6818 Avenue F Unit B · Houston, TX 77011

$399,000

3 bd · 2.5 ba · 2,470 sqft · Land · 23 Days on market

2,482 sqft lot $162/sqft · 6% above area Est $377k · 6% over ↓ 2% since listing

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +4.8/15.0
• Cash flow +4.3/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Stunning new construction home offering 3 bedrooms, 2.5 baths, and a thoughtfully designed two-story layout in Houston. Open-concept living, dining, and kitchen area perfect for entertaining, along with a spacious upstairs flex room. Primary suite includes a walk-in closet and private bath. Energy-efficient features include double-pane windows and insulation upgrades; home is solar-ready. 2-car attached garage and private driveway.

Key facts

• New construction
• Walk-in closet
• Private bath

Tags

• NEW CONSTRUCTION
• TWO-STORY LAYOUT
• OPEN-CONCEPT LIVING
• SPACIOUS UPSTAIRS FLEX ROOM
• WALK-IN CLOSET
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $399k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (47.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (56.6% below list).
• Recommended offer: $173k (56.6% below list) — sets the bar for 1% rule.

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 soft (-2.9%/yr); 161 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 41% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $173,238 (56.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.43% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.39%
• DSCR: 0.49
• GRM: 19.2

CMA / ARV

• ARV (median comp): $376,646
• List price: $399,000
• Delta: 8.86%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $144,496
• Equity at exit: $359,451

10-year hold

• IRR: 14.9%
• Equity multiple: 5.20×
• Total profit: $469,205
• Equity at exit: $775,169

Cash invested: $111,720 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$171 /mo · $2,048/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-1,061

Break-even live

Break-even rent $3,075

Max offer price $211,621

Occupancy floor —

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$3,466	$2.81	3d	2	0.47mi
7334 Texas St Houston, TX	3.0	2.0	1782	$2,200	$1.23	44d	1	0.75mi
5504 Texas St Unit 1514810P Houston, TX	3.0	2.5	1808	$7,026	$3.89	3d	1	1.03mi
5502 Texas St Unit 1514806P Houston, TX	3.0	2.5	1808	$7,216	$3.99	8d	1	1.04mi
207 Edgewood St Houston, TX	3.0	4.0	2577	$3,250	$1.26	44d	1	1.13mi
4952 Polk St Unit 1531107P Houston, TX	2.0	2.0	1980	$2,327	$1.18	8d	1	1.41mi

Listing history 18 events

1. 2026-06-18
   days on market $399,000 Active 23 DOM
2. 2026-06-17
   days on market $399,000 Active 22 DOM
3. 2026-06-16
   days on market $399,000 Active 21 DOM
4. 2026-06-15
   days on market $399,000 Active 20 DOM
5. 2026-06-13
   days on market $399,000 Active 18 DOM
6. 2026-06-09
   days on market $399,000 Active 14 DOM
7. 2026-06-08
   days on market $399,000 Active 13 DOM
8. 2026-06-07
   days on market $399,000 Active 12 DOM
9. 2026-06-04
   days on market $399,000 Active 9 DOM
10. 2026-06-03
    days on market $399,000 Active 8 DOM
11. 2026-06-02
    days on market $399,000 Active 7 DOM
12. 2026-06-01
    days on market $399,000 Active 6 DOM
13. 2026-05-31
    days on market $399,000 Active 5 DOM
14. 2026-04-30
    price $410,000 435-char remark

    Show marketing remark (435 chars)

    Stunning new construction home offering 3 bedrooms, 2.5 baths, and a thoughtfully designed two-story layout in Houston. Open-concept living, dining, and kitchen area perfect for entertaining, along with a spacious upstairs flex room. Primary suite includes a walk-in closet and private bath. Energy-efficient features include double-pane windows and insulation upgrades; home is solar-ready. 2-car attached garage and private driveway.

15. 2026-04-17
    listed $420,000 Active 435-char remark

    Show marketing remark (435 chars)

    Stunning new construction home offering 3 bedrooms, 2.5 baths, and a thoughtfully designed two-story layout in Houston. Open-concept living, dining, and kitchen area perfect for entertaining, along with a spacious upstairs flex room. Primary suite includes a walk-in closet and private bath. Energy-efficient features include double-pane windows and insulation upgrades; home is solar-ready. 2-car attached garage and private driveway.

16. 2025-04-01
    soldstatus
17. 2023-09-22
    soldstatus
18. 1988-01-06
    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: $2,048 · $171/mo
• Projected year-2 tax: $7,302 · $608/mo
• Expected delta: +$5,254/yr (+$438/mo · 256.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $20,789
• − Mortgage interest: −$22,350
• − Property taxes: −$2,048
• − Insurance: −$1,995
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$11,607
• Taxable loss: −$20,538
• Est. tax savings @ 24.0%: +$4,929
• After-tax cash flow: $-7,799/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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

-2.4% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $410,000 HARMLS
• 2026-04-17 Listed $420,000 HARMLS
• 2025-04-01 Sold (Public Records) — Public Records
• 2023-09-22 Sold (Public Records) — Public Records
• 1988-01-06 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $2,048 · +7.4% YoY. Source: county tax records.