2527 Sumpter St · Houston, TX 77026

$489,900

3 bd · 3.0 ba · 1,768 sqft · MultiFamily public records · 7 Days on market

Built 1935 3,500 sqft lot Est $368k · 33% over

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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).

• Cash flow +7.3/30.0
• Appreciation +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.5/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

3 Unit Apartment building consisting of One 2 Bedroom Unit, One 1 Bedroom Unit and One Efficiency apartment. Grab ahold of your piece of this Houston Real Estate investment and take advantage of the opportunity to Fix and Flip or Buy and Hold.

Key facts

• Short term rentals
• Historic charm
• Modernized systems

Tags

• INCOME PRODUCING TRIPLEX
• FULLY FURNISHED
• RENOVATION DOWN TO THE STUDS
• HISTORIC CHARM
• MODERNIZED SYSTEMS
• SHORT TERM RENTALS

Property features AI

Finance

• Other: Owner is the listing agent

Exterior

• Utilities: Electricity available; Water available; Cable available
• Home design: Residential income property built in 1935; Total building area about 1,768
• Construction: Built in 1935
• Exterior features: 3500 square foot lot; Composition roof

Interior

• Bedrooms: One unit with 1 bedroom; One unit with 2 bedrooms (two identical units)
• Bathrooms: 5 full bathrooms in the building
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Three dwelling units in the building (total of 3 units)

What this means for you Summary

Snapshot

• This is a 2×2bd/2.0ba + 1×1bd/1.0ba units multifamily listed at $490k.

Deal economics

• At list price, monthly cash flow is $-650 ($-8k/yr) — negative. Per door: $-217/mo.
• To cash-flow at today's rent, offer at most $375k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (33.6% below list).
• Recommended offer: $325k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: Sherman El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 528 students, 99% FRL); Fleming Middle (math 10% / reading 15%, grade F, #1,616 of 1,662 statewide, top 97%, 384 students, 97% FRL); Northside H S (math 15% / reading 26%, grade F, #1,389 of 1,632 statewide, top 86%, 1,168 students, 94% 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 18% at this address vs 31% district-wide (-13 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 rising (+3.1%/yr); 448 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).

Forward outlook

• In year one you build about $22k of equity ($3k loan paydown + $19k appreciation (3.9% 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $325,300 (33.6% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.66% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.68%
• DSCR: 0.75
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $367,744
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3114 Market St	0.62mi	2/1.0 (-1)	1,872 (+6%)	9mo	$390,000	$208	40

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: 5.0%
• Equity multiple: 1.30×
• Total profit: $41,382
• Equity at exit: $245,322

10-year hold

• IRR: 7.8%
• Equity multiple: 2.30×
• Total profit: $177,671
• Equity at exit: $398,818

Cash invested: $137,172 (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: 448
• Price-to-rent: 36.9×

Monthly cashflow live

• Estimated rent: $3,253 high
• Mortgage (P&I): −$2,569
• Tax from tax record: −$446 /mo · $5,357/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $-650

Break-even live

Break-even rent $4,075

Max offer price $375,123

Occupancy floor —

Sensitivity live

Price	-10% $-372	-5% $-511	+0% $-650	+5% $-788	+10% $-927
Rent	-10% $-907	-5% $-778	+0% $-650	+5% $-521	+10% $-393
Rate	-1.0pp $-403	-0.5pp $-525	base $-650	+0.5pp $-777	+1.0pp $-906

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,214
1× unit	1	1	$1,040
Total (3 units)			$3,253

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	45d	1	0.53mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	9d	1	0.61mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	45d	1	0.62mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	45d	1	0.63mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	0d	15	0.82mi
2706 Cochran St Houston, TX	3.0	3.5	1791	$2,700	$1.51	21d	1	0.83mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$2,922	$1.47	1d	1	0.85mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	45d	1	0.91mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	45d	1	0.99mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	45d	1	1.02mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	45d	1	1.06mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	9d	1	1.08mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,354	$2.37	1d	41	1.09mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	45d	1	1.12mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	9d	1	1.12mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	0d	67	1.16mi
2403 Everett St Unit A Houston, TX	3.0	3.5	2093	$2,800	$1.34	45d	1	1.17mi
410 James St Unit 1031793P Houston, TX	3.0	2.0	1593	$5,668	$3.56	1d	1	1.18mi
410 James St Houston, TX	3.0	2.0	1602	$6,750	$4.21	45d	1	1.18mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	45d	1	1.26mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	24d	1	1.27mi
914 Bunton St Houston, TX	3.0	2.0	1389	$1,950	$1.40	45d	1	1.28mi
4706 Hershe St Houston, TX	3.0	2.5	2283	$3,300	$1.45	45d	1	1.30mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	22d	1	1.31mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	22d	1	1.31mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	45d	1	1.31mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	22d	1	1.31mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	1d	1	1.33mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	14d	1	1.33mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	13d	1	1.33mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,005	$1.63	1d	1	1.33mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,593	$1.59	7d	1	1.40mi
207 Carl St Houston, TX	2.0	2.0	1230	$2,250	$1.83	45d	1	1.41mi
2315 Navigation Blvd Houston, TX	1.0–2.0	1.0–2.5	943	$3,500	$3.71	0d	62	1.43mi
15 N Chenevert St Houston, TX	2.0	1.0–2.0	1351	$4,000	$2.96	0d	16	1.45mi
915 Franklin St Unit 312202 Houston, TX	2.0	2.0	1398	$1,987	$1.42	45d	1	1.49mi
915 Franklin St Unit ID51118 Houston, TX	2.0	2.0	1342	$2,000	$1.49	45d	1	1.49mi

Listing history 6 events

1. 2026-06-21
   days on market $489,900 Active 7 DOM
2. 2026-06-18
   days on market $489,900 Active 4 DOM
3. 2026-06-17
   days on market $489,900 Active 3 DOM
4. 2026-06-16
   days on market $489,900 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $489,900 Active 1 DOM

ⓘ 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: $5,357 · $446/mo
• Projected year-2 tax: $8,965 · $747/mo
• Expected delta: +$3,609/yr (+$301/mo · 67.4%)

ⓘ 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) · 73% 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: $39,036
• − Mortgage interest: −$27,442
• − Property taxes: −$5,357
• − Insurance: −$2,450
• − Repairs & maintenance: −$3,123
• − Management: −$3,123
• − Depreciation: −$14,252
• Taxable loss: −$16,710
• Est. tax savings @ 24.0%: +$4,010
• After-tax cash flow: $-3,786/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

+291.9% since first listed

13 events — show timeline

• 2026-06-14 Listed $489,900 HARMLS
• 2023-04-06 Sold (Public Records) — Public Records
• 2022-12-31 Listing Removed — HARMLS
• 2022-07-05 Price Changed $430,000 HARMLS
• 2022-06-15 Listed $465,000 HARMLS
• 2022-02-01 Sold (Public Records) — Public Records
• 2018-10-29 Sold (Public Records) — Public Records
• 2018-10-26 Sold (MLS) — HARMLS
• 2018-10-15 Pending — HARMLS
• 2018-09-18 Price Changed $119,000 HARMLS
• 2018-07-28 Listed $125,000 HARMLS
• 2017-06-16 Sold (Public Records) — Public Records
• 2000-03-27 Sold (Public Records) — Public Records

Property tax history

+10.4%/yr

Latest (2025): $5,357 · +21.9% YoY. Source: county tax records.