4125 De George St · Houston, TX 77009

$549,900

3 bd · 3.5 ba · 2,403 sqft · Land · 157 Days on market

Built 2026 2,191 sqft lot $229/sqft · 8% below area Est $599k · 8% under $112/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +11.2/15.0
• Cash flow +6.2/30.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautiful new construction. This 3-bedroom, 3.5-bathroom plus a bonus room. This home offers a modern traditional living experience. From the attractive exterior to the open-concept layout with high ceilings and abundant natural light, every detail has been carefully crafted. The gourmet kitchen boasts with stainless steel appliances, custom cabinetry, and a stylish center island, while the primary bedroom suite provides a private retreat with a sophisticated en-suite bathroom with its own standing tub, double sinks, shower, and a large walk-in closet. With two additional spacious bedrooms, each with its own well-appointed bathroom, a convenient half bathroom on the entertainment level. This home with vinyl plank flooring throughout (no carpet) combines functionality and contemporary design seamlessly.

Key facts

• Custom cabinetry
• New construction
• Gourmet kitchen

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath land listed at $550k.

Deal economics

• At list price, monthly cash flow is $-999 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $373k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (42.0% below list).
• Recommended offer: $319k (42.0% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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 flat; 595 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); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,188/mo this rent would consume 46% of the median local household income ($83k/yr) (locally 994% 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 (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 157 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $318,817 (42.0% 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 157 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.58% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.78%
• DSCR: 0.65
• GRM: 14.4

CMA / ARV

• ARV (median comp): $598,589
• List price: $549,900
• Delta: -8.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.84% rent growth · sell at horizon

5-year hold

• IRR: -32.1%
• Equity multiple: -0.04×
• Total profit: $-159,624
• Equity at exit: $81,992

10-year hold

• IRR: -50.1%
• Equity multiple: -0.61×
• Total profit: $-248,067
• Equity at exit: $47,545

Cash invested: $153,972 (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: 14.4×

Monthly cashflow live

• Estimated rent: $3,188 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$292 /mo · $3,510/yr
• Insurance: −$229
• HOA: −$112
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-999

Break-even live

Break-even rent $4,452

Max offer price $373,475

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Walton St Houston, TX	3.0	2.0	2112	$2,500	$1.18	15d	1	0.22mi
4605 Fisk St Houston, TX	3.0	2.0	1628	$3,000	$1.84	43d	1	0.72mi
1116 Woodland St Houston, TX	3.0	2.0	2400	$4,000	$1.67	43d	1	0.76mi
1614 Northwood St Houston, TX	3.0	3.5	2300	$2,850	$1.24	44d	1	0.77mi
4615 Indie Heights Ln Houston, TX	2.0	2.0	1685	$2,900	$1.72	43d	1	0.79mi
604 E 17th St Houston, TX	3.0	2.0	1724	$3,500	$2.03	43d	1	0.82mi
770 Strawberry Pines Ct Houston, TX	2.0–3.0	2.5	1422	$2,735	$1.92	1d	12	0.83mi
1141 Louise St Houston, TX	4.0	4.0	2228	$4,000	$1.80	43d	1	0.84mi
705 Link Rd Houston, TX	3.0	3.5	1850	$2,600	$1.41	7d	1	0.90mi
1203 E 28th St Houston, TX	3.0	3.5	2696	$3,500	$1.30	43d	1	1.24mi
1204 E 29th St Unit 1018984P Houston, TX	3.0	2.5	2142	$10,290	$4.80	43d	1	1.26mi
1204 E 29th St Houston, TX	3.0	2.5	2151	$8,750	$4.07	43d	1	1.26mi
2114 Sabine St Unit 1257735P Houston, TX	3.0	3.5	2594	$6,588	$2.54	43d	1	1.32mi
2114 Sabine St Houston, TX	3.0	4.0	2020	$3,200	$1.58	43d	1	1.32mi
2403 Everett St Unit A Houston, TX	3.0	3.5	2093	$2,800	$1.34	43d	1	1.32mi
1039 Hillstar St Houston, TX	3.0	2.5	1780	$2,750	$1.54	12d	1	1.34mi
1420 E 31st St Houston, TX	3.0	2.5	1790	$2,600	$1.45	24d	1	1.38mi
1420 E 31st St Houston, TX	3.0	2.5	1980	$2,600	$1.31	43d	1	1.38mi
2018 Crockett St Unit 1029793P Houston, TX	3.0	3.5	2507	$6,482	$2.59	5d	1	1.45mi
2018 Crockett St Unit 2018 Houston, TX	3.0	3.5	2514	$8,000	$3.18	43d	1	1.45mi

HOA detail

• Monthly dues: $112 · $1,344/yr

Listing history 12 events

1. 2026-06-18
   days on market $549,900 Active 157 DOM
2. 2026-06-17
   days on market $549,900 Active 156 DOM
3. 2026-06-16
   days on market $549,900 Active 155 DOM
4. 2026-06-15
   days on market $549,900 Active 154 DOM
5. 2026-06-13
   days on market $549,900 Active 152 DOM
6. 2026-06-10
   days on market $549,900 Active 148 DOM
7. 2026-06-08
   pricedays on market $549,900 Active 147 DOM
8. 2026-06-07
   days on market $559,900 Active 146 DOM
9. 2026-06-04
   days on market $559,900 Active 143 DOM
10. 2026-06-01
    days on market $559,900 Active 140 DOM
11. 2026-05-31
    days on market $559,900 Active 139 DOM
12. 2026-01-12
    listed $559,900 Active 835-char remark

    Show marketing remark (835 chars)

    Welcome home to this beautiful new construction. This 3-bedroom, 3.5-bathroom plus a bonus room. This home offers a modern traditional living experience. From the attractive exterior to the open-concept layout with high ceilings and abundant natural light, every detail has been carefully crafted. The gourmet kitchen boasts with stainless steel appliances, custom cabinetry, and a stylish center island, while the primary bedroom suite provides a private retreat with a sophisticated en-suite bathroom with its own standing tub, double sinks, shower, and a large walk-in closet. With two additional spacious bedrooms, each with its own well-appointed bathroom, a convenient half bathroom on the entertainment level. This home with vinyl plank flooring throughout (no carpet) combines functionality and contemporary design seamlessly.

ⓘ 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: $3,510 · $292/mo
• Projected year-2 tax: $10,063 · $839/mo
• Expected delta: +$6,553/yr (+$546/mo · 186.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $38,258
• − Mortgage interest: −$30,803
• − Property taxes: −$3,510
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,061
• − Management: −$3,061
• − HOA: −$1,344
• − Depreciation: −$15,997
• Taxable loss: −$22,267
• Est. tax savings @ 24.0%: +$5,344
• After-tax cash flow: $-6,640/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

1 event — show timeline

• 2026-01-12 Listed $559,900 HARMLS

Property tax history

-6.1%/yr

Latest (2025): $3,510 · +21.9% YoY. Source: county tax records.