08	2d	5	1.00mi
7301 Jensen Dr Apt 12 Houston, TX	2.0	1.0	880	$930	$1.06	7d	1	1.12mi
7301 Jensen Dr Unit 50 Houston, TX	2.0	1.0	880	$999	$1.14	7d	1	1.12mi
6315 Sandra St Unit A Houston, TX	3.0	2.0	1150	$1,399	$1.22	43d	1	1.16mi
4419 Trigg St Unit B Houston, TX	3.0	2.0	872	$1,199	$1.38	7d	1	1.26mi
4419 Trigg St Unit a Houston, TX	3.0	2.0	872	$1,145	$1.31	43d	1	1.26mi
3107 Melbourne St Houston, TX	3.0	1.0	956	$1,500	$1.57	43d	1	1.26mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	43d	1	1.38mi

Listing history 13 events

1. 2026-06-18
   days on market $128,000 Active 36 DOM
2. 2026-06-17
   days on market $128,000 Active 35 DOM
3. 2026-06-16
   days on market $128,000 Active 34 DOM
4. 2026-06-15
   days on market $128,000 Active 33 DOM
5. 2026-06-13
   days on market $128,000 Active 31 DOM
6. 2026-06-10
   days on market $128,000 Active 27 DOM
7. 2026-06-08
   days on market $128,000 Active 26 DOM
8. 2026-06-07
   days on market $128,000 Active 25 DOM
9. 2026-06-04
   days on market $128,000 Active 22 DOM
10. 2026-06-01
    days on market $128,000 Active 19 DOM
11. 2026-05-31
    days on market $128,000 Active 18 DOM
12. 2026-05-13
    listed $128,000 Active 596-char remark
13. 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: $2,248 · $187/mo
• Projected year-2 tax: $2,342 · $195/mo
• Expected delta: +$94/yr (+$8/mo · 4.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,993
• − Mortgage interest: −$7,170
• − Property taxes: −$2,248
• − Insurance: −$640
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$3,724
• Taxable income: $492
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,363/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

2 events — show timeline

• 2026-05-13 Listed $128,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,248 · +6.3% YoY. Source: county tax records.