7121 England St · Houston, TX 77021

$139,900

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 40 Days on market

Built 1948 7,108 sqft lot $108/sqft · 27% below area Est $191k · 27% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold as lot value only.

Key facts

• 7,108 sq ft lot
• Built 1948
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 rising (+2.2%/yr); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,200/mo this rent would consume 58% of the median local household income ($46k/yr) (locally 2532% 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 $967 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 1948 — 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.21%
• DSCR: 1.90
• GRM: 5.3

CMA / ARV

• ARV (median comp): $191,339
• List price: $139,900
• Delta: -26.88%
• 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
7121 England St	0.00mi	3/1.0	1,296 (0%)	1mo	$139,900	$108	99
4104 Idaho St	0.24mi	3/2.0	1,300 (+0%)	10mo	$190,000	$146	76
6832 Goforth St	0.31mi	3/1.0	1,392 (+7%)	5mo	$98,000	$70	69
7247 Saint Augustine St	0.19mi	3/2.0	1,440 (+11%)	9mo	$150,000	$104	61
7129 Foster St	0.15mi	2/1.0 (-1)	1,107 (-15%)	5mo	$120,000	$108	60
3723 Amos St	0.50mi	4/2.0 (+1)	1,304 (+1%)	10mo	$199,999	$153	58
3802 Rebecca St	0.66mi	3/2.0	1,348 (+4%)	4mo	$189,000	$140	55
3846 Lydia St	0.51mi	3/2.0	1,164 (-10%)	7mo	$165,000	$142	50
6625 Goforth St	0.50mi	3/1.0	1,489 (+15%)	4mo	$142,000	$95	48
4715 Ward St	0.59mi	3/2.5	1,454 (+12%)	7mo	$230,000	$158	40
3838 Daphne St	0.64mi	4/2.0 (+1)	1,461 (+13%)	2mo	$269,000	$184	38
4910 Ward St	0.74mi	3/2.0	1,437 (+11%)	10mo	$172,500	$120	35

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.45×
• Total profit: $17,622
• Equity at exit: $20,860

10-year hold

• IRR: 19.8%
• Equity multiple: 2.60×
• Total profit: $62,503
• Equity at exit: $12,096

Cash invested: $39,172 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$734
• Tax from tax record: −$287 /mo · $3,438/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $660

Break-even live

Break-even rent $1,365

Max offer price $139,900

Occupancy floor 65%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	43d	1	0.13mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	20d	1	0.24mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	20d	1	0.24mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	43d	1	0.43mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	17d	1	0.50mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	24d	1	0.56mi
3655 Seabrook St Unit 6 Houston, TX	2.0	1.0	1600	$1,000	$0.62	43d	1	0.60mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	43d	1	0.66mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.83mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	43d	1	0.84mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	43d	1	0.84mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	43d	1	0.86mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	43d	1	0.90mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	0.92mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	12d	1	0.92mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	12d	1	0.92mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	43d	1	0.92mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	43d	1	1.00mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	1.03mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	43d	1	1.07mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	43d	1	1.09mi
3360 Alice St Unit 2162 Houston, TX	2.0	2.0	968	$1,323	$1.37	7d	1	1.10mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$991	$1.05	14d	1	1.10mi
3360 Alice St Unit 3174 Houston, TX	3.0	2.0	1154	$1,129	$0.98	3d	1	1.10mi
3360 Alice St Unit 2292 Houston, TX	2.0	2.0	945	$998	$1.06	44d	1	1.10mi
3360 Alice St Unit 510 Houston, TX	3.0	2.0	1154	$1,172	$1.02	12d	1	1.10mi
3360 Alice St Unit 3387 Houston, TX	2.0	2.0	968	$1,315	$1.36	3d	1	1.10mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$966	$1.02	16d	1	1.10mi
3360 Alice St Unit 3047 Houston, TX	3.0	2.0	1154	$1,172	$1.02	11d	1	1.11mi
3360 Alice St Unit 2047 Houston, TX	2.0	2.0	968	$1,347	$1.39	3d	1	1.11mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,355	$3.92	2d	1	1.16mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	3d	1	1.17mi
6737 Peerless St Unit A Houston, TX	3.0	3.5	1732	$2,649	$1.53	16d	1	1.18mi
6735 Peerless St Unit CUNIT A Houston, TX	3.0	3.5	1732	$2,649	$1.53	16d	1	1.18mi
3311 Daphne St Unit 1255369P Houston, TX	3.0	3.5	1797	$6,544	$3.64	2d	1	1.18mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	4d	1	1.18mi
3311 Daphne St Unit 3311 Houston, TX	3.0	3.5	1800	$7,500	$4.17	43d	1	1.18mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	12d	1	1.19mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	16d	1	1.21mi
3560 Dixie Dr Apt 422 Houston, TX	2.0	2.0	1322	$1,410	$1.07	7d	1	1.22mi

Listing history 10 events

1. 2026-05-13
   status Pending 23-char remark

   Show marketing remark (23 chars)

   Sold as lot value only.

2. 2026-05-06
   status Pending 23-char remark

   Show marketing remark (23 chars)

   Sold as lot value only.

3. 2026-04-02
   listed $139,900 Active 23-char remark

   Show marketing remark (23 chars)

   Sold as lot value only.

4. 2017-01-19
   soldstatus
5. 2017-01-18
   soldstatus Sold 86-char remark

   Show marketing remark (86 chars)

   Nice 3 bedroom 1 bathroom home. Secured with a nice yard. Home is very good condition.

6. 2016-12-08
   soldstatus
7. 2016-09-28
   status Pending 86-char remark

   Show marketing remark (86 chars)

   Nice 3 bedroom 1 bathroom home. Secured with a nice yard. Home is very good condition.

8. 2016-09-14
   listed $50,000 Active 86-char remark

   Show marketing remark (86 chars)

   Nice 3 bedroom 1 bathroom home. Secured with a nice yard. Home is very good condition.

9. 2015-07-08
   soldstatus
10. 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: $3,438 · $287/mo
• Projected year-2 tax: $3,438 · $287/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 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 · 24 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: $26,401
• − Mortgage interest: −$7,837
• − Property taxes: −$3,438
• − Insurance: −$700
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$4,070
• Taxable income: $6,133
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $6,444/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 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: ▼ -71.22%
• Current HPI: 230.2869
• 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

+179.8% since first listed

10 events — show timeline

• 2026-05-13 Pending — HARMLS
• 2026-05-06 Pending — HARMLS
• 2026-04-02 Listed $139,900 HARMLS
• 2017-01-19 Sold (Public Records) — Public Records
• 2017-01-18 Sold (MLS) — HARMLS
• 2016-12-08 Sold (Public Records) — Public Records
• 2016-09-28 Pending — HARMLS
• 2016-09-14 Listed $50,000 HARMLS
• 2015-07-08 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,438 · +1.6% YoY. Source: county tax records.