8505 Rubin St · Houston, TX 77051

$84,900

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 50 Days on market

Built 1955 5,000 sqft lot $111/sqft · 30% below area Est $121k · 30% under ↓ 29% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special | Land for New Build | Hold & Rent Potential Excellent opportunity for investors, builders, or developers! Situated on a valuable lot in a rapidly growing area of Houston, this property is perfect for a new construction project, full renovation, or long-term investment hold. The land offers excellent potential for redevelopment, while the existing structure is a fixer-upper that could be repaired and rented for income during the planning phase for a future build. Surrounded by ongoing redevelopment and new construction, this property provides tremendous upside potential. Conveniently located near major highways, Downtown Houston, the Medical Center, shopping, dinin

Key facts

• Convenient access
• Shopping
• Major roads

Tags

• INVESTMENT OPPORTUNITY
• CONVENIENT ACCESS
• MAJOR ROADS
• SHOPPING
• DINING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms on first floor)
• Construction: Built in 1955; Asbestos construction materials; Composition roof
• Exterior features: Subdivision lot; Concrete road surface

Interior

• Bedrooms: Three bedrooms all on the first floor (including primary bedroom)
• Flooring: Tile; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Tile and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: 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.
• Zoned schools: Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 315 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k 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 + 4.8% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.76% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.43%
• DSCR: 2.18
• GRM: 4.7

CMA / ARV

• ARV (median comp): $120,641
• List price: $84,900
• Delta: -29.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8525 Dosia St	0.12mi	3/2.0	842 (+10%)	0mo	$129,900	$154	74
4425 Galesburg St	0.21mi	2/1.0 (-1)	720 (-6%)	2mo	$79,000	$110	73
4212 Rosemont St	0.30mi	2/1.0 (-1)	816 (+6%)	3mo	$150,000	$184	68
4641 Brinkley St	0.44mi	2/1.0 (-1)	796 (+4%)	12mo	$130,000	$163	59
8422 Southview St	0.35mi	2/1.0 (-1)	700 (-9%)	8mo	$99,000	$141	57
8931 Duane St	0.51mi	2/1.0 (-1)	784 (+2%)	15mo	$99,900	$127	55
4729 Angleton St	0.45mi	2/1.0 (-1)	850 (+11%)	13mo	$130,000	$153	45
4338 Clover St	0.63mi	2/1.0 (-1)	792 (+3%)	19mo	$93,000	$117	44
4411 Maggie St	0.48mi	2/1.0 (-1)	660 (-14%)	23mo	$125,000	$189	30

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 45.4%
• Equity multiple: 4.46×
• Total profit: $82,352
• Equity at exit: $76,485

10-year hold

• IRR: 40.1%
• Equity multiple: 10.35×
• Total profit: $222,314
• Equity at exit: $164,942

Cash invested: $23,772 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 315
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$445
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $524

Break-even live

Break-even rent $829

Max offer price $84,900

Occupancy floor 60%

Sensitivity live

Price	-10% $572	-5% $548	+0% $524	+5% $500	+10% $475
Rent	-10% $406	-5% $465	+0% $524	+5% $582	+10% $641
Rate	-1.0pp $566	-0.5pp $545	base $524	+0.5pp $502	+1.0pp $479

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	9d	1	0.09mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	14d	1	0.11mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	14d	1	0.33mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	25d	1	0.39mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	45d	1	0.45mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	18d	1	0.59mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	0d	2	0.73mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	45d	1	0.73mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	19d	1	0.73mi
7826 Gladstone St Houston, TX	2.0	1.0	760	$1,250	$1.64	0d	1	0.75mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	45d	1	0.76mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	45d	1	1.01mi
5042 Mallow St Houston, TX	2.0	1.0	672	$995	$1.48	6d	1	1.04mi
9414 Heno St Unit 13 Houston, TX	2.0	1.0	824	$900	$1.09	25d	1	1.08mi
5010 Carmen St Houston, TX	2.0	1.0	672	$1,095	$1.63	45d	1	1.10mi
4205 Grassmere St Houston, TX	2.0	1.0	824	$900	$1.09	25d	1	1.13mi
4923 Paula St Apt 2 Houston, TX	2.0	1.0	672	$1,095	$1.63	4d	1	1.13mi
5038 Carmen St Apt 1 Houston, TX	2.0	1.0	672	$1,095	$1.63	4d	1	1.15mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	25d	1	1.18mi
4112 Grassmere St Houston, TX	2.0	1.0	711	$700	$0.98	12d	1	1.18mi
7812 Tierwester St Houston, TX	2.0	1.0	800	$950	$1.19	17d	2	1.20mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	4d	2	1.43mi

Listing history 19 events

1. 2026-06-21
   days on market $84,900 Active 50 DOM
2. 2026-06-18
   days on market $84,900 Active 47 DOM
3. 2026-06-17
   days on market $84,900 Active 46 DOM
4. 2026-06-16
   days on market $84,900 Active 45 DOM
5. 2026-06-15
   days on market $84,900 Active 44 DOM
6. 2026-06-13
   pricedays on market $84,900 Active 42 DOM
7. 2026-06-10
   days on market $86,900 Active 38 DOM
8. 2026-06-08
   days on market $86,900 Active 37 DOM
9. 2026-06-07
   pricedays on market $86,900 Active 36 DOM
10. 2026-06-04
    days on market $89,000 Active 33 DOM
11. 2026-06-01
    days on market $89,000 Active 30 DOM
12. 2026-05-31
    days on market $89,000 Active 29 DOM
13. 2026-05-18
    price $99,000 891-char remark
14. 2026-05-13
    status Active 891-char remark
15. 2026-05-12
    historical 891-char remark
16. 2026-05-08
    price $109,000 891-char remark
17. 2026-05-01
    listed $119,900 Active 891-char remark
18. 2021-05-24
    soldstatus
19. 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: $2,091 · $174/mo
• Projected year-2 tax: $2,091 · $174/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) · 66% 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: $17,900
• − Mortgage interest: −$4,756
• − Property taxes: −$2,091
• − Insurance: −$424
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$2,470
• Taxable income: $5,295
• Est. tax owed @ 24.0%: −$1,271
• After-tax cash flow: $5,012/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

-29.2% since first listed

10 events — show timeline

• 2026-06-12 Price Changed $84,900 HARMLS
• 2026-06-05 Price Changed $86,900 HARMLS
• 2026-05-28 Price Changed $89,000 HARMLS
• 2026-05-18 Price Changed $99,000 HARMLS
• 2026-05-13 Relisted — HARMLS
• 2026-05-12 Listing Removed — HARMLS
• 2026-05-08 Price Changed $109,000 HARMLS
• 2026-05-01 Listed $119,900 HARMLS
• 2021-05-24 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,091 · +11.7% YoY. Source: county tax records.