7919 Twin Hills Dr · Houston, TX 77071

$239,990

4 bd · 2.5 ba · 3,019 sqft · SingleFamily public records · 122 Days on market

Built 1962 9,456 sqft lot $79/sqft · 32% below area Est $352k · 32% under $46/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• 1% rule +5.9/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

It's a rehab property! Prime location near the Texas Medical Center, Galleria, and Downtown. Great investment opportunity needing renovation. Motivated seller priced reduced $25K for quick sale. Great investment opportunity needing renovation, featuring 5 bedrooms, 3 baths, and 2 stories with a swimming pool, priced significantly below market value. owner-occupants seeking flexible terms and quick action. Seller loss your gain. Make all offers!

Key facts

• Short commute
• Prime location
• 9,456 sq ft lot

Tags

• PRIME LOCATION
• SHORT COMMUTE
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-52 ($-619/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (3.8% below list).
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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 soft (-1.5%/yr); 133 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,622/mo this rent would consume 58% of the median local household income ($54k/yr) (locally 1242% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: 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 $211,191 (12.0% 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. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.09% ✓
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 7.6

CMA / ARV

• ARV (median comp): $351,765
• List price: $239,990
• Delta: -31.78%
• 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
8003 Twin Hills Dr	0.06mi	4/2.5	2,902 (-4%)	1mo	$349,000	$120	90
7810 Twin Hls	0.15mi	4/2.0	2,915 (-3%)	9mo	$284,000	$97	78
7723 Braesdale Ln	0.28mi	4/2.0	2,949 (-2%)	9mo	$409,000	$139	74
10711 Villa Lea Ln	0.17mi	4/2.5	3,300 (+9%)	9mo	$419,000	$127	69
10019 Braes Forest Dr	0.23mi	5/3.0 (+1)	2,792 (-8%)	3mo	$429,900	$154	68
7807 Del Rey Ln	0.28mi	4/3.0	2,731 (-10%)	3mo	$375,000	$137	67
8018 Candle Ln	0.55mi	4/3.0	3,229 (+7%)	1mo	$399,900	$124	60
11122 Braes Forest Dr	0.70mi	4/2.5	2,839 (-6%)	1mo	$325,000	$114	57
7902 Duffield Ln	0.69mi	4/2.5	3,278 (+9%)	1mo	$475,000	$145	53
8307 S Braeswood Blvd	0.45mi	5/2.5 (+1)	2,690 (-11%)	8mo	$395,000	$147	50
7603 Portal Dr	0.67mi	4/2.5	2,779 (-8%)	8mo	$300,000	$108	50
9323 Braes Bayou Dr	0.71mi	4/4.0	3,349 (+11%)	2mo	$529,900	$158	41

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

Projected returns pro-forma

-0.73% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.62×
• Total profit: $-25,747
• Equity at exit: $61,086

10-year hold

• IRR: -5.6%
• Equity multiple: 0.52×
• Total profit: $-32,376
• Equity at exit: $66,874

Cash invested: $67,197 (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 77071

• Home prices YoY: -0.3%
• Rents YoY: -1.5%
• Active inventory: 133
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,622 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$718 /mo · $8,616/yr
• Insurance: −$100
• HOA: −$46
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-52

Break-even live

Break-even rent $2,687

Max offer price $230,879

Occupancy floor 97%

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: $59,998
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8115 Braesview Ln Houston, TX	4.0	2.0	2272	$2,500	$1.10	43d	1	0.31mi
11280 Braes Forest Dr #301 Houston, TX	3.0	3.5	2908	$1,000	$0.34	43d	1	0.75mi
7706 Coachwood Dr Houston, TX	5.0	5.0	3731	$3,500	$0.94	43d	1	1.04mi
6222 Rutherglenn Dr Houston, TX	4.0	2.0	2202	$2,400	$1.09	43d	1	1.09mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-10
   statusdays on market $239,990 Pending 122 DOM
2. 2026-06-08
   days on market $239,990 Active 121 DOM
3. 2026-06-07
   days on market $239,990 Active 120 DOM
4. 2026-06-04
   days on market $239,990 Active 117 DOM
5. 2026-06-01
   days on market $239,990 Active 114 DOM
6. 2026-05-31
   days on market $239,990 Active 113 DOM
7. 2026-04-27
   status Active 448-char remark

   Show marketing remark (448 chars)

   It's a rehab property! Prime location near the Texas Medical Center, Galleria, and Downtown. Great investment opportunity needing renovation. Motivated seller priced reduced $25K for quick sale. Great investment opportunity needing renovation, featuring 5 bedrooms, 3 baths, and 2 stories with a swimming pool, priced significantly below market value. owner-occupants seeking flexible terms and quick action. Seller loss your gain. Make all offers!

8. 2026-04-23
   status Pending 448-char remark

   Show marketing remark (448 chars)

   It's a rehab property! Prime location near the Texas Medical Center, Galleria, and Downtown. Great investment opportunity needing renovation. Motivated seller priced reduced $25K for quick sale. Great investment opportunity needing renovation, featuring 5 bedrooms, 3 baths, and 2 stories with a swimming pool, priced significantly below market value. owner-occupants seeking flexible terms and quick action. Seller loss your gain. Make all offers!

9. 2026-04-11
   price $239,990 448-char remark

   Show marketing remark (448 chars)

   It's a rehab property! Prime location near the Texas Medical Center, Galleria, and Downtown. Great investment opportunity needing renovation. Motivated seller priced reduced $25K for quick sale. Great investment opportunity needing renovation, featuring 5 bedrooms, 3 baths, and 2 stories with a swimming pool, priced significantly below market value. owner-occupants seeking flexible terms and quick action. Seller loss your gain. Make all offers!

10. 2026-03-31
    price $249,990 448-char remark

    Show marketing remark (448 chars)

    It's a rehab property! Prime location near the Texas Medical Center, Galleria, and Downtown. Great investment opportunity needing renovation. Motivated seller priced reduced $25K for quick sale. Great investment opportunity needing renovation, featuring 5 bedrooms, 3 baths, and 2 stories with a swimming pool, priced significantly below market value. owner-occupants seeking flexible terms and quick action. Seller loss your gain. Make all offers!

11. 2026-03-31
    price $24,990 448-char remark

    Show marketing remark (448 chars)

    It's a rehab property! Prime location near the Texas Medical Center, Galleria, and Downtown. Great investment opportunity needing renovation. Motivated seller priced reduced $25K for quick sale. Great investment opportunity needing renovation, featuring 5 bedrooms, 3 baths, and 2 stories with a swimming pool, priced significantly below market value. owner-occupants seeking flexible terms and quick action. Seller loss your gain. Make all offers!

12. 2026-03-12
    price $260,000 448-char remark

    Show marketing remark (448 chars)

    It's a rehab property! Prime location near the Texas Medical Center, Galleria, and Downtown. Great investment opportunity needing renovation. Motivated seller priced reduced $25K for quick sale. Great investment opportunity needing renovation, featuring 5 bedrooms, 3 baths, and 2 stories with a swimming pool, priced significantly below market value. owner-occupants seeking flexible terms and quick action. Seller loss your gain. Make all offers!

13. 2026-02-07
    status Active 448-char remark

    Show marketing remark (448 chars)

    It's a rehab property! Prime location near the Texas Medical Center, Galleria, and Downtown. Great investment opportunity needing renovation. Motivated seller priced reduced $25K for quick sale. Great investment opportunity needing renovation, featuring 5 bedrooms, 3 baths, and 2 stories with a swimming pool, priced significantly below market value. owner-occupants seeking flexible terms and quick action. Seller loss your gain. Make all offers!

14. 2026-02-07
    price $275,000 448-char remark

    Show marketing remark (448 chars)

    It's a rehab property! Prime location near the Texas Medical Center, Galleria, and Downtown. Great investment opportunity needing renovation. Motivated seller priced reduced $25K for quick sale. Great investment opportunity needing renovation, featuring 5 bedrooms, 3 baths, and 2 stories with a swimming pool, priced significantly below market value. owner-occupants seeking flexible terms and quick action. Seller loss your gain. Make all offers!

15. 2025-12-27
    status Pending 448-char remark

    Show marketing remark (448 chars)

    It's a rehab property! Prime location near the Texas Medical Center, Galleria, and Downtown. Great investment opportunity needing renovation. Motivated seller priced reduced $25K for quick sale. Great investment opportunity needing renovation, featuring 5 bedrooms, 3 baths, and 2 stories with a swimming pool, priced significantly below market value. owner-occupants seeking flexible terms and quick action. Seller loss your gain. Make all offers!

16. 2025-12-27
    listed $197,777 Active 448-char remark

    Show marketing remark (448 chars)

    It's a rehab property! Prime location near the Texas Medical Center, Galleria, and Downtown. Great investment opportunity needing renovation. Motivated seller priced reduced $25K for quick sale. Great investment opportunity needing renovation, featuring 5 bedrooms, 3 baths, and 2 stories with a swimming pool, priced significantly below market value. owner-occupants seeking flexible terms and quick action. Seller loss your gain. Make all offers!

17. 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: $8,616 · $718/mo
• Projected year-2 tax: $8,616 · $718/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $31,458
• − Mortgage interest: −$13,443
• − Property taxes: −$8,616
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,517
• − Management: −$2,517
• − HOA: −$552
• − Depreciation: −$6,982
• Taxable loss: −$4,368
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $429/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): 27,056
• Household income: $54,139
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1242.0

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 0.69)
• Race & ethnicity: Black 46% Hispanic / Latino 26% White 17% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 25% Vietnamese 3% Chinese 2%

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: ▼ -0.73%
• Current HPI: 250.0788
• Rent YoY: ▼ -1.51%
• 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

+21.3% since first listed

11 events — show timeline

• 2026-04-27 Relisted — HARMLS
• 2026-04-23 Pending — HARMLS
• 2026-04-11 Price Changed $239,990 HARMLS
• 2026-03-31 Price Changed $249,990 HARMLS
• 2026-03-31 Price Changed $24,990 HARMLS
• 2026-03-12 Price Changed $260,000 HARMLS
• 2026-02-07 Relisted — HARMLS
• 2026-02-07 Price Changed $275,000 HARMLS
• 2025-12-27 Pending — HARMLS
• 2025-12-27 Listed $197,777 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $8,616 · -3.9% YoY. Source: county tax records.