1039 Marcolin St · Houston, TX 77088

$179,000

3 bd · 2.0 ba · 2,224 sqft · SingleFamily public records · 162 Days on market

Built 2014 8,520 sqft lot $80/sqft · 34% below area Est $273k · 34% under ↓ 10% since listing

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Why this score? — see what drove the C 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 +17.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.5/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity for an investor or hands-on buyer to complete a renovation project already underway. This property offers a 3-bedroom, 2-bathroom layout and sits on a spacious lot with strong potential for customization and added value. Renovation has begun but was paused mid-project, creating a blank canvas for the next owner. Framing, insulation, and cabinetry work are in progress, allowing flexibility to select finishes, materials, and final design to match your vision or investment strategy. Ideal for a flip, rental, or personal residence, this property is well-suited for investors, contractors, or buyers looking to design their own home from the inside out. Conveniently located near established neighborhoods with easy access to major roadways. Property is being sold as-is. Buyer to verify permits, scope of work, and feasibility.

Key facts

• Spacious lot
• 8,520 sq ft lot
• Parking

Tags

• SPACIOUS LOT
• FLEXIBILITY TO SELECT FINISHES
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (-1.0%/yr); 468 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 45% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 162 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.14% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 7.3

CMA / ARV

• ARV (median comp): $273,074
• List price: $179,000
• Delta: -34.45%
• 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
9307 Irby St	0.38mi	4/1.5 (+1)	2,237 (+1%)	1mo	$145,000	$65	73
7922 Sealey St	0.68mi	3/2.5	2,207 (-1%)	1mo	$270,000	$122	65
8610 Ardley Cir	0.50mi	4/2.5 (+1)	2,318 (+4%)	0mo	$149,000	$64	62
7920 James Franklin St	0.55mi	3/2.5	2,194 (-1%)	13mo	$309,999	$141	59
8211 James Franklin St	0.48mi	4/2.5 (+1)	2,093 (-6%)	7mo	$225,000	$108	55
7918 James Franklin St	0.56mi	3/2.5	2,174 (-2%)	19mo	$309,999	$143	53
8355 Whitecastle Ln	0.60mi	4/3.0 (+1)	2,329 (+5%)	12mo	$160,000	$69	45
8822 Bisley Ln	0.72mi	4/2.0 (+1)	2,037 (-8%)	10mo	$218,900	$107	39
8022 Sealey St	0.61mi	3/2.5	2,041 (-8%)	20mo	$299,990	$147	39
8018 Sealey St	0.65mi	3/2.5	1,937 (-13%)	9mo	$304,900	$157	39
1422 Esther Dr	0.52mi	4/3.5 (+1)	1,922 (-14%)	9mo	$299,990	$156	35
1236 Esther Dr	0.45mi	4/3.5 (+1)	1,922 (-14%)	16mo	$299,900	$156	32

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-25,671
• Equity at exit: $26,689

10-year hold

• IRR: -13.4%
• Equity multiple: 0.34×
• Total profit: $-32,965
• Equity at exit: $15,477

Cash invested: $50,120 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$939
• Tax from tax record: −$452 /mo · $5,426/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $143

Break-even live

Break-even rent $1,855

Max offer price $179,000

Occupancy floor 88%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8406 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,695	$1.06	44d	1	0.49mi
8404 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,900	$1.19	44d	1	0.49mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	21d	1	0.50mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	0.50mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	0.51mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	21d	1	0.51mi
8304 De Priest St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	0.51mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	44d	1	0.52mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.52mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	44d	1	0.52mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.52mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.54mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.54mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.54mi
7514 Sandle St Houston, TX	3.0	2.5	1523	$1,999	$1.31	44d	1	0.88mi
9002 Bunny Run Dr Houston, TX	3.0	2.0	1544	$1,950	$1.26	24d	1	0.91mi
1032 Glen Ln Houston, TX	3.0	3.0	1667	$2,400	$1.44	44d	1	0.94mi
855 S Victory Dr Unit C Houston, TX	3.0	2.5	1546	$2,300	$1.49	44d	1	1.06mi
7504 Carver Rd Houston, TX	3.0	2.5	1694	$2,500	$1.48	5d	1	1.31mi
774 Dillard St Houston, TX	4.0	2.5	1899	$2,405	$1.27	21d	1	1.41mi
7008 Emma Lou St Houston, TX	3.0	2.5	1610	$3,000	$1.86	19d	1	1.46mi
6555 Sealey St Houston, TX	3.0	2.5	1800	$2,700	$1.50	24d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $179,000 Active 162 DOM
2. 2026-06-17
   days on market $179,000 Active 161 DOM
3. 2026-06-16
   days on market $179,000 Active 160 DOM
4. 2026-06-15
   days on market $179,000 Active 159 DOM
5. 2026-06-13
   days on market $179,000 Active 157 DOM
6. 2026-06-10
   days on market $179,000 Active 153 DOM
7. 2026-06-08
   days on market $179,000 Active 152 DOM
8. 2026-06-07
   days on market $179,000 Active 151 DOM
9. 2026-06-04
   days on market $179,000 Active 148 DOM
10. 2026-06-01
    days on market $179,000 Active 145 DOM
11. 2026-05-31
    days on market $179,000 Active 144 DOM
12. 2026-04-23
    status Active 851-char remark

    Show marketing remark (851 chars)

    Excellent opportunity for an investor or hands-on buyer to complete a renovation project already underway. This property offers a 3-bedroom, 2-bathroom layout and sits on a spacious lot with strong potential for customization and added value. Renovation has begun but was paused mid-project, creating a blank canvas for the next owner. Framing, insulation, and cabinetry work are in progress, allowing flexibility to select finishes, materials, and final design to match your vision or investment strategy. Ideal for a flip, rental, or personal residence, this property is well-suited for investors, contractors, or buyers looking to design their own home from the inside out. Conveniently located near established neighborhoods with easy access to major roadways. Property is being sold as-is. Buyer to verify permits, scope of work, and feasibility.

13. 2026-04-20
    status Pending 851-char remark

    Show marketing remark (851 chars)

    Excellent opportunity for an investor or hands-on buyer to complete a renovation project already underway. This property offers a 3-bedroom, 2-bathroom layout and sits on a spacious lot with strong potential for customization and added value. Renovation has begun but was paused mid-project, creating a blank canvas for the next owner. Framing, insulation, and cabinetry work are in progress, allowing flexibility to select finishes, materials, and final design to match your vision or investment strategy. Ideal for a flip, rental, or personal residence, this property is well-suited for investors, contractors, or buyers looking to design their own home from the inside out. Conveniently located near established neighborhoods with easy access to major roadways. Property is being sold as-is. Buyer to verify permits, scope of work, and feasibility.

14. 2026-04-18
    status Pending 851-char remark

    Show marketing remark (851 chars)

    Excellent opportunity for an investor or hands-on buyer to complete a renovation project already underway. This property offers a 3-bedroom, 2-bathroom layout and sits on a spacious lot with strong potential for customization and added value. Renovation has begun but was paused mid-project, creating a blank canvas for the next owner. Framing, insulation, and cabinetry work are in progress, allowing flexibility to select finishes, materials, and final design to match your vision or investment strategy. Ideal for a flip, rental, or personal residence, this property is well-suited for investors, contractors, or buyers looking to design their own home from the inside out. Conveniently located near established neighborhoods with easy access to major roadways. Property is being sold as-is. Buyer to verify permits, scope of work, and feasibility.

15. 2026-04-06
    price $179,000 851-char remark

    Show marketing remark (851 chars)

    Excellent opportunity for an investor or hands-on buyer to complete a renovation project already underway. This property offers a 3-bedroom, 2-bathroom layout and sits on a spacious lot with strong potential for customization and added value. Renovation has begun but was paused mid-project, creating a blank canvas for the next owner. Framing, insulation, and cabinetry work are in progress, allowing flexibility to select finishes, materials, and final design to match your vision or investment strategy. Ideal for a flip, rental, or personal residence, this property is well-suited for investors, contractors, or buyers looking to design their own home from the inside out. Conveniently located near established neighborhoods with easy access to major roadways. Property is being sold as-is. Buyer to verify permits, scope of work, and feasibility.

16. 2026-02-16
    price $189,000 851-char remark

    Show marketing remark (851 chars)

    Excellent opportunity for an investor or hands-on buyer to complete a renovation project already underway. This property offers a 3-bedroom, 2-bathroom layout and sits on a spacious lot with strong potential for customization and added value. Renovation has begun but was paused mid-project, creating a blank canvas for the next owner. Framing, insulation, and cabinetry work are in progress, allowing flexibility to select finishes, materials, and final design to match your vision or investment strategy. Ideal for a flip, rental, or personal residence, this property is well-suited for investors, contractors, or buyers looking to design their own home from the inside out. Conveniently located near established neighborhoods with easy access to major roadways. Property is being sold as-is. Buyer to verify permits, scope of work, and feasibility.

17. 2026-01-04
    listed $199,000 Active 851-char remark

    Show marketing remark (851 chars)

    Excellent opportunity for an investor or hands-on buyer to complete a renovation project already underway. This property offers a 3-bedroom, 2-bathroom layout and sits on a spacious lot with strong potential for customization and added value. Renovation has begun but was paused mid-project, creating a blank canvas for the next owner. Framing, insulation, and cabinetry work are in progress, allowing flexibility to select finishes, materials, and final design to match your vision or investment strategy. Ideal for a flip, rental, or personal residence, this property is well-suited for investors, contractors, or buyers looking to design their own home from the inside out. Conveniently located near established neighborhoods with easy access to major roadways. Property is being sold as-is. Buyer to verify permits, scope of work, and feasibility.

18. 1999-10-21
    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: $5,426 · $452/mo
• Projected year-2 tax: $5,426 · $452/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 6 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,438
• − Mortgage interest: −$10,027
• − Property taxes: −$5,426
• − Insurance: −$895
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$5,207
• Taxable loss: −$1,027
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,967/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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

-10.1% since first listed

7 events — show timeline

• 2026-04-23 Relisted — HARMLS
• 2026-04-20 Pending — HARMLS
• 2026-04-18 Pending — HARMLS
• 2026-04-06 Price Changed $179,000 HARMLS
• 2026-02-16 Price Changed $189,000 HARMLS
• 2026-01-04 Listed $199,000 HARMLS
• 1999-10-21 Sold (Public Records) — Public Records

Property tax history

+17.1%/yr

Latest (2025): $5,426 · -14.4% YoY. Source: county tax records.