1053 Marjorie St · Houston, TX 77088

$90,000

2 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 55 Days on market

Built 1952 9,439 sqft lot Est $158k · 43% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this 2 bedroom house in the Lincoln City subdivision. Corner lot with trees, detached garage. Storage shed.

Key facts

• Storage shed
• Corner lot
• Detached garage

Tags

• CORNER LOT
• DETACHED GARAGE
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

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: Williams Middle (math 9% / reading 15%, grade F, #1,623 of 1,662 statewide, top 98%, 411 students, 98% FRL); Washington B T H S (math 27% / reading 25%, grade F, #1,234 of 1,632 statewide, top 76%, 878 students, 96% 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 19% at this address vs 31% district-wide (-12 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 soft (-1.0%/yr); 468 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 0.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.93% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.59%
• DSCR: 2.41
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $158,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
955 Lucky St	0.27mi	3/2.0 (+1)	1,064 (-1%)	1mo	$110,000	$103	76
894 N Victory Dr	0.35mi	2/2.0	1,130 (+5%)	5mo	$165,000	$146	67
7218 Tippett St	0.68mi	2/1.0	1,040 (-3%)	5mo	$99,995	$96	59
8602 De Priest St	0.57mi	3/2.0 (+1)	1,080 (+0%)	6mo	$115,000	$106	58
958 Conklin St	0.46mi	3/2.0 (+1)	1,020 (-5%)	3mo	$215,000	$211	58
809 Fortune St	0.56mi	3/2.0 (+1)	1,023 (-5%)	9mo	$120,150	$117	49
7921 Virgil St	0.46mi	3/2.0 (+1)	1,197 (+11%)	6mo	$225,000	$188	46
8914 De Priest St	0.73mi	3/2.0 (+1)	1,020 (-5%)	8mo	$150,000	$147	41
1023 Ellington St	0.55mi	3/2.0 (+1)	1,224 (+14%)	10mo	$225,000	$184	34
6827 Tuskegee	0.73mi	3/2.0 (+1)	1,188 (+10%)	8mo	$225,000	$189	33
754 Prosper St	0.73mi	3/1.0 (+1)	1,216 (+13%)	8mo	$99,900	$82	33
938 Ellington St	0.64mi	3/2.0 (+1)	1,224 (+14%)	9mo	$225,000	$184	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 1.73×
• Total profit: $18,467
• Equity at exit: $13,419

10-year hold

• IRR: 24.8%
• Equity multiple: 2.82×
• Total profit: $45,849
• Equity at exit: $7,782

Cash invested: $25,200 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$472
• Tax from tax record: −$200 /mo · $2,400/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $597

Break-even live

Break-even rent $982

Max offer price $90,000

Occupancy floor 61%

Sensitivity live

Price	-10% $648	-5% $622	+0% $597	+5% $572	+10% $546
Rent	-10% $460	-5% $528	+0% $597	+5% $666	+10% $734
Rate	-1.0pp $642	-0.5pp $620	base $597	+0.5pp $574	+1.0pp $550

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Junell St Unit A Houston, TX	3.0	2.0	1040	$1,550	$1.49	25d	1	0.12mi
929 Marjorie St Unit 1060806P Houston, TX	3.0	2.0	1076	$3,091	$2.87	8d	1	0.35mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.43mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.43mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,750	$1.17	0d	1	0.44mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	44d	1	0.46mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.46mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	44d	1	0.46mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.46mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	0.47mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	0.48mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	21d	1	0.48mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	0.48mi
1464 Ferguson Way Houston, TX	2.0	3.0	850	$1,850	$2.18	44d	1	0.60mi
783 Fortune St Unit A Houston, TX	3.0	2.5	1328	$1,795	$1.35	17d	1	0.64mi
1450 Dewalt St Houston, TX	3.0	2.5	1371	$2,500	$1.82	44d	1	0.81mi
7486 N Shepherd Dr Houston, TX	3.0	2.0	1177	$1,290	$1.10	44d	1	0.91mi
1825 W Little York Rd Houston, TX	2.0	1.0	787	$880	$1.12	44d	1	1.01mi
2407 Ferguson Way Houston, TX	3.0	2.5	1195	$1,650	$1.38	44d	1	1.24mi
7903 Moon Beam St Houston, TX	3.0	2.5	1217	$1,700	$1.40	17d	1	1.25mi
2320 Wavell St Unit A Houston, TX	3.0	2.5	1150	$1,900	$1.65	44d	1	1.41mi
2320 Wavell St Unit B Houston, TX	3.0	2.5	1150	$1,683	$1.46	44d	1	1.41mi
8101 Venus St Unit B Houston, TX	3.0	2.0	1375	$1,595	$1.16	25d	1	1.42mi
8101 Venus St Unit A Houston, TX	3.0	2.0	1375	$1,699	$1.24	25d	1	1.42mi
301 W Little York Rd Unit 1322 Houston, TX	1.0	1.0	1003	$965	$0.96	21d	1	1.43mi
301 W Little York Rd Unit 1722 Houston, TX	2.0	2.0	1322	$1,230	$0.93	21d	1	1.43mi

Listing history 8 events

1. 2026-01-28
   status Pending
2. 2026-01-22
   status Active
3. 2025-10-22
   status Pending
4. 2025-09-11
   status Active
5. 2025-06-25
   status Pending
6. 2025-06-17
   listed $90,000 Active
7. 2023-02-28
   soldstatus $25,000
8. 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: $2,400 · $200/mo
• Projected year-2 tax: $2,400 · $200/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,855
• − Mortgage interest: −$5,041
• − Property taxes: −$2,400
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$2,618
• Taxable income: $6,211
• Est. tax owed @ 24.0%: −$1,491
• After-tax cash flow: $5,673/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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

+260.0% since first listed

8 events — show timeline

• 2026-01-28 Pending — HARMLS
• 2026-01-22 Relisted — HARMLS
• 2025-10-22 Pending — HARMLS
• 2025-09-11 Relisted — HARMLS
• 2025-06-25 Pending — HARMLS
• 2025-06-17 Listed $90,000 HARMLS
• 2023-02-28 Sold (Public Records) $25,000 Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,400 · -2.4% YoY. Source: county tax records.