6311 Hamman St Unit A · Houston, TX 77007

$539,000

3 bd · 3.5 ba · 2,614 sqft · SingleFamily public records · 50 Days on market

Built 2008 2,365 sqft lot $206/sqft · 13% below area Est $618k · 13% under

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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).

• ARV discount +13.2/15.0
• Cash flow +9.4/30.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Schools +2.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this stunning single-family home in the heart of the Washington Corridor/Rice Military area. This spacious residence features a charming front street unit with a patio/porch perfect for outdoor entertaining easily flowing into the open living and dining spaces. The kitchen features granite counter tops and stone backsplashes. The primary bedroom is a retreat in itself. Just outside the primary, is a spacious office area. Work in your PJ's!! The oversized 2-car garage includes a spacious work-bench area. This well-kept home is a MUST SEE!

Key facts

• 2,365 sq ft lot
• 2 garage spots
• Built 2008

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Attached garage with garage door opener (2 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces north; Full ownership; Slab foundation; Built in 2008
• Construction: Cement siding and stucco exterior; Composition roof
• Exterior features: Covered patio; Deck; Patio; Fully fenced yard; Asphalt road access

Interior

• Kitchen: Convection oven; Electric oven; Gas cooktop; Dishwasher; Microwave; Disposal; Trash compactor
• Bedrooms: Bedroom on third level (14 x 10); Bedroom on first level (13 x 9); Bedroom on third level (15 x 12); Den on second level (13 x 11) — can function as an additional room; Dining room on second level (13 x 11); Living room on second level (20 x 15); Total rooms: 6
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; Balcony; Double vanity; Jetted tub; Kitchen/family room combo; Primary bedroom with bath; Pantry; Soaking tub; Separate shower; Ceiling fans; Kitchen/dining combo; Living/dining room; Gas-log fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $539k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $470k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $451k (16.3% below list).
• Recommended offer: $451k (16.3% below list) — sets the bar for 1% rule.
• 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: 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: Memorial El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 424 students, 45% FRL); Hogg Middle (math 44% / reading 48%, grade D+, #462 of 1,662 statewide, top 28%, 1,120 students, 52% FRL); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 49% FRL vs 71% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 50% at this address vs 31% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.8%/yr); 651 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 37% of the median local income ($145k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 50 days — a 3% lower offer ($523k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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

• Climate carrying-cost: 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 $451,408 (16.3% 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 50 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.84% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.0

CMA / ARV

• ARV (median comp): $617,552
• List price: $539,000
• Delta: -12.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1628 Mcdonald St	0.05mi	3/3.5	2,420 (-7%)	1mo	$575,000	$238	85
1520 Malone St	0.39mi	3/4.0	2,557 (-2%)	1mo	$539,000	$211	75
5719 Darling St	0.27mi	4/3.0 (+1)	2,537 (-3%)	1mo	$490,000	$193	75
5602 Schuler St	0.46mi	3/3.5	2,677 (+2%)	1mo	$495,000	$185	74
2709 Arabelle Grv	0.50mi	4/3.5 (+1)	2,630 (+1%)	0mo	$625,000	$238	70
5908 Kansas St Unit A	0.50mi	3/2.5	2,576 (-2%)	1mo	$639,900	$248	70
5410A Nolda St	0.41mi	3/3.5	2,346 (-10%)	1mo	$669,900	$286	63
5336 Petty St Unit C	0.59mi	3/3.5	2,467 (-6%)	1mo	$449,000	$182	62
1510 Birdsall St	0.33mi	3/3.5	2,268 (-13%)	1mo	$389,000	$172	62
802 Detering St	0.71mi	3/3.0	2,567 (-2%)	1mo	$645,000	$251	61
5310 Larkin St Unit B	0.60mi	3/3.5	2,354 (-10%)	1mo	$399,000	$169	55
2704 Maxroy Dr	0.61mi	4/4.5 (+1)	2,988 (+14%)	1mo	$805,000	$269	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.17×
• Total profit: $-125,151
• Equity at exit: $80,367

10-year hold

• IRR: -35.0%
• Equity multiple: -0.27×
• Total profit: $-191,173
• Equity at exit: $46,603

Cash invested: $150,920 (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 77007

• Rents YoY: -0.8%
• Active inventory: 651
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,514 high
• Mortgage (P&I): −$2,827
• Tax from tax record: −$904 /mo · $10,850/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$948
• Net cashflow: $-389

Break-even live

Break-even rent $5,007

Max offer price $470,241

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-237	+0% $-389	+5% $-542	+10% $-694
Rent	-10% $-746	-5% $-568	+0% $-389	+5% $-211	+10% $-33
Rate	-1.0pp $-118	-0.5pp $-252	base $-389	+0.5pp $-529	+1.0pp $-671

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: $134,750
• Closing costs: $16,170
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	45d	1	0.28mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	45d	1	0.29mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	9d	1	0.33mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	24d	1	0.35mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	45d	1	0.35mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	9d	1	0.39mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	0d	28	0.41mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	1d	21	0.41mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	45d	1	0.43mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	45d	1	0.43mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	7d	1	0.44mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	45d	1	0.52mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	1d	1	0.54mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	1d	1	0.55mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	26d	1	0.62mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	45d	1	0.65mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	45d	1	0.70mi
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	46d	1	0.76mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	26d	1	0.82mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	45d	1	1.07mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	45d	1	1.11mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	0d	16	1.18mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	45d	1	1.19mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	45d	1	1.21mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	1.31mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	1.31mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	26d	1	1.32mi
911 Thompson St #911 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	1.32mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	45d	1	1.34mi
1306 Dian St Houston, TX	4.0	2.5	2151	$3,250	$1.51	1d	1	1.44mi
4307 Feagan St Unit A Houston, TX	3.0	4.0	2412	$3,590	$1.49	1d	1	1.46mi

Listing history 25 events

1. 2026-06-21
   days on market $539,000 Active 50 DOM
2. 2026-06-18
   days on market $539,000 Active 47 DOM
3. 2026-06-17
   days on market $539,000 Active 46 DOM
4. 2026-06-16
   days on market $539,000 Active 45 DOM
5. 2026-06-15
   days on market $539,000 Active 44 DOM
6. 2026-06-13
   days on market $539,000 Active 42 DOM
7. 2026-06-10
   days on market $539,000 Active 38 DOM
8. 2026-06-08
   days on market $539,000 Active 37 DOM
9. 2026-06-07
   statusdays on market $539,000 Active 36 DOM
10. 2026-05-31
    days on market $539,000 Pending 33 DOM
11. 2026-04-27
    listed $539,000 Active 552-char remark
12. 2026-04-24
    historical
13. 2026-03-06
    price $549,000
14. 2026-02-10
    price $557,500
15. 2026-01-09
    status Active
16. 2025-12-12
    historical
17. 2025-12-01
    listed $569,000 Active
18. 2009-08-14
    historical
19. 2009-03-03
    listed $355,000
20. 2009-02-09
    historical
21. 2009-02-02
    listed $369,000
22. 2007-11-12
    historical
23. 2007-09-25
    listed $375,000
24. 2006-12-01
    soldstatus
25. 1994-10-25
    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: $10,850 · $904/mo
• Projected year-2 tax: $10,850 · $904/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 1/10 Low FEMA zone X (unshaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,169
• − Mortgage interest: −$30,192
• − Property taxes: −$10,850
• − Insurance: −$2,695
• − Repairs & maintenance: −$4,334
• − Management: −$4,334
• − Depreciation: −$15,680
• Taxable loss: −$13,916
• Est. tax savings @ 24.0%: +$3,340
• After-tax cash flow: $-1,331/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): 47,808
• Household income: $144,911
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1812.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 13% Asian 11% Black 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Other Indo-European 4% Chinese 2%

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: ▼ -219.42%
• Current HPI: 159.8157
• Rent YoY: ▼ -0.83%
• 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

+43.7% since first listed

18 events — show timeline

• 2026-06-04 Relisted — HARMLS
• 2026-06-01 Pending — HARMLS
• 2026-05-21 Pending — HARMLS
• 2026-04-27 Listed $539,000 HARMLS
• 2026-04-24 Listing Removed — HARMLS
• 2026-03-06 Price Changed $549,000 HARMLS
• 2026-02-10 Price Changed $557,500 HARMLS
• 2026-01-09 Relisted — HARMLS
• 2025-12-12 Listing Removed — HARMLS
• 2025-12-01 Listed $569,000 HARMLS
• 2009-08-14 Listing Removed — HARMLS
• 2009-03-03 Listed $355,000 HARMLS
• 2009-02-09 Listing Removed — HARMLS
• 2009-02-02 Listed $369,000 HARMLS
• 2007-11-12 Listing Removed — HARMLS
• 2007-09-25 Listed $375,000 HARMLS
• 2006-12-01 Sold (Public Records) — Public Records
• 1994-10-25 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $10,850 · +7.7% YoY. Source: county tax records.