303 Gans St · Houston, TX 77029

$215,000

4 bd · 1.5 ba · 1,921 sqft · SingleFamily public records · 70 Days on market

Built 1998 5,000 sqft lot $112/sqft · 44% below area Est $387k · 44% under ↓ 13% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

303 Gans St A & B offers a fully updated duplex with two units, each featuring 3 bedrooms and 1 bathroom. The property underwent a comprehensive renovation in 2019, including updates to the plumbing, electrical system, HVAC, roof, windows, siding, and interior finishes, creating a low-maintenance opportunity for years to come. A buyer can choose to live in one unit and lease the other, accommodate extended family, or rent out both sides as a strong income-producing investment. One of the units is currently tenant-occupied, offering immediate rental income and built-in stability for an investor. Located in a convenient Houston area with easy access to major roadways, this duplex combines versatility, updated construction, and rental potential in one property.

Key facts

• 5,000 sq ft lot
• Built 1998
• Listed 69 days

🏷️ Possibly a rental listed for sale. The $215,000 price doesn't fit this home's estimated sale value (~$386,571) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (9.0% below list).
• Recommended offer: $188k (12.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 154 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,956/mo this rent would consume 49% of the median local household income ($48k/yr) (locally 457% 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 $23k of equity ($1k loan paydown + $22k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,523 (12.8% 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 70 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 9.2

CMA / ARV

• ARV (median comp): $386,571
• List price: $215,000
• Delta: -44.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Bank Dr	0.25mi	4/2.0	1,788 (-7%)	13mo	$250,000	$140	64
412 Pennsylvania St	0.13mi	3/2.0 (-1)	1,758 (-8%)	24mo	$259,900	$148	53
1508 Craig Dr	0.75mi	4/2.0	1,862 (-3%)	14mo	$239,000	$128	47
2515 10th St	0.33mi	3/2.0 (-1)	2,072 (+8%)	22mo	$199,999	$97	46
416 Mcconnico Dr	0.70mi	3/2.0 (-1)	1,706 (-11%)	13mo	$246,000	$144	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $107,350
• Equity at exit: $193,689

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $324,238
• Equity at exit: $417,698

Cash invested: $60,200 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 154
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$484 /mo · $5,803/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-156

Break-even live

Break-even rent $2,153

Max offer price $187,523

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-95	+0% $-156	+5% $-216	+10% $-277
Rent	-10% $-310	-5% $-233	+0% $-156	+5% $-78	+10% $-1
Rate	-1.0pp $-47	-0.5pp $-101	base $-156	+0.5pp $-211	+1.0pp $-268

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Armstrong St Houston, TX	5.0	2.0	1900	$2,000	$1.05	44d	1	0.05mi
253 N Carolina St Houston, TX	4.0	2.0	1560	$1,600	$1.03	8d	1	0.31mi
2216 3rd St Galena Park, TX	3.0	2.0	1500	$1,400	$0.93	44d	1	0.59mi
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	25d	1	1.32mi

Listing history 25 events

1. 2026-06-21
   days on market $215,000 Pending 70 DOM
2. 2026-06-18
   days on market $215,000 Pending 67 DOM
3. 2026-06-17
   days on market $215,000 Pending 66 DOM
4. 2026-06-16
   days on market $215,000 Pending 65 DOM
5. 2026-06-15
   status $215,000 Pending 64 DOM
6. 2026-06-15
   days on market $215,000 Active 64 DOM
7. 2026-06-13
   days on market $215,000 Active 62 DOM
8. 2026-06-13
   days on market $215,000 Active 61 DOM
9. 2026-06-09
   days on market $215,000 Active 58 DOM
10. 2026-06-08
    days on market $215,000 Active 57 DOM
11. 2026-06-08
    price $215,000 Active 56 DOM
12. 2026-06-07
    days on market $225,000 Active 56 DOM
13. 2026-06-04
    days on market $225,000 Active 53 DOM
14. 2026-06-03
    days on market $225,000 Active 52 DOM
15. 2026-06-02
    days on market $225,000 Active 51 DOM
16. 2026-06-01
    days on market $225,000 Active 50 DOM
17. 2026-05-31
    days on market $225,000 Active 49 DOM
18. 2026-05-07
    price $235,000 773-char remark

    Show marketing remark (773 chars)

    303 Gans St A & B offers a fully updated duplex with two units, each featuring 3 bedrooms and 1 bathroom. The property underwent a comprehensive renovation in 2019, including updates to the plumbing, electrical system, HVAC, roof, windows, siding, and interior finishes, creating a low-maintenance opportunity for years to come. A buyer can choose to live in one unit and lease the other, accommodate extended family, or rent out both sides as a strong income-producing investment. One of the units is currently tenant-occupied, offering immediate rental income and built-in stability for an investor. Located in a convenient Houston area with easy access to major roadways, this duplex combines versatility, updated construction, and rental potential in one property.

19. 2026-04-13
    listed $250,000 Active 773-char remark

    Show marketing remark (773 chars)

    303 Gans St A & B offers a fully updated duplex with two units, each featuring 3 bedrooms and 1 bathroom. The property underwent a comprehensive renovation in 2019, including updates to the plumbing, electrical system, HVAC, roof, windows, siding, and interior finishes, creating a low-maintenance opportunity for years to come. A buyer can choose to live in one unit and lease the other, accommodate extended family, or rent out both sides as a strong income-producing investment. One of the units is currently tenant-occupied, offering immediate rental income and built-in stability for an investor. Located in a convenient Houston area with easy access to major roadways, this duplex combines versatility, updated construction, and rental potential in one property.

20. 2022-03-31
    historical
21. 2022-02-16
    listed $270,000 Active
22. 2019-01-22
    soldstatus
23. 2018-10-11
    soldstatus
24. 2003-11-18
    soldstatus
25. 2001-01-02
    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: $5,803 · $484/mo
• Projected year-2 tax: $5,803 · $484/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 18 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: $23,470
• − Mortgage interest: −$12,043
• − Property taxes: −$5,803
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$6,255
• Taxable loss: −$5,461
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $-556/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: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 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): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

-13.0% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $235,000 HARMLS
• 2026-04-13 Listed $250,000 HARMLS
• 2022-03-31 Listing Removed — HARMLS
• 2022-02-16 Listed $270,000 HARMLS
• 2019-01-22 Sold (Public Records) — Public Records
• 2018-10-11 Sold (Public Records) — Public Records
• 2003-11-18 Sold (Public Records) — Public Records
• 2001-01-02 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $5,803 · +4.0% YoY. Source: county tax records.