7001 Finch St · Houston, TX 77028

$135,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 82 Days on market

Built 1950 9,600 sqft lot $142/sqft · at area comps Est $142k · at est.

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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 +25.6/30.0
• ARV discount +9.6/15.0
• DSCR +8.5/10.0
• Appreciation +7.6/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Attention Investors! Are you in search of a property that requires some renovation in a rapidly growing area? Look no further! This charming 2-bedroom, 1-bath home is situated on an impressive 9,600 square feet of land, offering limitless residential possibilities. Don’t hesitate to call now for more information. Please ensure all measurements are independently verified.

Key facts

• 9,600 sq ft lot
• Built 1950
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.

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: Mcgowen El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 385 students, 99% FRL); Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.6%/yr); 355 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $8k of equity ($933 loan paydown + $7k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1950 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (median comp): $141,660
• List price: $135,000
• Delta: -4.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6916 Orville St	0.24mi	2/1.0	928 (-2%)	13mo	$154,999	$167	74
6601 Landor St	0.34mi	3/1.0 (+1)	912 (-4%)	7mo	$164,900	$181	66
5606 Finch St	0.42mi	3/1.0 (+1)	960 (+1%)	10mo	$75,000	$78	65
5626 Finch Street St	0.38mi	2/1.0	832 (-13%)	3mo	$73,000	$88	58
5503 Finch St	0.46mi	3/2.5 (+1)	1,034 (+9%)	6mo	$210,000	$203	48
6717 Larkstone St	0.34mi	3/1.0 (+1)	1,060 (+11%)	20mo	$95,000	$90	44
7817 Dandy St	0.51mi	3/1.0 (+1)	1,043 (+10%)	17mo	$180,000	$173	41
7209 Philibert Ln	0.58mi	2/1.0	848 (-11%)	21mo	$118,000	$139	37
7017 Jay St	0.61mi	2/1.0	1,065 (+12%)	23mo	$159,000	$149	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.29×
• Total profit: $48,741
• Equity at exit: $78,520

10-year hold

• IRR: 18.9%
• Equity multiple: 4.21×
• Total profit: $121,368
• Equity at exit: $137,212

Cash invested: $37,800 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 355
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$708
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $317

Break-even live

Break-even rent $1,125

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $394	-5% $355	+0% $317	+5% $279	+10% $241
Rent	-10% $197	-5% $257	+0% $317	+5% $378	+10% $438
Rate	-1.0pp $385	-0.5pp $352	base $317	+0.5pp $282	+1.0pp $247

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	9d	1	0.69mi
4679 Weaver Rd Houston, TX	2.0	1.0	856	$990	$1.16	45d	1	1.19mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	9d	1	1.28mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	7d	1	1.29mi
4442 Weaver Rd Unit 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	26d	1	1.31mi
4422 Weaver Rd Apt 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	45d	1	1.37mi

Listing history 21 events

1. 2026-06-21
   days on market $135,000 Active 82 DOM
2. 2026-06-18
   days on market $135,000 Active 79 DOM
3. 2026-06-17
   days on market $135,000 Active 78 DOM
4. 2026-06-16
   days on market $135,000 Active 77 DOM
5. 2026-06-15
   days on market $135,000 Active 76 DOM
6. 2026-06-13
   days on market $135,000 Active 74 DOM
7. 2026-06-10
   days on market $135,000 Active 70 DOM
8. 2026-06-08
   days on market $135,000 Active 69 DOM
9. 2026-06-07
   days on market $135,000 Active 68 DOM
10. 2026-06-04
    days on market $135,000 Active 65 DOM
11. 2026-06-01
    days on market $135,000 Active 62 DOM
12. 2026-05-31
    days on market $135,000 Active 61 DOM
13. 2026-03-31
    listed $135,000 Active 379-char remark

    Show marketing remark (379 chars)

    Attention Investors! Are you in search of a property that requires some renovation in a rapidly growing area? Look no further! This charming 2-bedroom, 1-bath home is situated on an impressive 9,600 square feet of land, offering limitless residential possibilities. Don’t hesitate to call now for more information. Please ensure all measurements are independently verified.

14. 2025-03-29
    status Pending
15. 2025-03-24
    status Option Pending
16. 2025-03-24
    historical
17. 2025-03-08
    listed $130,000 Active
18. 2024-09-13
    status Pending
19. 2024-09-13
    historical
20. 2024-09-03
    listed $135,000 Active
21. 1996-01-02
    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: $1,495 · $125/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$976/yr (+$81/mo · 65.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 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: $18,320
• − Mortgage interest: −$7,562
• − Property taxes: −$1,495
• − Insurance: −$675
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$3,927
• Taxable income: $1,729
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $3,392/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

+0.0% since first listed

9 events — show timeline

• 2026-03-31 Listed $135,000 HARMLS
• 2025-03-29 Pending — HARMLS
• 2025-03-24 Pending — HARMLS
• 2025-03-24 Listing Removed — HARMLS
• 2025-03-08 Listed $130,000 HARMLS
• 2024-09-13 Pending — HARMLS
• 2024-09-13 Listing Removed — HARMLS
• 2024-09-03 Listed $135,000 HARMLS
• 1996-01-02 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,495 · +11.7% YoY. Source: county tax records.