1219 Gregg St · Houston, TX 77020

$275,000

3 bd · 2.0 ba · 1,370 sqft · SingleFamily public records · 68 Days on market

Built 1935 3,249 sqft lot $201/sqft · at area comps Est $275k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +7.6/15.0
• Cash flow +7.4/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 1% rule +3.0/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks MLS

Fully remodeled and move-in ready! 1219 Gregg offers modern finishes, brand-new appliances, and the feel of a new home—at a fraction of the price. Bright layout, updated throughout, and conveniently located near major highways, shopping, and dining. Incredible value—schedule your showing today!

Key facts

• Brand new appliances
• Bright layout
• Modern finishes

Tags

• MODERN FINISHES
• BRAND NEW APPLIANCES
• BRIGHT LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (20.3% below list).
• Recommended offer: $212k (22.8% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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 (+4.3%/yr); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,192/mo this rent would consume 52% of the median local household income ($50k/yr) (locally 969% 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 $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 6y 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 1935 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,381 (22.8% 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 68 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 10.5

CMA / ARV

• ARV (median comp): $275,332
• List price: $275,000
• Delta: -0.12%
• 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
1811 Pannell St Unit C	0.46mi	2/2.0 (-1)	1,381 (+1%)	7mo	$275,000	$199	67
223 Plaza Del Sol Park	0.51mi	3/2.0	1,350 (-2%)	13mo	$300,000	$222	63
1413 Featherstone St	0.50mi	3/2.5	1,344 (-2%)	11mo	$184,000	$137	62
2004 Worms St	0.61mi	2/2.0 (-1)	1,344 (-2%)	1mo	$259,000	$193	62
3210 Baer St	0.34mi	3/2.5	1,275 (-7%)	11mo	$315,000	$247	61
2915 Clinton Dr	0.55mi	2/2.0 (-1)	1,440 (+5%)	2mo	$289,000	$201	59
2947 Clinton Dr	0.56mi	2/2.0 (-1)	1,460 (+7%)	3mo	$349,000	$239	56
2006 Stevens St	0.70mi	3/2.0	1,243 (-9%)	6mo	$225,000	$181	47
2111 Davis St	0.74mi	3/2.0	1,243 (-9%)	6mo	$175,000	$141	45
3053 Noble St	0.64mi	2/1.0 (-1)	1,200 (-12%)	1mo	$64,497	$54	40
2603 Noble St	0.74mi	3/1.0	1,481 (+8%)	13mo	$165,000	$111	37
4611 Buck St	0.75mi	3/1.0	1,541 (+12%)	8mo	$205,000	$133	34

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $130,178
• Equity at exit: $247,742

10-year hold

• IRR: 19.2%
• Equity multiple: 6.29×
• Total profit: $407,461
• Equity at exit: $534,265

Cash invested: $77,000 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$529 /mo · $6,350/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-354

Break-even live

Break-even rent $2,640

Max offer price $212,381

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	43d	1	0.12mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	7d	1	0.13mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	43d	1	0.20mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	43d	1	0.24mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	43d	1	0.34mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	7d	1	0.43mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	43d	1	0.61mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	43d	1	0.72mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,593	$1.59	5d	1	0.80mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	1d	69	0.81mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	20d	16	0.81mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	20d	1	0.95mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	20d	1	0.95mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	1d	19	0.98mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	10d	1	1.00mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,682	$1.74	2d	1	1.00mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	4d	1	1.00mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	43d	1	1.00mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	5d	1	1.00mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,082	$1.83	2d	1	1.00mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	43d	1	1.00mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	10d	1	1.00mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	7d	1	1.00mi
2115 Runnels St Houston, TX	2.0	2.0	1053	$1,775	$1.69	43d	1	1.01mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	11d	1	1.01mi
2115 Runnels St Unit 2152 Houston, TX	2.0	2.0	959	$1,864	$1.94	43d	1	1.01mi
2115 Runnels St Unit 2148 Houston, TX	2.0	2.0	959	$1,831	$1.91	2d	1	1.01mi
2115 Runnels St Unit 2162 Houston, TX	2.0	2.0	959	$1,839	$1.92	5d	1	1.01mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,013	$1.64	2d	1	1.01mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	10d	1	1.01mi
2115 Runnels St Unit 422 Houston, TX	2.0	2.0	959	$1,839	$1.92	7d	1	1.01mi
2115 Runnels St Unit 2174 Houston, TX	2.0	2.0	959	$1,863	$1.94	10d	1	1.01mi
1550 Leona St Unit 1587 Houston, TX	2.0	2.0	1131	$1,942	$1.72	43d	1	1.02mi
2315 Navigation Blvd Houston, TX	1.0–2.0	1.0–2.5	943	$3,500	$3.71	1d	61	1.10mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	1d	16	1.11mi
2404 Navigation Blvd Unit 422 Houston, TX	2.0	2.0	1309	$2,296	$1.75	7d	1	1.12mi
2404 Navigation Blvd Unit 2441 Houston, TX	2.0	2.0	1309	$2,320	$1.77	10d	1	1.12mi
2404 Navigation Blvd Unit 424 Houston, TX	2.0	2.0	1309	$2,296	$1.75	5d	1	1.12mi
2404 Navigation Blvd Unit 2187 Houston, TX	2.0	2.0	1309	$2,288	$1.75	2d	1	1.12mi
99 N Delano St Houston, TX	2.0	2.0	1052	$1,311	$1.25	24d	1	1.20mi

Listing history 50 events

1. 2026-06-18
   days on market $275,000 Active 68 DOM
2. 2026-06-17
   days on market $275,000 Active 67 DOM
3. 2026-06-16
   days on market $275,000 Active 66 DOM
4. 2026-06-15
   days on market $275,000 Active 65 DOM
5. 2026-06-13
   days on market $275,000 Active 63 DOM
6. 2026-06-10
   days on market $275,000 Active 59 DOM
7. 2026-06-08
   days on market $275,000 Active 58 DOM
8. 2026-06-07
   days on market $275,000 Active 57 DOM
9. 2026-06-04
   days on market $275,000 Active 54 DOM
10. 2026-06-01
    days on market $275,000 Active 51 DOM
11. 2026-05-31
    days on market $275,000 Active 50 DOM
12. 2026-04-12
    listed $275,000 Active 307-char remark

    Show marketing remark (307 chars)

    Fully remodeled and move-in ready! 1219 Gregg offers modern finishes, brand-new appliances, and the feel of a new home—at a fraction of the price. Bright layout, updated throughout, and conveniently located near major highways, shopping, and dining. Incredible value—schedule your showing today!

13. 2025-11-05
    soldstatus
14. 2024-11-18
    historical $1,980
15. 2024-09-17
    listed $1,980
16. 2024-07-10
    historical
17. 2024-07-03
    historical $1,980
18. 2024-06-02
    listed $1,980
19. 2024-05-07
    historical $1,980
20. 2024-04-11
    listed $1,980
21. 2024-04-10
    historical $1,980
22. 2024-04-08
    price $1,980
23. 2024-04-06
    historical $2,200
24. 2024-04-06
    listed $2,200
25. 2024-04-06
    price $231,000
26. 2024-04-05
    listed $2,200
27. 2024-03-24
    historical $2,200
28. 2024-03-19
    listed $2,200
29. 2024-03-19
    historical $2,150
30. 2024-03-19
    price $233,000
31. 2024-02-21
    price $234,900
32. 2024-02-09
    price $243,900
33. 2024-02-05
    listed $253,900 Active
34. 2024-01-30
    price $2,150
35. 2024-01-26
    listed $2,250
36. 2024-01-26
    historical $2,200
37. 2024-01-21
    price $2,200
38. 2024-01-18
    historical $1,900
39. 2024-01-18
    listed $1,900
40. 2024-01-18
    listed $2,100
41. 2022-05-22
    price $2,100
42. 2020-11-30
    soldstatus
43. 2020-11-30
    soldstatus
44. 2020-10-26
    historical
45. 2020-09-12
    price $199,900
46. 2020-08-21
    price $209,900
47. 2020-08-07
    price $214,900
48. 2020-07-16
    historical
49. 2020-07-16
    listed $224,900 Active
50. 2020-06-27
    price $225,000

ⓘ 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: $6,350 · $529/mo
• Projected year-2 tax: $6,350 · $529/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) · 67% 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: $26,299
• − Mortgage interest: −$15,404
• − Property taxes: −$6,350
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$8,000
• Taxable loss: −$9,037
• Est. tax savings @ 24.0%: +$2,169
• After-tax cash flow: $-2,085/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

+15.1% since first listed

45 events — show timeline

• 2026-04-12 Listed $275,000 HARMLS
• 2025-11-05 Sold (Public Records) — Public Records
• 2024-11-18 Rental Removed $1,980 TURBOTENANT
• 2024-09-17 Listed for Rent $1,980 TURBOTENANT
• 2024-07-10 Listing Removed — HARMLS
• 2024-07-03 Rental Removed $1,980 TURBOTENANT
• 2024-06-02 Listed for Rent $1,980 TURBOTENANT
• 2024-05-07 Rental Removed $1,980 TURBOTENANT
• 2024-04-11 Listed for Rent $1,980 TURBOTENANT
• 2024-04-10 Rental Removed $1,980 APPFOLIO
• 2024-04-08 Price Changed $1,980 APPFOLIO
• 2024-04-06 Rental Removed $2,200 TURBOTENANT
• 2024-04-06 Listed for Rent $2,200 APPFOLIO
• 2024-04-06 Price Changed $231,000 HARMLS
• 2024-04-05 Listed for Rent $2,200 TURBOTENANT
• 2024-03-24 Rental Removed $2,200 APPFOLIO
• 2024-03-19 Listed for Rent $2,200 APPFOLIO
• 2024-03-19 Rental Removed $2,150 HARMLS
• 2024-03-19 Price Changed $233,000 HARMLS
• 2024-02-21 Price Changed $234,900 HARMLS
• 2024-02-09 Price Changed $243,900 HARMLS
• 2024-02-05 Listed $253,900 HARMLS
• 2024-01-30 Price Changed $2,150 HARMLS
• 2024-01-26 Listed for Rent $2,250 HARMLS
• 2024-01-26 Rental Removed $2,200 APPFOLIO
• 2024-01-21 Price Changed $2,200 APPFOLIO
• 2024-01-18 Rental Removed $1,900 TURBOTENANT
• 2024-01-18 Listed for Rent $1,900 APPFOLIO
• 2024-01-18 Listed for Rent $2,100 TURBOTENANT
• 2022-05-22 Price Changed $2,100 RENT.
• 2020-11-30 Sold (Public Records) — Public Records
• 2020-11-30 Sold (Public Records) — Public Records
• 2020-10-26 Listing Removed — HARMLS
• 2020-09-12 Price Changed $199,900 HARMLS
• 2020-08-21 Price Changed $209,900 HARMLS
• 2020-08-07 Price Changed $214,900 HARMLS
• 2020-07-16 Listed $224,900 HARMLS
• 2020-07-16 Listing Removed — HARMLS
• 2020-06-27 Price Changed $225,000 HARMLS
• 2020-06-27 Relisted — HARMLS
• 2020-06-12 Listing Removed — HARMLS
• 2020-05-08 Listed $239,000 HARMLS
• 2019-11-21 Sold (Public Records) — Public Records
• 2019-10-07 Sold (Public Records) — Public Records
• 1997-01-02 Sold (Public Records) — Public Records

Property tax history

+18.3%/yr

Latest (2025): $6,350 · +1.6% YoY. Source: county tax records.