1109 Danube St · Houston, TX 77051

$87,000

2 bd · 1.0 ba · 945 sqft · SingleFamily public records · 127 Days on market

Built 1938 9,361 sqft lot $92/sqft · 43% below area Est $152k · 43% under

---

Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

"Blank Canvas" - A property that needs significant work but has a great Location . Incredible opportunity to restore a classical 1953 classical style home to its former glory . Located on a prime , tree lined street in sunnyside, this property is a diamond in the rough . waiting for its next chapter . The floor plans offers endless possibilities for a custom transformation. Whether you are looking for a high-equity restoration project or to build your dream home on a generous 9350sqft lot . Minutes from Medical center , Hermann Park . Property being sold AS-IS . Bring your Visionary and Imagination with you . This one won't last

Key facts

• Generous lot
• Great location
• 9,361 sq ft lot

Tags

• GREAT LOCATION
• PRIME TREE LINED STREET
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 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 fast (+4.8%/yr); 312 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 44% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($601 loan paydown + $9k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.8% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1938 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.57% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.41%
• DSCR: 1.82
• GRM: 5.3

CMA / ARV

• ARV (median comp): $151,819
• List price: $87,000
• Delta: -42.69%
• 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
1109 Danube St	0.00mi	2/1.0	945 (0%)	0mo	$87,000	$92	100
1026 Theresa St	0.15mi	3/2.0 (+1)	960 (+2%)	5mo	$209,900	$219	78
3811 Noah St	0.50mi	2/1.0	903 (-4%)	4mo	$195,000	$216	66
7338 England St	0.34mi	3/1.5 (+1)	1,045 (+11%)	3mo	$76,500	$73	57
8030 Lawler St	0.60mi	3/1.0 (+1)	952 (+1%)	10mo	$139,900	$147	57
4212 Rosemont St	0.48mi	2/1.0	816 (-14%)	3mo	$150,000	$184	52
3825 Seabrook St	0.51mi	2/1.0	1,062 (+12%)	4mo	$109,900	$103	52
8019 Lawler St	0.57mi	2/1.0	1,008 (+7%)	14mo	$98,000	$97	51
3646 Mainer St	0.56mi	3/1.0 (+1)	1,048 (+11%)	3mo	$120,000	$115	48
8525 Dosia St	0.73mi	3/2.0 (+1)	842 (-11%)	0mo	$129,900	$154	38
3544 Mainer St	0.74mi	2/1.0	812 (-14%)	8mo	$110,000	$135	35
4602 Sterling St	0.69mi	3/2.0 (+1)	1,086 (+15%)	14mo	$150,000	$138	22

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

Projected returns pro-forma

10.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 4.03×
• Total profit: $73,752
• Equity at exit: $78,376

10-year hold

• IRR: 34.4%
• Equity multiple: 9.38×
• Total profit: $204,043
• Equity at exit: $169,022

Cash invested: $24,360 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 312
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$456
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $374

Break-even live

Break-even rent $895

Max offer price $87,000

Occupancy floor 68%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Jester St Houston, TX	1.0–2.0	1.0	707	$1,395	$1.97	2d	4	0.12mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	43d	1	0.23mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	24d	1	0.55mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	12d	1	0.57mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	24d	1	0.57mi
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	7d	1	0.62mi
7812 Tierwester St Houston, TX	2.0	1.0	800	$950	$1.19	16d	2	0.63mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	43d	1	0.65mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	12d	1	0.73mi
3603 Alice St Houston, TX	1.0	1.0	848	$1,000	$1.18	4d	1	0.96mi
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	4d	1	0.96mi
3603 Alice St Unit 15 Houston, TX	2.0	1.0	850	$999	$1.18	7d	1	0.97mi
3603 Alice St Unit 3725-B Houston, TX	1.0	1.0	850	$999	$1.18	7d	1	0.97mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	43d	1	1.13mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	16d	1	1.17mi
3360 Alice St Unit 2292 Houston, TX	2.0	2.0	945	$998	$1.06	44d	1	1.21mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$991	$1.05	14d	1	1.21mi
3360 Alice St Unit 2162 Houston, TX	2.0	2.0	968	$1,323	$1.37	7d	1	1.21mi
3360 Alice St Unit 3387 Houston, TX	2.0	2.0	968	$1,315	$1.36	3d	1	1.21mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$966	$1.02	16d	1	1.21mi
3360 Alice St Unit 2047 Houston, TX	2.0	2.0	968	$1,347	$1.39	3d	1	1.21mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$1,772	$1.43	24d	18	1.25mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$1,636	$1.21	1d	47	1.25mi
6420 Conley St Unit 7 Houston, TX	2.0	1.0	652	$975	$1.50	43d	1	1.28mi
7373 Ardmore St Houston, TX	1.0–3.0	1.0–2.0	1095	$1,526	$1.39	4d	24	1.29mi
4207 Phlox St Unit 1 BEDROOM 4 Houston, TX	1.0	1.0	650	$660	$1.02	43d	1	1.29mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	1d	1	1.29mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	18d	1	1.29mi
7379 Ardmore St Unit 1303 Houston, TX	1.0	1.0	899	$1,193	$1.33	24d	1	1.29mi
8383 El Mundo St Houston, TX	1.0	1.0	737	$1,292	$1.75	14d	1	1.32mi
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	704	$2,000	$2.84	2d	12	1.36mi
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	796	$2,000	$2.51	43d	10	1.36mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	43d	1	1.38mi
8383 El Mundo St Unit 8440 Houston, TX	2.0	2.0	1104	$1,558	$1.41	43d	1	1.38mi
8383 El Mundo St Unit 8404 Houston, TX	1.0	1.0	737	$1,297	$1.76	14d	1	1.38mi
8383 El Mundo St Unit 1174 Houston, TX	1.0	1.0	737	$1,188	$1.61	10d	1	1.38mi
8383 El Mundo St Unit 2165 Houston, TX	2.0	2.0	1104	$1,521	$1.38	3d	1	1.38mi
8383 El Mundo St Unit 1148 Houston, TX	1.0	1.0	737	$1,145	$1.55	3d	1	1.38mi
8383 El Mundo St Unit 2174 Houston, TX	2.0	2.0	1104	$1,553	$1.41	10d	1	1.38mi
8383 El Mundo St Apt 321 Houston, TX	1.0	1.0	737	$1,148	$1.56	7d	1	1.38mi

Listing history 18 events

1. 2026-05-16
   status Pending 651-char remark

   Show marketing remark (651 chars)

   "Blank Canvas" - A property that needs significant work but has a great Location . Incredible opportunity to restore a classical 1953 classical style home to its former glory . Located on a prime , tree lined street in sunnyside, this property is a diamond in the rough . waiting for its next chapter . The floor plans offers endless possibilities for a custom transformation. Whether you are looking for a high-equity restoration project or to build your dream home on a generous 9350sqft lot . Minutes from Medical center , Hermann Park . Property being sold AS-IS . Bring your Visionary and Imagination with you . This one won't last

2. 2026-05-10
   status Pending 651-char remark

   Show marketing remark (651 chars)

   "Blank Canvas" - A property that needs significant work but has a great Location . Incredible opportunity to restore a classical 1953 classical style home to its former glory . Located on a prime , tree lined street in sunnyside, this property is a diamond in the rough . waiting for its next chapter . The floor plans offers endless possibilities for a custom transformation. Whether you are looking for a high-equity restoration project or to build your dream home on a generous 9350sqft lot . Minutes from Medical center , Hermann Park . Property being sold AS-IS . Bring your Visionary and Imagination with you . This one won't last

3. 2026-01-13
   listed $87,000 Active 651-char remark

   Show marketing remark (651 chars)

   "Blank Canvas" - A property that needs significant work but has a great Location . Incredible opportunity to restore a classical 1953 classical style home to its former glory . Located on a prime , tree lined street in sunnyside, this property is a diamond in the rough . waiting for its next chapter . The floor plans offers endless possibilities for a custom transformation. Whether you are looking for a high-equity restoration project or to build your dream home on a generous 9350sqft lot . Minutes from Medical center , Hermann Park . Property being sold AS-IS . Bring your Visionary and Imagination with you . This one won't last

4. 2025-08-18
   status Active
5. 2025-08-18
   price $127,500
6. 2025-08-18
   historical
7. 2025-08-15
   status Pending
8. 2025-08-13
   price $142,900
9. 2025-06-22
   price $127,000
10. 2025-05-12
    price $142,900
11. 2025-02-24
    listed $149,000 Active
12. 2023-11-22
    status Active
13. 2023-11-20
    soldstatus Sold
14. 2023-11-15
    status Pending
15. 2023-11-09
    price $100,000
16. 2023-11-06
    listed $50,000 Active
17. 2023-11-06
    historical $50,000
18. 1994-11-08
    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: $2,570 · $214/mo
• Projected year-2 tax: $2,570 · $214/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 20 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: $16,412
• − Mortgage interest: −$4,873
• − Property taxes: −$2,570
• − Insurance: −$435
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,531
• Taxable income: $3,376
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $3,675/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

+74.0% since first listed

18 events — show timeline

• 2026-05-16 Pending — HARMLS
• 2026-05-10 Pending — HARMLS
• 2026-01-13 Listed $87,000 HARMLS
• 2025-08-18 Relisted — HARMLS
• 2025-08-18 Price Changed $127,500 HARMLS
• 2025-08-18 Listing Removed — HARMLS
• 2025-08-15 Pending — HARMLS
• 2025-08-13 Price Changed $142,900 HARMLS
• 2025-06-22 Price Changed $127,000 HARMLS
• 2025-05-12 Price Changed $142,900 HARMLS
• 2025-02-24 Listed $149,000 HARMLS
• 2023-11-22 Relisted — HARMLS
• 2023-11-20 Sold (MLS) — HARMLS
• 2023-11-15 Pending — HARMLS
• 2023-11-09 Price Changed $100,000 HARMLS
• 2023-11-06 Listed $50,000 HARMLS
• 2023-11-06 Coming Soon $50,000 HARMLS
• 1994-11-08 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,570 · +1.6% YoY. Source: county tax records.