7323 Dallas St · Houston, TX 77011

$110,000

4 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 38 Days on market

Built 1945 5,000 sqft lot $88/sqft · 52% below area ↓ 15% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

Calling all investors! This property is a prime opportunity for an investor looking to capitalize on the rapid redevelopment in the East Park subdivision located just minutes from downtown Houston. 7323 Dallas St. sits in an up and coming area where new construction is transforming the neighborhood. Whether you choose a full-scale "to the studs" renovation or prefer to clear the lot to build a modern single-family home or a duplex, there is great potential for ROI. Make your appointment today.

Key facts

• New construction
• 5,000 sq ft lot
• Garage

Tags

• NEW CONSTRUCTION
• FULL-SCALE RENOVATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $45 ($546/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 soft (-2.9%/yr); 161 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 43% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k 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 + 0.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $427/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $106,700 (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 1945 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.62% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.39%
• DSCR: 1.82
• GRM: 5.2

CMA / ARV

• ARV (median comp): $229,078
• List price: $110,000
• Delta: -51.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7323 Dallas St	0.00mi	4/2.0	1,252 (0%)	1mo	$110,000	$88	99
7305 Walker St	0.16mi	3/2.0 (-1)	1,365 (+9%)	13mo	$165,000	$121	62
7424 Rusk St	0.23mi	5/2.0 (+1)	1,104 (-12%)	20mo	$205,000	$186	48
706 72nd St	0.70mi	3/2.0 (-1)	1,300 (+4%)	9mo	$260,000	$200	48
7204 Avenue E	0.55mi	3/2.0 (-1)	1,139 (-9%)	9mo	$234,900	$206	47
7547 Magnolia St	0.75mi	3/1.0 (-1)	1,207 (-4%)	4mo	$172,000	$143	47
1819 Alta Vista St	0.33mi	3/1.5 (-1)	1,166 (-7%)	23mo	$289,900	$249	47
7424 Azalea St	0.66mi	3/2.0 (-1)	1,281 (+2%)	19mo	$239,000	$187	44
2047 Alta Vista St	0.65mi	3/2.0 (-1)	1,430 (+14%)	10mo	$349,000	$244	33
7637 Avenue C	0.67mi	3/2.0 (-1)	1,077 (-14%)	17mo	$237,000	$220	26
7432 Azalea St	0.67mi	3/3.0 (-1)	1,436 (+15%)	15mo	$365,000	$254	23

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.88×
• Total profit: $57,992
• Equity at exit: $99,097

10-year hold

• IRR: 20.0%
• Equity multiple: 6.19×
• Total profit: $159,960
• Equity at exit: $213,706

Cash invested: $30,800 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$577
• Tax from tax record: −$309 /mo · $3,709/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $45

Break-even live

Break-even rent $1,719

Max offer price $110,000

Occupancy floor 92%

Sensitivity live

Price	-10% $108	-5% $77	+0% $45	+5% $14	+10% $-17
Rent	-10% $-95	-5% $-25	+0% $45	+5% $116	+10% $186
Rate	-1.0pp $101	-0.5pp $73	base $45	+0.5pp $17	+1.0pp $-12

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7334 Texas St Houston, TX	3.0	2.0	1782	$2,200	$1.23	44d	1	0.31mi
7250 Avenue C Houston, TX	1.0–3.0	1.0–2.0	886	$1,680	$1.90	1d	14	0.42mi
7310 Sherman St Houston, TX	1.0–3.0	1.0–2.0	879	$1,499	$1.71	3d	7	0.47mi
1016 S Wayside Dr Houston, TX	3.0	2.0	1021	$1,425	$1.40	44d	1	0.75mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,199	$0.86	24d	1	0.79mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,982	$1.42	44d	1	0.79mi
7043 Avenue L Houston, TX	3.0	2.0	999	$1,845	$1.85	44d	1	0.95mi
916 Redwood St Houston, TX	3.0	1.0	1209	$1,140	$0.94	24d	1	0.98mi
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$4,453	$3.61	3d	2	1.15mi

Listing history 7 events

1. 2026-05-09
   status Pending 508-char remark

   Show marketing remark (508 chars)

   Calling all investors! This property is a prime opportunity for an investor looking to capitalize on the rapid redevelopment in the East Park subdivision located just minutes from downtown Houston. 7323 Dallas St. sits in an up and coming area where new construction is transforming the neighborhood. Whether you choose a full-scale "to the studs" renovation or prefer to clear the lot to build a modern single-family home or a duplex, there is great potential for ROI. Make your appointment today.

2. 2026-05-07
   price $110,000 508-char remark

   Show marketing remark (508 chars)

   Calling all investors! This property is a prime opportunity for an investor looking to capitalize on the rapid redevelopment in the East Park subdivision located just minutes from downtown Houston. 7323 Dallas St. sits in an up and coming area where new construction is transforming the neighborhood. Whether you choose a full-scale "to the studs" renovation or prefer to clear the lot to build a modern single-family home or a duplex, there is great potential for ROI. Make your appointment today.

3. 2026-05-04
   status Active 508-char remark

   Show marketing remark (508 chars)

   Calling all investors! This property is a prime opportunity for an investor looking to capitalize on the rapid redevelopment in the East Park subdivision located just minutes from downtown Houston. 7323 Dallas St. sits in an up and coming area where new construction is transforming the neighborhood. Whether you choose a full-scale "to the studs" renovation or prefer to clear the lot to build a modern single-family home or a duplex, there is great potential for ROI. Make your appointment today.

4. 2026-05-04
   price $120,000 508-char remark

   Show marketing remark (508 chars)

   Calling all investors! This property is a prime opportunity for an investor looking to capitalize on the rapid redevelopment in the East Park subdivision located just minutes from downtown Houston. 7323 Dallas St. sits in an up and coming area where new construction is transforming the neighborhood. Whether you choose a full-scale "to the studs" renovation or prefer to clear the lot to build a modern single-family home or a duplex, there is great potential for ROI. Make your appointment today.

5. 2026-04-29
   status Pending 508-char remark

   Show marketing remark (508 chars)

   Calling all investors! This property is a prime opportunity for an investor looking to capitalize on the rapid redevelopment in the East Park subdivision located just minutes from downtown Houston. 7323 Dallas St. sits in an up and coming area where new construction is transforming the neighborhood. Whether you choose a full-scale "to the studs" renovation or prefer to clear the lot to build a modern single-family home or a duplex, there is great potential for ROI. Make your appointment today.

6. 2026-04-01
   listed $130,000 Active 508-char remark

   Show marketing remark (508 chars)

   Calling all investors! This property is a prime opportunity for an investor looking to capitalize on the rapid redevelopment in the East Park subdivision located just minutes from downtown Houston. 7323 Dallas St. sits in an up and coming area where new construction is transforming the neighborhood. Whether you choose a full-scale "to the studs" renovation or prefer to clear the lot to build a modern single-family home or a duplex, there is great potential for ROI. Make your appointment today.

7. 1990-03-30
   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: $3,709 · $309/mo
• Projected year-2 tax: $3,709 · $309/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 9/10 Extreme FEMA zone AE · 99% 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: $21,323
• − Mortgage interest: −$6,162
• − Property taxes: −$3,709
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$3,200
• Taxable loss: −$828
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $744/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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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 Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

-15.4% since first listed

7 events — show timeline

• 2026-05-09 Pending — HARMLS
• 2026-05-07 Price Changed $110,000 HARMLS
• 2026-05-04 Relisted — HARMLS
• 2026-05-04 Price Changed $120,000 HARMLS
• 2026-04-29 Pending — HARMLS
• 2026-04-01 Listed $130,000 HARMLS
• 1990-03-30 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,709 · +11.6% YoY. Source: county tax records.