6606 Foster St · Houston, TX 77021

$100,000

2 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 8 Days on market

Built 1945 5,148 sqft lot Est $190k · 47% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in the rapidly developing Foster Place area. Situated on a 5,150 SF lot, this 1945-built home presents a unique opportunity for experienced investors, builders, and redevelopment buyers. Property is being sold strictly as-is. and requires substantial repairs and renovations. Enter at your own risk and exercise caution while touring the property.

Key facts

• Substantial repairs
• 1945-built home
• 150 sf lot

Tags

• 150 SF LOT
• 1945-BUILT HOME
• SUBSTANTIAL REPAIRS
• RENOVATIONS

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1945; Slab foundation
• Construction: Composition roof; Construction materials: Unknown
• Exterior features: Subdivision lot

Interior

• Bedrooms: Two bedrooms on the first floor (approx. 12 x 12 and 11 x 12)
• Bathrooms: One full bathroom
• Interior features: Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.1% 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: Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 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 (+2.2%/yr); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 37% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $100,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $190,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6719 Goforth St	0.15mi	3/1.0 (+1)	1,075 (-10%)	3mo	$130,000	$121	70
6427 Paris St	0.31mi	3/2.0 (+1)	1,089 (-8%)	0mo	$205,000	$188	62
6320 Paris St	0.34mi	3/2.0 (+1)	1,089 (-8%)	0mo	$230,000	$211	60
7129 Foster St	0.56mi	2/1.0	1,107 (-7%)	5mo	$120,000	$108	58
5014 Yellowstone Blvd	0.65mi	3/2.0 (+1)	1,190 (0%)	6mo	$189,900	$160	56
7121 England St	0.55mi	3/1.0 (+1)	1,296 (+9%)	1mo	$139,900	$108	54
6103 Sherwood Dr	0.52mi	3/1.0 (+1)	1,056 (-11%)	1mo	$115,000	$109	51
6221 Conley St	0.34mi	3/1.0 (+1)	1,344 (+13%)	8mo	$140,000	$104	51
5035 Andrea St	0.70mi	3/2.0 (+1)	1,156 (-3%)	5mo	$195,000	$169	49
4523 Keystone St	0.49mi	3/2.0 (+1)	1,073 (-10%)	4mo	$195,000	$182	48
4521 Kingsbury St	0.53mi	3/2.0 (+1)	1,100 (-8%)	7mo	$214,900	$195	48
4613 Kingsbury St	0.60mi	2/1.0	1,036 (-13%)	6mo	$105,000	$101	46

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.30×
• Total profit: $8,424
• Equity at exit: $14,910

10-year hold

• IRR: 16.3%
• Equity multiple: 2.28×
• Total profit: $35,919
• Equity at exit: $8,646

Cash invested: $28,000 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$524
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $405

Break-even live

Break-even rent $910

Max offer price $100,000

Occupancy floor 67%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4515 Dewberry St Houston, TX	1.0	1.0	1400	$664	$0.47	20d	1	0.39mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	17d	1	0.47mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	43d	1	0.47mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	43d	1	0.51mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	3d	1	0.64mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	24d	1	0.67mi
6030 Schroeder Rd Houston, TX	1.0	1.0	740	$850	$1.15	43d	1	0.72mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	43d	1	0.79mi
5924 Schroeder Rd Houston, TX	1.0	1.0	800	$795	$0.99	24d	1	0.79mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	21d	1	0.79mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	43d	1	0.79mi
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	4d	1	0.83mi
3603 Alice St Houston, TX	1.0	1.0	848	$1,000	$1.18	3d	1	0.83mi
3603 Alice St Unit 3725-B Houston, TX	1.0	1.0	850	$999	$1.18	7d	1	0.84mi
3603 Alice St Unit 15 Houston, TX	2.0	1.0	850	$999	$1.18	7d	1	0.84mi
3560 Dixie Dr Apt 422 Houston, TX	2.0	2.0	1322	$1,410	$1.07	7d	1	0.98mi
3560 Dixie Dr Unit 1047 Houston, TX	1.0	1.0	1003	$1,088	$1.08	10d	1	0.98mi
3560 Dixie Dr Unit 3597 Houston, TX	2.0	2.0	1322	$1,434	$1.08	10d	1	0.98mi
3560 Dixie Dr Unit 3611 Houston, TX	1.0	1.0	1003	$1,037	$1.03	12d	1	0.98mi
3560 Dixie Dr Unit 3581 Houston, TX	1.0	1.0	1003	$1,087	$1.08	10d	1	0.98mi
3560 Dixie Dr Unit 2162 Houston, TX	2.0	2.0	1322	$1,410	$1.07	5d	1	0.98mi
3560 Dixie Dr Unit 1187 Houston, TX	1.0	1.0	1003	$1,045	$1.04	2d	1	0.98mi
3560 Dixie Dr Unit 1162 Houston, TX	1.0	1.0	1003	$1,048	$1.04	5d	1	0.98mi
3560 Dixie Dr Unit 3581 Houston, TX	1.0	1.0	1003	$1,083	$1.08	13d	1	0.98mi
3560 Dixie Dr Unit 3617 Houston, TX	2.0	2.0	1322	$1,435	$1.09	43d	1	0.98mi
3560 Dixie Dr Unit 324 Houston, TX	1.0	1.0	1003	$1,048	$1.04	7d	1	0.98mi
3560 Dixie Dr Unit 2165 Houston, TX	2.0	2.0	1322	$1,402	$1.06	2d	1	0.98mi
3644 Griggs Rd Unit 1047940P Houston, TX	3.0	2.5	1399	$2,161	$1.54	1d	1	0.98mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	43d	1	1.05mi
5154 Griggs Rd Unit CAVE Houston, TX	2.0	2.0	1322	$1,420	$1.07	2d	1	1.09mi
4722 Old Spanish Trl Unit B301 Houston, TX	2.0	2.0	1027	$1,695	$1.65	44d	1	1.14mi
3426 Tampa St Unit 4272026 Houston, TX	2.0	1.5	1046	$1,500	$1.43	43d	1	1.15mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	43d	1	1.15mi
1600 Jester St Houston, TX	1.0–2.0	1.0	707	$1,395	$1.97	2d	4	1.17mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	43d	1	1.26mi
3716 Southmore Blvd Houston, TX	2.0	1.0	850	$1,000	$1.18	43d	1	1.29mi
3360 Alice St Unit 3387 Houston, TX	2.0	2.0	968	$1,315	$1.36	2d	1	1.32mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$966	$1.02	15d	1	1.32mi
3360 Alice St Unit 2292 Houston, TX	2.0	2.0	945	$998	$1.06	44d	1	1.32mi
3360 Alice St Unit 2162 Houston, TX	2.0	2.0	968	$1,323	$1.37	7d	1	1.32mi

Listing history 6 events

1. 2026-06-18
   days on market $100,000 Active 8 DOM
2. 2026-06-17
   days on market $100,000 Active 7 DOM
3. 2026-06-16
   days on market $100,000 Active 6 DOM
4. 2026-06-15
   days on market $100,000 Active 5 DOM
5. 2026-06-13
   remarks 364-char remark
6. 2026-06-13
   listed $100,000 Active 3 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: $1,834 · $153/mo
• Projected year-2 tax: $1,834 · $153/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,066
• − Mortgage interest: −$5,602
• − Property taxes: −$1,834
• − Insurance: −$500
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$2,909
• Taxable income: $3,490
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $4,017/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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 events — show timeline

• 2026-06-10 Listed $100,000 HARMLS
• 2025-08-08 Sold (Public Records) — Public Records
• 2025-08-04 Sold (Public Records) — Public Records
• 2025-08-04 Sold (Public Records) — Public Records
• 2025-08-04 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,834 · +11.7% YoY. Source: county tax records.