813 Dunham Dr · Houston, TX 77076

$139,000

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 16 Days on market

Built 1960 7,348 sqft lot $101/sqft · 33% below area Est $208k · 33% under ↓ 7% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +7.5/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Value-add opportunity in Houston! This 3-bedroom, 2-bath home offers 1,372 sq. ft. on a . 16-acre lot with strong curb appeal and a functional layout. Built in 1960, the property is in need of repairs and updating, making it ideal for investors, flippers, or rental portfolio expansion. With the right improvements, this home has excellent upside potential. Convenient location near major highways, shopping, and employment centers—don’t miss this one! Sold as-is and priced accordingly.

Key facts

• Strong curb appeal
• Functional layout
• Convenient location

Tags

• VALUE-ADD OPPORTUNITY
• STRONG CURB APPEAL
• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1960; Single-story entry (first-floor living implied)
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Three bedrooms: two standard bedrooms (first floor, approx. 9x8 and 9x9) and a primary bedroom (first floor, approx. 10x10)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Window AC units; Electric heating and cooling components
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Northline El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 422 students, 98% FRL); Fonville Middle (math 14% / reading 18%, grade F, #1,543 of 1,662 statewide, top 94%, 665 students, 98% FRL); Houston Math Science And Technology Center (math 9% / reading 21%, grade F, #1,507 of 1,632 statewide, top 93%, 2,779 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: 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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).
• At $1,740/mo this rent would consume 49% of the median local household income ($43k/yr) (locally 1781% 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 $961 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 16 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major flood risk; 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 $136,915 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.25% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 6.7

CMA / ARV

• ARV (median comp): $208,467
• List price: $139,000
• Delta: -33.32%
• 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
813 Dunham Dr	0.00mi	3/1.0	1,372 (0%)	0mo	$139,000	$101	100
625 Fostoria Ln	0.15mi	3/1.5	1,407 (+3%)	1mo	$175,000	$124	86
5915 Nordling Rd	0.28mi	3/2.0	1,440 (+5%)	3mo	$210,000	$146	72
414 Rosamond St	0.43mi	2/1.0 (-1)	1,400 (+2%)	0mo	$230,000	$164	71
9813 Fulton Park Ln	0.47mi	3/2.0	1,396 (+2%)	5mo	$299,990	$215	67
9902 Clark Rd Unit D	0.73mi	3/2.5	1,373 (+0%)	1mo	$239,900	$175	59
9902 Clark Rd Unit G	0.73mi	3/2.5	1,373 (+0%)	1mo	$244,990	$178	59
59 E Sunnyside St	0.48mi	2/1.0 (-1)	1,293 (-6%)	5mo	$146,000	$113	59
9902 Clark Rd Unit F	0.73mi	3/2.5	1,373 (+0%)	8mo	$234,990	$171	54
125 W Sunnyside St	0.75mi	3/1.5	1,453 (+6%)	1mo	$136,000	$94	52
6721 Parker Oaks Ln	0.63mi	3/2.5	1,498 (+9%)	1mo	$257,900	$172	48
401 New Haven Dr	0.45mi	3/2.0	1,188 (-13%)	6mo	$198,000	$167	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,657
• Equity at exit: $20,725

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $19,256
• Equity at exit: $12,018

Cash invested: $38,920 (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 77076

• Home prices YoY: -21.5%
• Active inventory: 83
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$729
• Tax from tax record: −$309 /mo · $3,712/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $279

Break-even live

Break-even rent $1,388

Max offer price $139,000

Occupancy floor 79%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Sunnyside St Houston, TX	1.0–2.0	1.0–1.5	880	$1,301	$1.48	2d	24	0.50mi
313 Sunnyside St Houston, TX	1.0–3.0	1.0–2.0	922	$1,386	$1.50	43d	16	0.50mi
24 Bucan St Unit C Houston, TX	3.0	2.5	1572	$1,999	$1.27	24d	1	0.65mi
28 Bucan St Unit B Houston, TX	3.0	2.5	1572	$1,999	$1.27	24d	1	0.66mi
9910 Clark Rd Unit B Houston, TX	3.0	2.5	1695	$1,900	$1.12	7d	1	0.69mi
209 Clark Meadows Ln Houston, TX	3.0	2.5	1620	$2,399	$1.48	12d	1	0.70mi
450 E Rogers St Houston, TX	1.0–3.0	1.0–2.0	911	$1,505	$1.65	2d	14	0.84mi
5105 Airline Dr Houston, TX	1.0–2.0	1.0–2.0	862	$1,230	$1.43	20d	19	0.90mi
101 E Tidwell Rd Houston, TX	1.0–3.0	1.0	812	$1,599	$1.97	20d	4	0.90mi
101 E Tidwell Rd Houston, TX	1.0–3.0	1.0	812	$1,599	$1.97	19d	3	0.90mi
101 E Tidwell Rd Houston, TX	1.0–3.0	1.0	812	$1,599	$1.97	4d	3	0.90mi
600 E Little York Rd Houston, TX	1.0–3.0	1.0–2.0	847	$1,375	$1.62	14d	17	0.92mi
312 W Sunnyside St Houston, TX	2.0	1.0	894	$1,001	$1.12	43d	1	1.03mi
426 Stonework Sage Ln Houston, TX	3.0	2.5	1600	$2,650	$1.66	43d	1	1.04mi
9400 Bauman Rd Houston, TX	1.0–2.0	1.0	800	$1,207	$1.51	22d	6	1.05mi
9406 Bauman Rd Houston, TX	2.0	1.0	900	$1,076	$1.20	43d	1	1.08mi
9406 Bauman Rd Houston, TX	2.0	1.0	900	$1,076	$1.20	19d	1	1.08mi
8520 Madie Dr Unit 2174 Houston, TX	2.0	2.0	924	$1,344	$1.45	11d	1	1.25mi
8520 Madie Dr Unit 424 Houston, TX	2.0	2.0	924	$1,320	$1.43	5d	1	1.25mi
8520 Madie Dr Unit 2112 Houston, TX	2.0	2.0	924	$1,312	$1.42	3d	1	1.25mi
5050 Yale St Unit 510 Houston, TX	3.0	2.0	1020	$1,208	$1.18	3d	1	1.25mi
8520 Madie Dr Unit 8577 Houston, TX	2.0	2.0	924	$1,291	$1.40	43d	1	1.25mi
8520 Madie Dr Unit 422 Houston, TX	2.0	2.0	924	$1,320	$1.43	7d	1	1.25mi
8520 Madie Dr Houston, TX	2.0	2.0	924	$1,395	$1.51	20d	1	1.27mi
8520 Madie Dr Houston, TX	2.0	2.0	924	$1,395	$1.51	43d	1	1.27mi
5342 Donovan Gardens Ln Unit 1521013P Houston, TX	3.0	3.0	1743	$2,985	$1.71	7d	1	1.31mi
810 Charles Rd Houston, TX	3.0	2.0	1320	$1,450	$1.10	43d	1	1.34mi
815 Cravens St Apt F2 Houston, TX	2.0	1.5	1100	$1,300	$1.18	18d	1	1.34mi
815 Cravens St Apt C1 Houston, TX	2.0	1.5	1100	$1,300	$1.18	5d	1	1.34mi
301 W Little York Rd Unit 1722 Houston, TX	2.0	2.0	1322	$1,230	$0.93	20d	1	1.38mi
8217 Fulton St Houston, TX	2.0–3.0	1.0	785	$1,162	$1.48	2d	6	1.39mi
819 Tidwell Rd #819 Houston, TX	2.0	1.5	1100	$1,300	$1.18	43d	1	1.41mi
534 Firnat St Houston, TX	3.0	2.0	1397	$1,900	$1.36	43d	1	1.43mi
534 Firnat St Unit NA Houston, TX	3.0	2.0	1397	$1,900	$1.36	24d	1	1.43mi
74 Lyerly St Houston, TX	1.0–2.0	1.0–2.0	775	$1,211	$1.56	20d	5	1.44mi
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	15d	16	1.45mi
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	43d	6	1.45mi
603 W Donovan St Houston, TX	3.0	1.0	948	$1,250	$1.32	22d	1	1.45mi
603 W Donovan St Houston, TX	3.0	1.0	948	$1,250	$1.32	43d	1	1.45mi
402 Del Norte St Houston, TX	4.0	2.0	1790	$2,300	$1.28	43d	1	1.46mi

Listing history 4 events

1. 2026-05-18
   price $139,000 498-char remark
2. 2026-05-07
   listed $149,000 Active 498-char remark
3. 2026-04-15
   soldstatus
4. 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: $3,712 · $309/mo
• Projected year-2 tax: $3,712 · $309/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) · 68% 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: $20,886
• − Mortgage interest: −$7,786
• − Property taxes: −$3,712
• − Insurance: −$695
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$4,044
• Taxable income: $1,307
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $3,032/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): 31,222
• Household income: $42,522
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1781.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 29% Black 7% White 6%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Romanian 1%
• Foreign-born: 35% · Canada
• Languages at home: 25% English-only · Spanish 74%

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: ▼ -79.76%
• Current HPI: 291.7578
• Rent YoY: —
• 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

-6.7% since first listed

8 events — show timeline

• 2026-06-08 Sold (Public Records) — Public Records
• 2026-06-04 Sold (MLS) — HARMLS
• 2026-05-24 Pending — HARMLS
• 2026-05-22 Pending — HARMLS
• 2026-05-18 Price Changed $139,000 HARMLS
• 2026-05-07 Listed $149,000 HARMLS
• 2026-04-15 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,712 · -6.6% YoY. Source: county tax records.