4419 Quitman St · Houston, TX 77026

$229,999

3 bd · 2.0 ba · 2,132 sqft · SingleFamily public records · 337 Days on market

Built 1925 10,550 sqft lot $108/sqft · 33% below area Est $341k · 33% under

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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 +10.0/30.0
• Appreciation +6.9/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEWLY LISTED BRICK RANCH! We just listed this charming brick home situated on a spacious corner lot in Houston, TX! The home includes an attached garage and fenced backyard and will have a new roof. It is in a good location with easy access to East Fwy, 69 and 610! This location sets you near multiple Houston landmarks and nightlife! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Spacious corner lot
• Brick home
• Fenced backyard

Tags

• BRICK HOME
• SPACIOUS CORNER LOT
• FENCED BACKYARD
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (8.1% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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 (+3.1%/yr); 445 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• At $2,114/mo this rent would consume 65% of the median local household income ($39k/yr) (locally 1531% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k 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 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 2.6% of price; built in 1925 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,399 (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 337 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 1925 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 0.92% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 9.1

CMA / ARV

• ARV (median comp): $341,463
• List price: $229,999
• Delta: -32.64%
• 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
4434 Oats St	0.48mi	4/3.5 (+1)	2,166 (+2%)	3mo	$419,900	$194	61
4432 Oats St	0.47mi	4/3.5 (+1)	2,166 (+2%)	4mo	$429,900	$198	61
4436 Oats St	0.47mi	4/3.5 (+1)	2,166 (+2%)	4mo	$439,900	$203	61
3907 Sumpter St	0.46mi	3/3.0	2,000 (-6%)	7mo	$319,000	$160	58
4438 Oats St	0.47mi	4/3.5 (+1)	2,166 (+2%)	9mo	$449,900	$208	57
1708 Capron St Unit A	0.67mi	3/2.5	2,043 (-4%)	5mo	$360,000	$176	56
4501 Rawley St	0.40mi	4/2.5 (+1)	1,924 (-10%)	6mo	$399,990	$208	54
5408 Mulvey St	0.65mi	3/2.5	2,000 (-6%)	5mo	$348,900	$174	53
1702 Bringhurst St Unit B	0.72mi	3/2.5	2,000 (-6%)	5mo	$374,900	$187	50
3605 New Orleans St	0.72mi	3/2.5	1,884 (-12%)	1mo	$374,900	$199	44
2012 Chew St	0.73mi	3/3.5	2,016 (-5%)	9mo	$350,000	$174	43
5711 Sudan St	0.71mi	4/2.5 (+1)	1,945 (-9%)	10mo	$374,990	$193	37

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: 7.8%
• Equity multiple: 1.47×
• Total profit: $30,282
• Equity at exit: $115,174

10-year hold

• IRR: 10.1%
• Equity multiple: 2.67×
• Total profit: $107,504
• Equity at exit: $187,238

Cash invested: $64,400 (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: 445
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$506 /mo · $6,076/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-138

Break-even live

Break-even rent $2,289

Max offer price $205,556

Occupancy floor —

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	22d	1	0.17mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	20d	1	0.48mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	20d	1	0.48mi
4706 Hershe St Houston, TX	3.0	2.5	2283	$3,300	$1.45	43d	1	0.56mi
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	43d	1	0.58mi
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	43d	1	0.63mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,237	$3.00	3d	1	0.76mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	43d	1	0.77mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	43d	1	0.87mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	43d	1	0.90mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	43d	1	1.08mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	7d	1	1.08mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	7d	1	1.10mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	43d	1	1.11mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	43d	1	1.31mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	43d	1	1.32mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	43d	1	1.42mi
1023 Hahlo St Houston, TX	4.0	2.0	1434	$1,775	$1.24	5d	1	1.43mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$3,094	$1.55	5d	1	1.45mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	7d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $229,999 Active 337 DOM
2. 2026-06-17
   days on market $229,999 Active 336 DOM
3. 2026-06-16
   days on market $229,999 Active 335 DOM
4. 2026-06-15
   days on market $229,999 Active 334 DOM
5. 2026-06-13
   days on market $229,999 Active 332 DOM
6. 2026-06-10
   days on market $229,999 Active 328 DOM
7. 2026-06-08
   days on market $229,999 Active 327 DOM
8. 2026-06-07
   days on market $229,999 Active 326 DOM
9. 2026-06-04
   days on market $229,999 Active 323 DOM
10. 2026-06-01
    days on market $229,999 Active 320 DOM
11. 2026-05-31
    days on market $229,999 Active 319 DOM
12. 2025-07-16
    listed $229,999 Active 560-char remark

    Show marketing remark (560 chars)

    NEWLY LISTED BRICK RANCH! We just listed this charming brick home situated on a spacious corner lot in Houston, TX! The home includes an attached garage and fenced backyard and will have a new roof. It is in a good location with easy access to East Fwy, 69 and 610! This location sets you near multiple Houston landmarks and nightlife! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

13. 2025-04-04
    soldstatus Sold 293-char remark

    Show marketing remark (293 chars)

    Truly unique home for the area offering a larger home on a very large corner lot. Great opportunity to live now and build later or redo now but there is little to do. The Full size hot tub stays in the home, Gameroom with Bar, Split floor plan, Huge yard, Glass block windows and so much more.

14. 2025-03-20
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Truly unique home for the area offering a larger home on a very large corner lot. Great opportunity to live now and build later or redo now but there is little to do. The Full size hot tub stays in the home, Gameroom with Bar, Split floor plan, Huge yard, Glass block windows and so much more.

15. 2025-03-05
    price $139,900 293-char remark

    Show marketing remark (293 chars)

    Truly unique home for the area offering a larger home on a very large corner lot. Great opportunity to live now and build later or redo now but there is little to do. The Full size hot tub stays in the home, Gameroom with Bar, Split floor plan, Huge yard, Glass block windows and so much more.

16. 2025-01-28
    price $149,900 293-char remark

    Show marketing remark (293 chars)

    Truly unique home for the area offering a larger home on a very large corner lot. Great opportunity to live now and build later or redo now but there is little to do. The Full size hot tub stays in the home, Gameroom with Bar, Split floor plan, Huge yard, Glass block windows and so much more.

17. 2024-12-17
    price $159,900 293-char remark

    Show marketing remark (293 chars)

    Truly unique home for the area offering a larger home on a very large corner lot. Great opportunity to live now and build later or redo now but there is little to do. The Full size hot tub stays in the home, Gameroom with Bar, Split floor plan, Huge yard, Glass block windows and so much more.

18. 2024-11-20
    price $169,900 293-char remark

    Show marketing remark (293 chars)

    Truly unique home for the area offering a larger home on a very large corner lot. Great opportunity to live now and build later or redo now but there is little to do. The Full size hot tub stays in the home, Gameroom with Bar, Split floor plan, Huge yard, Glass block windows and so much more.

19. 2024-10-15
    listed $179,900 Active 293-char remark

    Show marketing remark (293 chars)

    Truly unique home for the area offering a larger home on a very large corner lot. Great opportunity to live now and build later or redo now but there is little to do. The Full size hot tub stays in the home, Gameroom with Bar, Split floor plan, Huge yard, Glass block windows and so much more.

20. 2004-10-18
    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: $6,076 · $506/mo
• Projected year-2 tax: $6,076 · $506/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 6/10 Major FEMA zone X (shaded) · 72% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,366
• − Mortgage interest: −$12,884
• − Property taxes: −$6,076
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$6,691
• Taxable loss: −$5,493
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $-342/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

+27.8% since first listed

9 events — show timeline

• 2025-07-16 Listed $229,999 HARMLS
• 2025-04-04 Sold (MLS) — HARMLS
• 2025-03-20 Pending — HARMLS
• 2025-03-05 Price Changed $139,900 HARMLS
• 2025-01-28 Price Changed $149,900 HARMLS
• 2024-12-17 Price Changed $159,900 HARMLS
• 2024-11-20 Price Changed $169,900 HARMLS
• 2024-10-15 Listed $179,900 HARMLS
• 2004-10-18 Sold (Public Records) — Public Records

Property tax history

+13.7%/yr

Latest (2025): $6,076 · +8.3% YoY. Source: county tax records.