7815 Jester St · Houston, TX 77051

$189,999

4 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 109 Days on market

Built 1950 7,601 sqft lot $131/sqft · 18% below area Est $231k · 18% 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 +25.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +7.3/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully remodeled and move-in ready, this open-concept home offers comfort and strong investment potential. Spacious living, dining, and kitchen areas flow seamlessly, creating flexible space ideal for entertaining or shared living. The kitchen features white shaker style cabinets, granite countertops, dramatic black appliances, and wide open sightlines. Luxury vinyl plank flooring runs throughout with no carpet for easy maintenance and durability. The primary suite includes ample closet space and an updated bath with granite and a walk in shower. Large fenced backyard. Prime location near Medical Center, TSU, University of Houston, Midtown, and the Galleria...excellent opportunity for investors, first time buyers, or PadSplit potential. Make an appointment to view this home today!

Key facts

• Open concept living
• Big fenced backyard
• Granite counter tops

Tags

• REMODELED HOME
• OPEN CONCEPT LIVING
• WHITE SHAKER STYLE CABINETS
• GRANITE COUNTER TOPS
• LUXURY VINYL PLANK FLOORING
• BIG FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 fast (+4.8%/yr); 312 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,332/mo this rent would consume 75% of the median local household income ($37k/yr) (locally 1446% 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 $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.8% rent growth), your $53k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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: moderate flood risk; 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 $172,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.23% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $230,923
• List price: $189,999
• Delta: -17.72%
• 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
8002 Colonial Ln	0.26mi	3/2.0 (-1)	1,447 (-0%)	9mo	$235,000	$162	75
8017 Comal St	0.34mi	4/2.0	1,536 (+6%)	9mo	$170,000	$111	67
3802 Rebecca St	0.36mi	3/2.0 (-1)	1,348 (-7%)	4mo	$189,000	$140	63
7247 Saint Augustine St	0.51mi	3/2.0 (-1)	1,440 (-1%)	9mo	$150,000	$104	62
4526 Edfield St	0.48mi	3/2.0 (-1)	1,556 (+7%)	5mo	$149,900	$96	56
3536 Rebecca St	0.66mi	3/2.5 (-1)	1,332 (-8%)	4mo	$240,000	$180	45
8230 Woodward St	0.63mi	3/2.0 (-1)	1,347 (-7%)	10mo	$155,000	$115	45
8436 Lawler St	0.71mi	3/2.0 (-1)	1,334 (-8%)	9mo	$177,900	$133	41
7121 England St	0.69mi	3/1.0 (-1)	1,296 (-11%)	1mo	$139,900	$108	40
4215 Sterling St	0.58mi	4/2.5	1,645 (+13%)	10mo	$228,000	$139	40
7121 Conley St	0.70mi	3/2.0 (-1)	1,336 (-8%)	11mo	$213,999	$160	40
3732 Amos St	0.75mi	3/2.5 (-1)	1,590 (+10%)	12mo	$264,999	$167	32

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

Projected returns pro-forma

10.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 3.54×
• Total profit: $135,259
• Equity at exit: $171,166

10-year hold

• IRR: 28.5%
• Equity multiple: 8.26×
• Total profit: $386,128
• Equity at exit: $369,126

Cash invested: $53,200 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 312
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$996
• Tax from tax record: −$336 /mo · $4,028/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $431

Break-even live

Break-even rent $1,786

Max offer price $189,999

Occupancy floor 77%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	43d	1	0.35mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	43d	1	0.46mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,355	$3.92	2d	1	0.46mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	3d	1	0.47mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	43d	1	0.47mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	20d	1	0.48mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	20d	1	0.48mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	43d	1	0.52mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	20d	1	0.56mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	0.58mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	12d	1	0.58mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	24d	1	0.59mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	43d	1	0.59mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	43d	1	0.60mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	16d	1	0.61mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	12d	1	0.70mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	0.72mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	43d	1	0.80mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	24d	1	0.84mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	0.90mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	43d	1	1.05mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	43d	1	1.05mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	17d	1	1.11mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	43d	1	1.15mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	43d	1	1.20mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$2,041	$1.64	24d	18	1.21mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$2,262	$1.67	1d	47	1.21mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	43d	1	1.22mi
3360 Alice St Unit 3047 Houston, TX	3.0	2.0	1154	$1,172	$1.02	11d	1	1.23mi
3360 Alice St Unit 3174 Houston, TX	3.0	2.0	1154	$1,129	$0.98	3d	1	1.23mi
3360 Alice St Unit 510 Houston, TX	3.0	2.0	1154	$1,172	$1.02	12d	1	1.23mi
7373 Ardmore St Houston, TX	1.0–3.0	1.0–2.0	1095	$1,887	$1.72	4d	24	1.29mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	22d	1	1.29mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	43d	1	1.29mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	24d	1	1.31mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	5d	1	1.34mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	43d	1	1.42mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	1.48mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	43d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $189,999 Active 109 DOM
2. 2026-06-17
   days on market $189,999 Active 108 DOM
3. 2026-06-16
   days on market $189,999 Active 107 DOM
4. 2026-06-15
   days on market $189,999 Active 106 DOM
5. 2026-06-13
   days on market $189,999 Active 104 DOM
6. 2026-06-10
   days on market $189,999 Active 100 DOM
7. 2026-06-08
   days on market $189,999 Active 99 DOM
8. 2026-06-07
   pricedays on market $189,999 Active 98 DOM
9. 2026-06-04
   days on market $199,900 Active 95 DOM
10. 2026-06-01
    days on market $199,900 Active 92 DOM
11. 2026-05-31
    days on market $199,900 Active 91 DOM
12. 2026-05-01
    status Active 797-char remark

    Show marketing remark (797 chars)

    Beautifully remodeled and move-in ready, this open-concept home offers comfort and strong investment potential. Spacious living, dining, and kitchen areas flow seamlessly, creating flexible space ideal for entertaining or shared living. The kitchen features white shaker style cabinets, granite countertops, dramatic black appliances, and wide open sightlines. Luxury vinyl plank flooring runs throughout with no carpet for easy maintenance and durability. The primary suite includes ample closet space and an updated bath with granite and a walk in shower. Large fenced backyard. Prime location near Medical Center, TSU, University of Houston, Midtown, and the Galleria...excellent opportunity for investors, first time buyers, or PadSplit potential. Make an appointment to view this home today!

13. 2026-04-28
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Beautifully remodeled and move-in ready, this open-concept home offers comfort and strong investment potential. Spacious living, dining, and kitchen areas flow seamlessly, creating flexible space ideal for entertaining or shared living. The kitchen features white shaker style cabinets, granite countertops, dramatic black appliances, and wide open sightlines. Luxury vinyl plank flooring runs throughout with no carpet for easy maintenance and durability. The primary suite includes ample closet space and an updated bath with granite and a walk in shower. Large fenced backyard. Prime location near Medical Center, TSU, University of Houston, Midtown, and the Galleria...excellent opportunity for investors, first time buyers, or PadSplit potential. Make an appointment to view this home today!

14. 2026-02-25
    listed $199,900 Active 797-char remark

    Show marketing remark (797 chars)

    Beautifully remodeled and move-in ready, this open-concept home offers comfort and strong investment potential. Spacious living, dining, and kitchen areas flow seamlessly, creating flexible space ideal for entertaining or shared living. The kitchen features white shaker style cabinets, granite countertops, dramatic black appliances, and wide open sightlines. Luxury vinyl plank flooring runs throughout with no carpet for easy maintenance and durability. The primary suite includes ample closet space and an updated bath with granite and a walk in shower. Large fenced backyard. Prime location near Medical Center, TSU, University of Houston, Midtown, and the Galleria...excellent opportunity for investors, first time buyers, or PadSplit potential. Make an appointment to view this home today!

15. 2026-02-23
    historical
16. 2026-01-06
    price $205,000
17. 2025-10-17
    price $215,000
18. 2025-08-26
    listed $220,000 Active
19. 2022-07-31
    historical
20. 2022-07-14
    price $230,000
21. 2022-07-01
    price $235,000
22. 2022-06-23
    listed $240,000 Active
23. 2020-02-11
    soldstatus
24. 2020-01-03
    soldstatus
25. 2019-12-27
    soldstatus Sold
26. 2019-11-14
    listed $60,300 Active
27. 2019-06-26
    soldstatus
28. 2019-06-19
    soldstatus
29. 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: $4,028 · $336/mo
• Projected year-2 tax: $4,028 · $336/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 5/10 Major FEMA zone X (unshaded) · 66% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,985
• − Mortgage interest: −$10,643
• − Property taxes: −$4,028
• − Insurance: −$950
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$5,527
• Taxable income: $2,359
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $4,607/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

+231.5% since first listed

18 events — show timeline

• 2026-05-01 Relisted — HARMLS
• 2026-04-28 Pending — HARMLS
• 2026-02-25 Listed $199,900 HARMLS
• 2026-02-23 Listing Removed — HARMLS
• 2026-01-06 Price Changed $205,000 HARMLS
• 2025-10-17 Price Changed $215,000 HARMLS
• 2025-08-26 Listed $220,000 HARMLS
• 2022-07-31 Listing Removed — HARMLS
• 2022-07-14 Price Changed $230,000 HARMLS
• 2022-07-01 Price Changed $235,000 HARMLS
• 2022-06-23 Listed $240,000 HARMLS
• 2020-02-11 Sold (Public Records) — Public Records
• 2020-01-03 Sold (Public Records) — Public Records
• 2019-12-27 Sold (MLS) — HARMLS
• 2019-11-14 Listed $60,300 HARMLS
• 2019-06-26 Sold (Public Records) — Public Records
• 2019-06-19 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+13.3%/yr

Latest (2025): $4,028 · -10.4% YoY. Source: county tax records.