1701 W Humble St · Baytown, TX 77520

$100,000

3 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 119 Days on market

Built 1938 10,249 sqft lot $78/sqft · 36% below area Est $156k · 36% under ↓ 31% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bed 1.5 bath home, high ceilings and ample kitchen and dining space. Home sits on over 10,000 sq ft lot, plenty of space to create a great yard. Home does need foundation work and is being SOLD AS IS.

Key facts

• 0.24 acre lot
• Garage
• Built 1938

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.2% in Baytown — 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 69/100 on livability (#412 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D+, crime F.
• Goose Creek CISD (urban): math 37% / reading 36% proficiency, ranked #473 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 271 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 119 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.36% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 6.1

CMA / ARV

• ARV (median comp): $156,220
• List price: $100,000
• Delta: -35.99%
• 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
1902 W Gulf St	0.14mi	3/1.0	1,284 (0%)	11mo	$129,999	$101	80
1606 W Humble St	0.05mi	3/1.0	1,476 (+15%)	4mo	$125,000	$85	66
1101 Johnson St	0.63mi	4/2.0 (+1)	1,300 (+1%)	1mo	$208,000	$160	62
1300 Burbank St	0.68mi	3/1.0	1,248 (-3%)	4mo	$174,999	$140	57
1302 Edison St	0.62mi	3/2.0	1,436 (+12%)	16mo	$245,000	$171	38

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,654
• Equity at exit: $14,910

10-year hold

• IRR: 6.0%
• Equity multiple: 1.41×
• Total profit: $11,446
• Equity at exit: $8,646

Cash invested: $28,000 (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 77520

• Rents YoY: 1.3%
• Active inventory: 271
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$524
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $263

Break-even live

Break-even rent $1,023

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $319	-5% $291	+0% $263	+5% $235	+10% $206
Rent	-10% $156	-5% $209	+0% $263	+5% $316	+10% $370
Rate	-1.0pp $313	-0.5pp $288	base $263	+0.5pp $237	+1.0pp $211

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 Garth Rd Baytown, TX	2.0–3.0	1.0–2.5	1190	$1,499	$1.26	3d	5	0.65mi
1607 Garth Rd Baytown, TX	2.0	2.0	1017	$1,025	$1.01	44d	1	0.66mi
811 Barrymore Blvd Baytown, TX	3.0	2.0	1200	$1,300	$1.08	6d	1	0.67mi
1305 Memorial Dr Baytown, TX	1.0–2.0	1.0	845	$1,193	$1.41	25d	3	0.82mi
508 Forrest St Baytown, TX	2.0	1.0	980	$1,299	$1.33	6d	1	1.01mi
516 William Ave Baytown, TX	2.0	1.0	931	$1,250	$1.34	44d	1	1.12mi
105 E Adoue St Baytown, TX	3.0	1.0	1040	$1,200	$1.15	44d	1	1.36mi

Listing history 17 events

1. 2026-06-18
   days on market $100,000 Active 119 DOM
2. 2026-06-17
   days on market $100,000 Active 118 DOM
3. 2026-06-16
   days on market $100,000 Active 117 DOM
4. 2026-06-15
   days on market $100,000 Active 116 DOM
5. 2026-06-13
   days on market $100,000 Active 114 DOM
6. 2026-06-09
   days on market $100,000 Active 110 DOM
7. 2026-06-07
   days on market $100,000 Active 108 DOM
8. 2026-06-04
   days on market $100,000 Active 105 DOM
9. 2026-06-03
   days on market $100,000 Active 104 DOM
10. 2026-06-02
    days on market $100,000 Active 103 DOM
11. 2026-06-01
    days on market $100,000 Active 102 DOM
12. 2026-05-31
    days on market $100,000 Active 101 DOM
13. 2026-05-14
    price $100,000 212-char remark

    Show marketing remark (212 chars)

    Spacious 3 bed 1.5 bath home, high ceilings and ample kitchen and dining space. Home sits on over 10,000 sq ft lot, plenty of space to create a great yard. Home does need foundation work and is being SOLD AS IS.

14. 2026-03-05
    price $130,000 212-char remark

    Show marketing remark (212 chars)

    Spacious 3 bed 1.5 bath home, high ceilings and ample kitchen and dining space. Home sits on over 10,000 sq ft lot, plenty of space to create a great yard. Home does need foundation work and is being SOLD AS IS.

15. 2026-02-19
    listed $145,000 Active 212-char remark

    Show marketing remark (212 chars)

    Spacious 3 bed 1.5 bath home, high ceilings and ample kitchen and dining space. Home sits on over 10,000 sq ft lot, plenty of space to create a great yard. Home does need foundation work and is being SOLD AS IS.

16. 2021-06-09
    soldstatus
17. 1988-01-02
    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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/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 7/10 Severe FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,268
• − Mortgage interest: −$5,602
• − Property taxes: −$2,108
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,909
• Taxable income: $1,749
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $2,734/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: Goose Creek CISD
• NCES district ID: 4821150
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $52,468
• Composite: 31.84/100
• National rank: #5877
• State rank: #473 of 826 in TX

Livability — Baytown

• Score: 69/100
• State rank: #412
• US rank: #8494

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baytown, TX
• County: Harris County · 4,702,590 people
• City population: 135,579
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 36,355
• Household income: $54,278
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1559.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 55% White 30% Two or more races 19% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 55% English-only · Spanish 43% Other Asian/Pacific 1% 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: ▼ -143.36%
• Current HPI: 262.066
• Rent YoY: ▲ 1.30%
• 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

-31.0% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $100,000 HARMLS
• 2026-03-05 Price Changed $130,000 HARMLS
• 2026-02-19 Listed $145,000 HARMLS
• 2021-06-09 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,108 · +10.3% YoY. Source: county tax records.