1510 Crockett St Unit B · Houston, TX 77007

$398,500

2 bd · 2.5 ba · 1,912 sqft · Townhouse public records · 74 Days on market

Built 2008 1,410 sqft lot $208/sqft · 8% below area Est $431k · 8% under

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +10.9/15.0
• 1% rule +4.1/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience elevated urban living in this striking free-standing residence with impressive Downtown Houston skyline views from the private rooftop patio—ideal for relaxing or entertaining. Located near the Washington Corridor with easy access to Downtown, Midtown, shopping, dining, nightlife, and major freeways. The thoughtfully designed multi-level floor plan features soaring ceilings and abundant natural light. Open living and dining areas flow into a well-appointed kitchen with generous counter space, ample cabinetry, and pantry storage. The spacious primary suite offers a serene retreat with a large walk-in closet and inviting bath. A first-floor bedroom with ensuite bath provides flexible use as a guest suite or home office. Enjoy peace of mind with no HOA, no stucco, and no flood zone designation. A brand-new roof installed in 2023 further enhances long-term value. Don’t miss the opportunity to make this exceptional home yours.

Key facts

• Built 2008
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $398k.

Deal economics

• At list price, monthly cash flow is $-58 ($-699/yr) — negative.
• To cash-flow at today's rent, offer at most $388k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $362k (9.2% below list).
• Recommended offer: $362k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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: Crockett El (math 22% / reading 39%, grade F, #2,464 of 4,322 statewide, top 58%, 554 students, 63% FRL); Hogg Middle (math 44% / reading 48%, grade D+, #462 of 1,662 statewide, top 28%, 1,120 students, 52% FRL); Heights H S (math 27% / reading 57%, grade F, #730 of 1,632 statewide, top 47%, 2,476 students, 65% FRL).
• Market conditions: Rents soft (-0.8%/yr); 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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 74 days — a 6% lower offer ($375k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask is 14132% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $361,988 (9.2% 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 74 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 9.2

CMA / ARV

• ARV (median comp): $431,189
• List price: $398,500
• Delta: -7.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1923 Shearn St	0.30mi	3/3.5 (+1)	1,964 (+3%)	8mo	$425,000	$216	66
1901 Summer St	0.27mi	3/3.5 (+1)	1,874 (-2%)	12mo	$455,000	$243	65
1404 Spring St	0.13mi	3/3.5 (+1)	2,024 (+6%)	13mo	$450,000	$222	65
939 Colorado St #20	0.48mi	3/3.0 (+1)	2,000 (+5%)	1mo	$365,000	$183	62
1823 Dart St	0.37mi	3/3.5 (+1)	1,888 (-1%)	11mo	$379,900	$201	62
1917 Summer St	0.30mi	3/3.0 (+1)	1,768 (-8%)	6mo	$465,000	$263	62
1304 Dart St Unit E	0.29mi	3/3.0 (+1)	2,088 (+9%)	3mo	$400,000	$192	61
1205 Summer St Unit C	0.23mi	3/3.5 (+1)	2,088 (+9%)	7mo	$420,000	$201	59
1704 Alamo St Unit A	0.23mi	3/3.5 (+1)	2,084 (+9%)	8mo	$464,000	$223	59
1205 Summer St Unit A	0.23mi	3/3.5 (+1)	2,088 (+9%)	8mo	$399,990	$192	58
102 Quitman St #201	0.46mi	2/2.0	1,696 (-11%)	2mo	$364,900	$215	56
939 Colorado St #13	0.49mi	3/3.0 (+1)	2,088 (+9%)	3mo	$424,900	$203	53

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-78,736
• Equity at exit: $59,418

10-year hold

• IRR: -23.9%
• Equity multiple: -0.02×
• Total profit: $-113,705
• Equity at exit: $34,455

Cash invested: $111,580 (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 77007

• Rents YoY: -0.8%
• Active inventory: 651
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,620 high
• Mortgage (P&I): −$2,090
• Tax from tax record: −$662 /mo · $7,946/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $-58

Break-even live

Break-even rent $3,694

Max offer price $388,212

Occupancy floor 97%

Sensitivity live

Price	-10% $167	-5% $55	+0% $-58	+5% $-171	+10% $-284
Rent	-10% $-344	-5% $-201	+0% $-58	+5% $85	+10% $228
Rate	-1.0pp $142	-0.5pp $43	base $-58	+0.5pp $-162	+1.0pp $-267

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: $99,625
• Closing costs: $11,955
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1512 Crockett St Unit A Houston, TX	2.0	2.5	1808	$2,800	$1.55	45d	1	0.00mi
1510 Crockett St Houston, TX	2.0	3.0	1912	$2,800	$1.46	45d	1	0.01mi
2114 Sabine St Unit 1257735P Houston, TX	3.0	3.5	2594	$6,588	$2.54	45d	1	0.23mi
2114 Sabine St Houston, TX	3.0	4.0	2020	$3,200	$1.58	45d	1	0.23mi
2018 Crockett St Unit 1029793P Houston, TX	3.0	3.5	2507	$6,482	$2.59	7d	1	0.36mi
2018 Crockett St Unit 2018 Houston, TX	3.0	3.5	2514	$8,000	$3.18	45d	1	0.36mi
2000 Taylor St Houston, TX	2.0	1.0–2.0	916	$3,082	$3.36	1d	31	0.46mi
2305 Summer St Houston, TX	2.0	1.0–2.0	842	$3,046	$3.62	1d	14	0.49mi
2121 Edwards St Houston, TX	2.0	1.0–2.0	879	$2,880	$3.27	1d	24	0.49mi
410 James St Houston, TX	3.0	2.0	1602	$6,750	$4.21	45d	1	0.61mi
410 James St Unit 1031793P Houston, TX	3.0	2.0	1593	$5,668	$3.56	0d	1	0.61mi
207 Carl St Houston, TX	2.0	2.0	1230	$2,250	$1.83	45d	1	0.63mi
825 Usener St Houston, TX	2.0	1.0–2.0	1050	$2,925	$2.79	1d	27	0.66mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,009	$2.02	0d	41	0.73mi
1520 Oliver St Houston, TX	2.0	1.0–2.0	926	$2,840	$3.07	0d	45	0.78mi
150 Sabine St Houston, TX	1.0–2.0	1.0–2.0	1187	$2,882	$2.43	5d	15	0.83mi
2403 Everett St Unit A Houston, TX	3.0	3.5	2093	$2,800	$1.34	45d	1	0.84mi
414 Milam St Unit 447 Houston, TX	3.0	2.0	2421	$8,991	$3.71	12d	1	0.98mi
414 Milam St Unit 3165 Houston, TX	3.0	2.0	2421	$8,951	$3.70	0d	1	0.98mi
414 Milam St Unit 2162 Houston, TX	2.0	2.0	1585	$3,833	$2.42	7d	1	0.98mi
414 Milam St Unit 447 Houston, TX	3.0	2.0	2421	$8,973	$3.71	45d	1	0.98mi
414 Milam St Unit 2148 Houston, TX	2.0	2.0	1585	$3,858	$2.43	0d	1	0.98mi
414 Milam St Unit 437 Houston, TX	2.0	2.0	1585	$3,857	$2.43	13d	1	0.98mi
414 Milam St Unit 422 Houston, TX	2.0	2.0	1585	$3,833	$2.42	9d	1	0.98mi
414 Milam St Unit 510 Houston, TX	3.0	2.0	2421	$9,230	$3.81	15d	1	0.98mi
414 Milam St Unit 2187 Houston, TX	2.0	2.0	1585	$3,857	$2.43	4d	1	0.98mi
414 Milam St Unit 2165 Houston, TX	2.0	2.0	1585	$3,817	$2.41	0d	1	0.98mi
414 Milam St Unit B1-2003 Houston, TX	2.0	2.0	1585	$4,513	$2.85	45d	1	0.99mi
414 Milam St Ph 2-4602 Houston, TX	2.0	2.0	2158	$8,990	$4.17	45d	1	0.99mi
414 Milam St Houston, TX	2.0	2.5	1585	$3,845	$2.43	24d	1	0.99mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	22d	1	1.02mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	45d	1	1.02mi
915 Franklin St Unit ID51118 Houston, TX	2.0	2.0	1342	$2,000	$1.49	45d	1	1.04mi
915 Franklin St Unit 312202 Houston, TX	2.0	2.0	1398	$1,987	$1.42	45d	1	1.04mi
201 Main St Unit 12258 Houston, TX	2.0	2.0	1308	$2,250	$1.72	45d	1	1.07mi
409 Travis St Unit 425 Houston, TX	2.0	2.0	1495	$3,276	$2.19	0d	1	1.07mi
409 Travis St Unit 424 Houston, TX	2.0	2.0	1495	$3,292	$2.20	9d	1	1.07mi
409 Travis St Unit 2187 Houston, TX	2.0	2.0	1495	$3,317	$2.22	0d	1	1.07mi
409 Travis St Unit 432 Houston, TX	2.0	2.0	1495	$3,316	$2.22	12d	1	1.07mi
413 Travis St Houston, TX	2.0	2.0	1495	$4,000	$2.68	45d	1	1.08mi

Listing history 27 events

1. 2026-06-21
   days on market $398,500 Active 74 DOM
2. 2026-06-18
   days on market $398,500 Active 71 DOM
3. 2026-06-17
   days on market $398,500 Active 70 DOM
4. 2026-06-16
   days on market $398,500 Active 69 DOM
5. 2026-06-15
   days on market $398,500 Active 68 DOM
6. 2026-06-13
   days on market $398,500 Active 66 DOM
7. 2026-06-10
   days on market $398,500 Active 62 DOM
8. 2026-06-08
   days on market $398,500 Active 61 DOM
9. 2026-06-07
   days on market $398,500 Active 60 DOM
10. 2026-06-04
    days on market $398,500 Active 57 DOM
11. 2026-06-01
    days on market $398,500 Active 54 DOM
12. 2026-05-31
    days on market $398,500 Active 53 DOM
13. 2026-04-22
    listed $2,800
14. 2026-04-17
    historical $2,800
15. 2026-04-08
    listed $398,500 Active 958-char remark

    Show marketing remark (958 chars)

    Experience elevated urban living in this striking free-standing residence with impressive Downtown Houston skyline views from the private rooftop patio—ideal for relaxing or entertaining. Located near the Washington Corridor with easy access to Downtown, Midtown, shopping, dining, nightlife, and major freeways. The thoughtfully designed multi-level floor plan features soaring ceilings and abundant natural light. Open living and dining areas flow into a well-appointed kitchen with generous counter space, ample cabinetry, and pantry storage. The spacious primary suite offers a serene retreat with a large walk-in closet and inviting bath. A first-floor bedroom with ensuite bath provides flexible use as a guest suite or home office. Enjoy peace of mind with no HOA, no stucco, and no flood zone designation. A brand-new roof installed in 2023 further enhances long-term value. Don’t miss the opportunity to make this exceptional home yours.

16. 2026-03-25
    historical
17. 2026-01-18
    listed $2,800
18. 2025-12-25
    listed $399,000 Active
19. 2010-04-13
    soldstatus
20. 2008-11-13
    historical
21. 2008-10-22
    listed $249,900
22. 2008-10-22
    historical
23. 2008-08-12
    listed $249,900
24. 2008-08-11
    historical
25. 2008-03-31
    listed $264,900
26. 2008-03-26
    historical
27. 2007-04-07
    listed $269,900

ⓘ 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: $7,946 · $662/mo
• Projected year-2 tax: $7,946 · $662/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: $43,439
• − Mortgage interest: −$22,322
• − Property taxes: −$7,946
• − Insurance: −$1,992
• − Repairs & maintenance: −$3,475
• − Management: −$3,475
• − Depreciation: −$11,593
• Taxable loss: −$7,365
• Est. tax savings @ 24.0%: +$1,767
• After-tax cash flow: $1,069/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): 47,808
• Household income: $144,911
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1812.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 13% Asian 11% Black 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Other Indo-European 4% Chinese 2%

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: ▼ -219.42%
• Current HPI: 159.8157
• Rent YoY: ▼ -0.83%
• 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

-99.0% since first listed

15 events — show timeline

• 2026-04-22 Listed for Rent $2,800 HARMLS
• 2026-04-17 Rental Removed $2,800 HARMLS
• 2026-04-08 Listed $398,500 HARMLS
• 2026-03-25 Listing Removed — HARMLS
• 2026-01-18 Listed for Rent $2,800 HARMLS
• 2025-12-25 Listed $399,000 HARMLS
• 2010-04-13 Sold (Public Records) — Public Records
• 2008-11-13 Listing Removed — HARMLS
• 2008-10-22 Listing Removed — HARMLS
• 2008-10-22 Listed $249,900 HARMLS
• 2008-08-12 Listed $249,900 HARMLS
• 2008-08-11 Listing Removed — HARMLS
• 2008-03-31 Listed $264,900 HARMLS
• 2008-03-26 Listing Removed — HARMLS
• 2007-04-07 Listed $269,900 HARMLS

Property tax history

+4.6%/yr

Latest (2025): $7,946 · +0.0% YoY. Source: county tax records.