1222 Genova St · Houston, TX 77009

$175,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 38 Days on market

Built 1930 4,499 sqft lot $194/sqft · 23% below area Est $228k · 23% under ↓ 19% since listing

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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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1222 Genova St. presents a rare opportunity to create value in the rapidly evolving Northside neighborhood. Ideal for investors, builders, or buyers with vision, this property offers flexibility for a variety of paths—whether as a long-term rental, renovation project, resale opportunity, or a clean slate for new construction. Situated on a well-located lot with easy access to major highways, Downtown Houston, The Heights, local dining, and entertainment, the location supports strong rental demand and long-term appreciation. The existing 1940s bungalow provides a solid foundation for renovation, showcasing the charm and craftsmanship that are increasingly hard to find in modern constru

Key facts

• Inviting front porch
• Spacious lot
• Original details

Tags

• WELL-LOCATED LOT
• EASY ACCESS TO MAJOR HIGHWAYS
• INVITING FRONT PORCH
• ORIGINAL DETAILS
• SPACIOUS LOT
• MATURE TREES

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms listed on the first floor)
• Construction: Built in 1930; Wood siding; Pillar/post/pier foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Bedrooms: Three bedrooms on the first floor (approx. 9x11, 9x11, 11x11); One additional bedroom/living room-sized space on the first floor (approx. 11x13)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Living room; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $61 ($728/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.1% 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: Martinez C El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 280 students, 99% FRL); Marshall Middle (math 14% / reading 22%, grade F, #1,491 of 1,662 statewide, top 91%, 607 students, 97% FRL); Northside H S (math 15% / reading 26%, grade F, #1,389 of 1,632 statewide, top 86%, 1,168 students, 94% FRL) — zoned schools average 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 595 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($170k) 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1930 — 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. 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: 1.03% ✓
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 8.1

CMA / ARV

• ARV (median comp): $228,346
• List price: $175,000
• Delta: -23.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3107 Elysian St	0.40mi	3/1.0	836 (-7%)	12mo	$187,000	$224	59
1505 Ryon St	0.16mi	2/1.0 (-1)	780 (-13%)	16mo	$160,000	$205	52
2312 Fletcher St	0.71mi	2/1.0 (-1)	996 (+11%)	12mo	$150,000	$151	34

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 · 0.84% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.42×
• Total profit: $-28,218
• Equity at exit: $26,093

10-year hold

• IRR: -13.4%
• Equity multiple: 0.30×
• Total profit: $-34,218
• Equity at exit: $15,131

Cash invested: $49,000 (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 77009

• Rents YoY: 0.8%
• Active inventory: 595
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$918
• Tax from tax record: −$379 /mo · $4,547/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $61

Break-even live

Break-even rent $1,734

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $160	-5% $110	+0% $61	+5% $11	+10% $-38
Rent	-10% $-82	-5% $-11	+0% $61	+5% $132	+10% $204
Rate	-1.0pp $149	-0.5pp $105	base $61	+0.5pp $15	+1.0pp $-31

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2209 Gano St Unit 4 Houston, TX	2.0	1.0	700	$1,250	$1.79	44d	1	0.21mi
2209 Gano St Unit 3 Houston, TX	2.0	1.0	700	$1,200	$1.71	44d	1	0.21mi
2310 N Main St Houston, TX	2.0	2.0	997	$1,687	$1.69	44d	1	0.59mi
2623 Keene St Houston, TX	2.0	1.0–2.0	965	$3,280	$3.40	17d	44	0.68mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	44d	1	0.75mi
1710 Shelby St Houston, TX	2.0	1.0	688	$1,250	$1.82	44d	1	0.78mi
1550 Burnett St Houston, TX	1.0–2.0	1.0–2.0	877	$2,108	$2.40	0d	37	0.78mi
1725 N Main St Houston, TX	2.0	2.0	988	$2,263	$2.29	44d	1	0.78mi
1514 Everett St Houston, TX	2.0	1.0	970	$1,840	$1.90	20d	1	0.81mi
306 North St Houston, TX	2.0	1.0	950	$1,150	$1.21	44d	1	0.81mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,354	$2.37	0d	41	0.83mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	2d	19	0.84mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	0d	14	0.87mi
200 Hogan St Houston, TX	2.0	2.0	1058	$1,904	$1.80	12d	1	0.94mi
3019 Florida St Houston, TX	2.0	1.0	576	$950	$1.65	44d	1	1.00mi
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	25d	1	1.04mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	44d	1	1.22mi
1499 Crockett St Houston, TX	2.0	2.0	1062	$2,424	$2.28	25d	1	1.30mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,682	$1.74	3d	1	1.32mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	6d	1	1.32mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	11d	1	1.32mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	5d	1	1.32mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	44d	1	1.32mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	8d	1	1.32mi
1860 White Oak Dr Houston, TX	1.0–2.0	1.0	812	$1,800	$2.22	2d	2	1.32mi
1993 Silver St Houston, TX	2.0	2.0	1100	$2,620	$2.38	25d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $175,000 Active 38 DOM
2. 2026-06-17
   days on market $175,000 Active 37 DOM
3. 2026-06-16
   days on market $175,000 Active 36 DOM
4. 2026-06-15
   days on market $175,000 Active 35 DOM
5. 2026-06-13
   days on market $175,000 Active 33 DOM
6. 2026-06-10
   days on market $175,000 Active 29 DOM
7. 2026-06-08
   days on market $175,000 Active 28 DOM
8. 2026-06-07
   days on market $175,000 Active 27 DOM
9. 2026-06-04
   days on market $175,000 Active 24 DOM
10. 2026-06-01
    days on market $175,000 Active 21 DOM
11. 2026-05-31
    days on market $175,000 Active 20 DOM
12. 2026-05-11
    historical
13. 2026-05-11
    listed $175,000 Active 1010-char remark
14. 2026-04-01
    listed $195,000 Active
15. 2026-04-01
    historical
16. 2026-01-16
    listed $215,000 Active
17. 2015-02-10
    soldstatus
18. 1995-10-11
    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: $4,547 · $379/mo
• Projected year-2 tax: $4,547 · $379/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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,725
• − Mortgage interest: −$9,803
• − Property taxes: −$4,547
• − Insurance: −$875
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$5,091
• Taxable loss: −$2,066
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $1,224/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): 35,769
• Household income: $83,148
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 994.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 22% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 20% · Canada
• Languages at home: 55% English-only · Spanish 40% Other Indo-European 2% Other Asian/Pacific 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: ▼ -533.57%
• Current HPI: 219.5037
• Rent YoY: ▲ 0.84%
• 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

-18.6% since first listed

7 events — show timeline

• 2026-05-11 Listed $175,000 HARMLS
• 2026-05-11 Listing Removed — HARMLS
• 2026-04-01 Listing Removed — HARMLS
• 2026-04-01 Listed $195,000 HARMLS
• 2026-01-16 Listed $215,000 HARMLS
• 2015-02-10 Sold (Public Records) — Public Records
• 1995-10-11 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,547 · +0.7% YoY. Source: county tax records.