4708 Engleford St · Houston, TX 77026

$95,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 150 Days on market

Built 1950 6,799 sqft lot $86/sqft · 40% below area Est $157k · 40% under ↓ 23% since listing

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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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Appreciation +6.9/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

BUILDERS and REHAB INVESTORS!! Here is a great opportunity in a downtown area with significant rehab and construction activity. 6800 sqft OVERSIZED lot (50x136). Rehab the current structure or tear down and build new. Don't miss this great investment opportunity.

Key facts

• Oversized lot
• 6,799 sq ft lot
• Built 1950

Tags

• INVESTMENT OPPORTUNITY
• OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.1% 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 (+3.1%/yr); 445 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 31% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $4k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.1% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.08% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $157,401
• List price: $95,000
• Delta: -39.64%
• 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
3317 Amboy St	0.16mi	3/2.0 (+1)	1,094 (-1%)	15mo	$189,000	$173	70
3117 Solo St	0.18mi	2/1.0	1,003 (-9%)	11mo	$110,000	$110	67
3714 Christie St	0.72mi	2/1.0	1,086 (-2%)	4mo	$150,000	$138	60
4502 Octavia St	0.14mi	3/1.0 (+1)	1,000 (-9%)	16mo	$85,000	$85	59
3920 Sayers	0.57mi	2/1.0	1,020 (-8%)	6mo	$99,000	$97	56
4214 Quitman St	0.67mi	3/2.0 (+1)	1,128 (+2%)	0mo	$174,999	$155	56
2704 Sam Wilson St Unit 1391353P	0.64mi	3/1.0 (+1)	1,107 (+0%)	14mo	$209,900	$190	53
3443 Sayers St	0.52mi	3/1.0 (+1)	1,147 (+4%)	14mo	$129,900	$113	52
4045 Lucille St	0.43mi	2/1.0	980 (-11%)	14mo	$179,990	$184	50
4112 Los Angeles St	0.49mi	3/1.0 (+1)	968 (-12%)	8mo	$118,000	$122	45
4034 Wylie St	0.51mi	3/2.0 (+1)	1,246 (+13%)	6mo	$194,000	$156	41
3706 Lucille St	0.69mi	3/2.0 (+1)	1,231 (+12%)	7mo	$249,900	$203	34

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

Projected returns pro-forma

3.89% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.99×
• Total profit: $26,394
• Equity at exit: $47,572

10-year hold

• IRR: 17.5%
• Equity multiple: 3.79×
• Total profit: $74,256
• Equity at exit: $77,338

Cash invested: $26,600 (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 77026

• Home prices YoY: 1.5%
• Rents YoY: 3.1%
• Active inventory: 445
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,029 high
• Mortgage (P&I): −$498
• Tax from tax record: −$114 /mo · $1,362/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $162

Break-even live

Break-even rent $824

Max offer price $95,000

Occupancy floor 79%

Sensitivity live

Price	-10% $215	-5% $188	+0% $162	+5% $135	+10% $108
Rent	-10% $80	-5% $121	+0% $162	+5% $202	+10% $243
Rate	-1.0pp $209	-0.5pp $186	base $162	+0.5pp $137	+1.0pp $112

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3805 Wipprecht St Houston, TX	2.0	1.0	768	$1,100	$1.43	19d	1	0.16mi
3813 Wipprecht St Houston, TX	2.0	1.0	750	$1,200	$1.60	25d	1	0.18mi
3806 Wipprecht St Houston, TX	1.0	1.0	750	$700	$0.93	14d	1	0.19mi
3814 Wipprecht St Unit 18B Houston, TX	1.0	1.0	750	$700	$0.93	16d	1	0.20mi
5504 Morwood St Houston, TX	2.0	1.0	749	$850	$1.13	25d	1	0.49mi
5436 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	25d	1	0.49mi
5430 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	25d	1	0.50mi
5510 Morwood St Houston, TX	2.0	1.0	749	$650	$0.87	25d	1	0.51mi
5462 Makeig St Houston, TX	2.0	1.0	749	$650	$0.87	25d	1	0.52mi
5514 Morgood St Houston, TX	2.0	1.0	749	$650	$0.87	44d	1	0.52mi
4203 Hirsch Rd Unit 5 Houston, TX	2.0	1.0	758	$950	$1.25	44d	1	0.55mi
5506 Crane St Apt 2 Houston, TX	2.0	1.0	800	$750	$0.94	44d	1	0.59mi
2704 Sam Wilson St Unit 1391353P Houston, TX	2.0	2.0	1001	$2,082	$2.08	0d	1	0.65mi
4111 Cavalcade St Unit 5 Houston, TX	2.0	1.0	757	$825	$1.09	44d	1	0.74mi
3910 Woolworth St Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.75mi
3802 Dabney St Houston, TX	1.0–2.0	1.0	825	$990	$1.20	44d	2	0.81mi
3802 Dabney St Houston, TX	2.0	1.0	910	$875	$0.96	3d	1	0.81mi
3822 Dabney St Unit 2 BEDROOM 3 Houston, TX	2.0	1.0	756	$985	$1.30	44d	1	0.82mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,931	$3.50	0d	1	0.95mi
4711 Sayers St Unit A Houston, TX	2.0	1.0	1200	$1,650	$1.38	44d	1	0.95mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	44d	1	0.96mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	44d	1	0.96mi
5414 Pardee St Houston, TX	3.0	2.0	1100	$1,500	$1.36	44d	1	1.03mi
5117 Lavender St Houston, TX	2.0	1.0	740	$1,040	$1.41	8d	4	1.10mi
5117 Lavender St Houston, TX	2.0–3.0	1.0	780	$1,040	$1.33	20d	2	1.10mi
5117 Lavender St Houston, TX	2.0	1.0	740	$1,065	$1.44	16d	8	1.10mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	44d	1	1.25mi
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	25d	1	1.26mi
6715 Victoria St Unit B Houston, TX	2.0	2.0	790	$1,150	$1.46	44d	1	1.37mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	1.40mi
5408 Market St Unit 5408-1 Houston, TX	2.0	1.0	730	$900	$1.23	6d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $95,000 Active 150 DOM
2. 2026-06-17
   days on market $95,000 Active 149 DOM
3. 2026-06-16
   days on market $95,000 Active 148 DOM
4. 2026-06-15
   days on market $95,000 Active 147 DOM
5. 2026-06-13
   days on market $95,000 Active 145 DOM
6. 2026-06-10
   days on market $95,000 Active 141 DOM
7. 2026-06-08
   days on market $95,000 Active 140 DOM
8. 2026-06-07
   pricedays on market $95,000 Active 139 DOM
9. 2026-06-04
   days on market $99,900 Active 136 DOM
10. 2026-06-01
    days on market $99,900 Active 133 DOM
11. 2026-05-31
    days on market $99,900 Active 132 DOM
12. 2026-04-30
    price $99,900 265-char remark

    Show marketing remark (265 chars)

    BUILDERS and REHAB INVESTORS!! Here is a great opportunity in a downtown area with significant rehab and construction activity. 6800 sqft OVERSIZED lot (50x136). Rehab the current structure or tear down and build new. Don't miss this great investment opportunity.

13. 2026-01-19
    listed $115,000 Active 265-char remark

    Show marketing remark (265 chars)

    BUILDERS and REHAB INVESTORS!! Here is a great opportunity in a downtown area with significant rehab and construction activity. 6800 sqft OVERSIZED lot (50x136). Rehab the current structure or tear down and build new. Don't miss this great investment opportunity.

14. 2025-12-31
    historical
15. 2025-08-28
    status Active
16. 2025-07-03
    status Pending
17. 2025-05-10
    price $107,500
18. 2025-03-29
    listed $129,000 Active
19. 2004-05-27
    soldstatus
20. 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: $1,362 · $114/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$376/yr (+$31/mo · 27.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% 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: $12,348
• − Mortgage interest: −$5,321
• − Property taxes: −$1,362
• − Insurance: −$475
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,764
• Taxable income: $449
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $1,831/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): 21,981
• Household income: $39,211
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1531.0

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▲ 3.89%
• Current HPI: 267.5995
• Rent YoY: ▲ 3.08%
• 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

-22.6% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $99,900 HARMLS
• 2026-01-19 Listed $115,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-08-28 Relisted — HARMLS
• 2025-07-03 Pending — HARMLS
• 2025-05-10 Price Changed $107,500 HARMLS
• 2025-03-29 Listed $129,000 HARMLS
• 2004-05-27 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,362 · -1.1% YoY. Source: county tax records.