611 7th St · Humble, TX 77338

$140,000

2 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 88 Days on market

Built 1950 5,218 sqft lot $129/sqft · 21% below area Est $177k · 21% 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 +14.0/30.0
• Appreciation +4.6/10.0
• 1% rule +4.3/10.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Price is for lot value only

Key facts

• 5,218 sq ft lot
• Built 1950
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $18 ($218/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (6.5% below list).
• Recommended offer: $131k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.8% in Humble — 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 62/100 on livability (#961 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D-, crime F.
• Humble ISD (urban): math 38% / reading 44% proficiency, ranked #262 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.2%/yr); 311 active listings in the ZIP; 38 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).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $968 of loan paydown is wiped out by about $1k 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 88 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 1950 — 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 $130,834 (6.5% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (median comp): $176,718
• List price: $140,000
• Delta: -20.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 7th St	0.06mi	2/1.0	1,032 (-5%)	11mo	$159,900	$155	80
607 3rd St	0.16mi	2/1.0	1,186 (+9%)	6mo	$185,000	$156	72
606 Granberry St	0.51mi	2/2.0	1,158 (+7%)	6mo	$174,990	$151	55
711 Staitti St	0.54mi	3/1.0 (+1)	1,160 (+7%)	9mo	$89,999	$78	50
114 S Houston Ave	0.56mi	2/1.0	1,008 (-7%)	19mo	$200,000	$198	46
136 S Houston Ave	0.62mi	2/1.0	1,212 (+12%)	13mo	$99,999	$83	41

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

Projected returns pro-forma

-0.77% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.77×
• Total profit: $-8,990
• Equity at exit: $35,314

10-year hold

• IRR: 0.6%
• Equity multiple: 1.06×
• Total profit: $2,381
• Equity at exit: $38,392

Cash invested: $39,200 (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 77338

• Home prices YoY: -0.3%
• Rents YoY: 2.2%
• Active inventory: 311
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$734
• Tax from tax record: −$223 /mo · $2,675/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $18

Break-even live

Break-even rent $1,285

Max offer price $140,000

Occupancy floor 94%

Sensitivity live

Price	-10% $97	-5% $58	+0% $18	+5% $-21	+10% $-61
Rent	-10% $-85	-5% $-34	+0% $18	+5% $70	+10% $122
Rate	-1.0pp $89	-0.5pp $54	base $18	+0.5pp $-18	+1.0pp $-55

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 Farm to Market 1960 Bypass Rd E Humble, TX	2.0	2.0	1100	$1,163	$1.06	13d	1	0.20mi
603 Granberry St Humble, TX	3.0	3.0	1200	$1,850	$1.54	44d	1	0.48mi
430 S Bender Ave Humble, TX	1.0	1.0	720	$1,054	$1.46	44d	1	0.84mi
9856 J M Hester St Humble, TX	2.0	1.0	868	$825	$0.95	44d	1	0.86mi
515 S Bender Ave Unit 424 Humble, TX	2.0	2.0	810	$1,189	$1.47	5d	1	0.86mi
515 S Bender Ave Unit 572 Humble, TX	2.0	2.0	810	$1,181	$1.46	3d	1	0.86mi
517 Windswept Dr Humble, TX	3.0	1.0	1250	$1,600	$1.28	4d	1	0.87mi
515 S Bender Ave Unit 2047 Humble, TX	2.0	2.0	810	$1,224	$1.51	12d	1	0.88mi
9814 Farm to Market 1960 Bypass Rd W Humble, TX	2.0	2.0	840	$1,032	$1.23	2d	1	0.94mi
9814 Farm to Market 1960 Bypass Rd W Humble, TX	2.0	2.0	840	$1,075	$1.28	12d	1	0.94mi
9814 Farm to Market 1960 Bypass Rd W Humble, TX	2.0	2.0	840	$1,190	$1.42	13d	1	0.94mi
9820 Farm to Market 1960 Bypass Rd W Humble, TX	2.0	2.0	1012	$1,218	$1.20	44d	1	0.95mi
521 S Bender Ave Humble, TX	2.0	2.0	890	$1,214	$1.36	44d	1	0.96mi
711 S Houston Ave Apt C Humble, TX	3.0	2.0	1077	$1,125	$1.04	13d	1	0.98mi
1200 Carolyn Ct Humble, TX	2.0	1.0	575	$1,059	$1.84	6d	4	1.00mi
1200 Carolyn Ct Humble, TX	2.0	1.0	575	$1,059	$1.84	23d	3	1.00mi
1200 Carolyn Ct Humble, TX	1.0–2.0	1.0	775	$1,059	$1.37	16d	2	1.00mi
19700 Whitaker Dr Humble, TX	1.0–2.0	1.0	751	$1,629	$2.17	6d	1	1.03mi
631 Wilson Rd Humble, TX	1.0	1.0	725	$940	$1.30	44d	1	1.08mi
1859 Country Village Blvd Unit A Humble, TX	2.0	1.5	1250	$1,400	$1.12	44d	1	1.12mi
9500 Humble Westfield Rd Humble, TX	1.0	1.0	1017	$1,149	$1.13	44d	1	1.27mi
9494 Humble Westfield Rd Humble, TX	1.0–2.0	1.0–2.0	1171	$2,060	$1.76	8d	10	1.30mi
9494 Humble Westfield Rd Humble, TX	2.0	2.0	1325	$1,495	$1.13	44d	1	1.30mi
9494 Humble Westfield Rd Humble, TX	1.0	1.0	1017	$1,200	$1.18	25d	1	1.30mi
9494 Humble Westfield Rd Apt 324 Humble, TX	1.0	1.0	1017	$1,010	$0.99	8d	1	1.30mi
9494 Humble Westfield Rd Unit 1112 Humble, TX	1.0	1.0	1017	$1,045	$1.03	0d	1	1.30mi
9494 Humble Westfield Rd Unit 9551 Humble, TX	2.0	2.0	1325	$1,234	$0.93	11d	1	1.30mi
9494 Humble Westfield Rd Unit 425 Humble, TX	2.0	2.0	1325	$1,031	$0.78	16d	1	1.30mi
9494 Humble Westfield Rd Unit 9515 Humble, TX	1.0	1.0	1017	$1,049	$1.03	11d	1	1.30mi
9494 Humble Westfield Rd Unit 9551 Humble, TX	2.0	2.0	1325	$1,150	$0.87	44d	1	1.30mi
9494 Humble Westfield Rd Unit 9545 Humble, TX	1.0	1.0	1017	$1,015	$1.00	44d	1	1.30mi
9494 Humble Westfield Rd Unit 9515 Humble, TX	1.0	1.0	1017	$838	$0.82	16d	1	1.30mi
9494 Humble Westfield Rd Unit 2148 Humble, TX	2.0	2.0	1325	$1,240	$0.94	0d	1	1.30mi
9494 Humble Westfield Rd Unit 422 Humble, TX	2.0	2.0	1325	$1,210	$0.91	8d	1	1.30mi
9494 Humble Westfield Rd Unit 2162 Humble, TX	2.0	2.0	1325	$1,210	$0.91	6d	1	1.30mi
9494 Humble Westfield Rd Unit 1162 Humble, TX	1.0	1.0	1017	$1,010	$0.99	6d	1	1.30mi
9344 Farm to Market 1960 Business Humble, TX	1.0	1.0	1017	$1,200	$1.18	25d	1	1.37mi
19710 Townsen Blvd Humble, TX	2.0	2.0	1174	$1,697	$1.45	25d	1	1.41mi

Listing history 22 events

1. 2026-06-21
   days on market $140,000 Active 88 DOM
2. 2026-06-18
   days on market $140,000 Active 85 DOM
3. 2026-06-17
   days on market $140,000 Active 84 DOM
4. 2026-06-16
   days on market $140,000 Active 83 DOM
5. 2026-06-15
   days on market $140,000 Active 82 DOM
6. 2026-06-13
   days on market $140,000 Active 80 DOM
7. 2026-06-13
   days on market $140,000 Active 79 DOM
8. 2026-06-09
   days on market $140,000 Active 76 DOM
9. 2026-06-08
   days on market $140,000 Active 75 DOM
10. 2026-06-07
    days on market $140,000 Active 74 DOM
11. 2026-06-04
    days on market $140,000 Active 71 DOM
12. 2026-06-03
    days on market $140,000 Active 70 DOM
13. 2026-06-02
    days on market $140,000 Active 69 DOM
14. 2026-06-01
    days on market $140,000 Active 68 DOM
15. 2026-05-31
    days on market $140,000 Active 67 DOM
16. 2026-03-25
    listed $140,000 Active 27-char remark

    Show marketing remark (27 chars)

    Price is for lot value only

17. 2024-01-10
    historical
18. 2023-09-02
    listed $150,000 Active
19. 2023-08-17
    historical
20. 2017-10-23
    historical
21. 2017-07-24
    price $98,500
22. 2017-06-02
    listed $115,000 Active

ⓘ 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: $2,675 · $223/mo
• Projected year-2 tax: $2,675 · $223/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,700
• − Mortgage interest: −$7,842
• − Property taxes: −$2,675
• − Insurance: −$700
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$4,073
• Taxable loss: −$2,102
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $723/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: Humble ISD
• NCES district ID: 4823910
• Math proficiency: 38% ▼ -11.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $83,946
• Composite: 38.55/100
• National rank: #4171
• State rank: #262 of 826 in TX

Livability — Humble

• Score: 62/100
• State rank: #961
• US rank: #17060

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Humble, TX
• County: Harris County · 4,702,590 people
• City population: 109,766
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 48,031
• Household income: $64,755
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2620.0

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: Hispanic / Latino 41% Black 34% Two or more races 18% White 16% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Armenian 1% Serbian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 35% Arabic 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: ▼ -0.77%
• Current HPI: 245.7087
• 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

+21.7% since first listed

7 events — show timeline

• 2026-03-25 Listed $140,000 HARMLS
• 2024-01-10 Listing Removed — HARMLS
• 2023-09-02 Listed $150,000 HARMLS
• 2023-08-17 Coming Soon — HARMLS
• 2017-10-23 Listing Removed — HARMLS
• 2017-07-24 Price Changed $98,500 HARMLS
• 2017-06-02 Listed $115,000 HARMLS

Property tax history

+4.0%/yr

Latest (2025): $2,675 · +20.9% YoY. Source: county tax records.