7908 John St · Houston, TX 77012

$160,000

4 bd · 1.0 ba · 1,862 sqft · SingleFamily public records · 165 Days on market

Built 1928 4,917 sqft lot $86/sqft · 29% below area Est $226k · 29% under ↓ 6% since listing

---

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
• Cash flow +13.9/30.0
• 1% rule +5.0/10.0
• DSCR +4.2/10.0
• Appreciation +4.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a property you can make your own? With the right amount of TLC, this home is full of potential! This spacious 4-bedroom, 1-bath home offers a fantastic opportunity for buyers ready to roll up their sleeves and add their personal touch. The back of the home also provides a spacious storage. This is also a perfect opportunity to create your investment portfolio and create cash flow. Easy access to 225 and I-610. Less than 2 minutes from Milby High School. Schedule your private tour now!

Key facts

• 4,917 sq ft lot
• Parking
• Built 1928

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $19 ($223/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (0.3% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• 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.
• Market conditions: 74 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k 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 165 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 8.4

CMA / ARV

• ARV (median comp): $226,010
• List price: $160,000
• Delta: -29.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7918 Anza Cir	0.18mi	3/2.5 (-1)	1,583 (-15%)	6mo	$230,000	$145	50
7201 Eden St	0.58mi	4/2.0	1,986 (+7%)	11mo	$190,000	$96	49
7307 Parsons St	0.46mi	3/2.0 (-1)	1,616 (-13%)	8mo	$160,000	$99	41
7710 Scanlock St	0.57mi	3/2.0 (-1)	1,627 (-13%)	22mo	$260,000	$160	25

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

Projected returns pro-forma

-2.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.59×
• Total profit: $-18,414
• Equity at exit: $30,477

10-year hold

• IRR: -2.4%
• Equity multiple: 0.81×
• Total profit: $-8,549
• Equity at exit: $25,479

Cash invested: $44,800 (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 77012

• Home prices YoY: -0.8%
• Active inventory: 74
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$336 /mo · $4,029/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $19

Break-even live

Break-even rent $1,572

Max offer price $160,000

Occupancy floor 94%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2917 Iola St Houston, TX	3.0	1.0	1824	$1,595	$0.87	44d	1	1.12mi

Listing history 18 events

1. 2026-06-18
   days on market $160,000 Active 165 DOM
2. 2026-06-17
   days on market $160,000 Active 164 DOM
3. 2026-06-16
   days on market $160,000 Active 163 DOM
4. 2026-06-15
   days on market $160,000 Active 162 DOM
5. 2026-06-13
   days on market $160,000 Active 160 DOM
6. 2026-06-10
   days on market $160,000 Active 156 DOM
7. 2026-06-08
   days on market $160,000 Active 155 DOM
8. 2026-06-07
   days on market $160,000 Active 154 DOM
9. 2026-06-04
   days on market $160,000 Active 151 DOM
10. 2026-06-01
    days on market $160,000 Active 148 DOM
11. 2026-05-31
    days on market $160,000 Active 147 DOM
12. 2026-03-17
    price $170,000 501-char remark

    Show marketing remark (501 chars)

    Looking for a property you can make your own? With the right amount of TLC, this home is full of potential! This spacious 4-bedroom, 1-bath home offers a fantastic opportunity for buyers ready to roll up their sleeves and add their personal touch. The back of the home also provides a spacious storage. This is also a perfect opportunity to create your investment portfolio and create cash flow. Easy access to 225 and I-610. Less than 2 minutes from Milby High School. Schedule your private tour now!

13. 2026-01-04
    listed $180,000 Active 501-char remark

    Show marketing remark (501 chars)

    Looking for a property you can make your own? With the right amount of TLC, this home is full of potential! This spacious 4-bedroom, 1-bath home offers a fantastic opportunity for buyers ready to roll up their sleeves and add their personal touch. The back of the home also provides a spacious storage. This is also a perfect opportunity to create your investment portfolio and create cash flow. Easy access to 225 and I-610. Less than 2 minutes from Milby High School. Schedule your private tour now!

14. 2026-01-04
    historical

    Show marketing remark (501 chars)

    Looking for a property you can make your own? With the right amount of TLC, this home is full of potential! This spacious 4-bedroom, 1-bath home offers a fantastic opportunity for buyers ready to roll up their sleeves and add their personal touch. The back of the home also provides a spacious storage. This is also a perfect opportunity to create your investment portfolio and create cash flow. Easy access to 225 and I-610. Less than 2 minutes from Milby High School. Schedule your private tour now!

15. 2025-10-02
    listed $180,000 Active
16. 2016-05-16
    soldstatus
17. 2016-05-16
    soldstatus
18. 1993-05-03
    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: $4,029 · $336/mo
• Projected year-2 tax: $4,029 · $336/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $19,140
• − Mortgage interest: −$8,962
• − Property taxes: −$4,029
• − Insurance: −$800
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$4,655
• Taxable loss: −$2,369
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $791/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
• City population: 3,226,434
• Population (ZIP): 16,780

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 (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 35% Black 5% White 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Lithuanian 2%
• Foreign-born: 37% · Canada, Jamaica
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -2.08%
• Current HPI: 274.5729
• Rent YoY: —
• Metro: —
• 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

-5.6% since first listed

7 events — show timeline

• 2026-03-17 Price Changed $170,000 HARMLS
• 2026-01-04 Listing Removed — HARMLS
• 2026-01-04 Listed $180,000 HARMLS
• 2025-10-02 Listed $180,000 HARMLS
• 2016-05-16 Sold (Public Records) — Public Records
• 2016-05-16 Sold (Public Records) — Public Records
• 1993-05-03 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,029 · +11.6% YoY. Source: county tax records.