4032 Buck St Unit A · Houston, TX 77020

$399,500

3 bd · 3.5 ba · 1,950 sqft · SingleFamily public records · 85 Days on market

Built 2020 2,252 sqft lot $205/sqft · 7% below area Est $430k · 7% 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 +10.7/15.0
• Appreciation +10.0/10.0
• Cash flow +5.0/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Modern at Buck offers stylish three-story living in the heart of East Downtown Houston, minutes from I-10, I-69, and Downtown. This contemporary home features 3 bedrooms, 3.5 baths, and upscale finishes throughout. The first floor includes a 2-car attached garage and a private secondary bedroom with ensuite bath and walk-in closet. The second floor showcases an open-concept layout with wood floors, a spacious family room, dining area, and a modern kitchen with white cabinetry, stainless steel appliances, and a large island. Enjoy a private balcony overlooking the community. The third floor features the primary suite with a spa-like bath offering double sinks, soaking tub, and separate shower, plus an additional bedroom with private bath. Schedule your showing today!

Key facts

• Three story living
• Private balcony
• Spa like bath

Tags

• THREE STORY LIVING
• OPEN CONCEPT LAYOUT
• PRIVATE SECONDARY BEDROOM
• MODERN KITCHEN
• PRIVATE BALCONY
• SPA LIKE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-947 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (41.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (37.1% below list).
• Recommended offer: $232k (41.9% below list) — sets the bar for cash-flow.

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: Rents rising fast (+4.3%/yr); 339 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,513/mo this rent would consume 60% of the median local household income ($50k/yr) (locally 969% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask is 15880% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major 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 $232,174 (41.9% 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 85 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.63% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.16%
• DSCR: 0.55
• GRM: 13.2

CMA / ARV

• ARV (median comp): $430,140
• List price: $399,500
• Delta: -7.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4430 Edmund St	0.35mi	3/3.5	2,023 (+4%)	2mo	$394,990	$195	76
3415 Stonewall St	0.38mi	3/2.5	1,969 (+1%)	1mo	$369,000	$187	76
3209 Baer St Unit A	0.44mi	3/3.5	1,990 (+2%)	1mo	$464,900	$234	76
3409 Stonewall St	0.39mi	3/2.5	1,969 (+1%)	1mo	$349,900	$178	75
3209 Baer St Unit B	0.44mi	3/3.5	1,996 (+2%)	1mo	$464,900	$233	75
4439 Gunter St	0.30mi	3/2.5	2,027 (+4%)	2mo	$325,000	$160	73
411 Grove St Unit C	0.47mi	3/2.5	1,903 (-2%)	2mo	$375,000	$197	69
659 Press St	0.13mi	3/2.5	1,682 (-14%)	2mo	$299,900	$178	66
3605 New Orleans St	0.54mi	3/2.5	1,884 (-3%)	1mo	$374,900	$199	64
1266 Finnigan Dr	0.67mi	3/3.5	1,988 (+2%)	2mo	$375,000	$189	64
3306 Cline St	0.44mi	3/3.5	2,154 (+10%)	1mo	$390,000	$181	61
711 Schwartz St	0.68mi	3/3.5	1,692 (-13%)	2mo	$309,000	$183	44

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $160,646
• Equity at exit: $359,901

10-year hold

• IRR: 16.7%
• Equity multiple: 5.72×
• Total profit: $527,754
• Equity at exit: $776,141

Cash invested: $111,860 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 339
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,513 high
• Mortgage (P&I): −$2,095
• Tax from tax record: −$671 /mo · $8,055/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-947

Break-even live

Break-even rent $3,712

Max offer price $232,174

Occupancy floor —

Sensitivity live

Price	-10% $-721	-5% $-834	+0% $-947	+5% $-1,060	+10% $-1,173
Rent	-10% $-1,146	-5% $-1,046	+0% $-947	+5% $-848	+10% $-749
Rate	-1.0pp $-746	-0.5pp $-846	base $-947	+0.5pp $-1,051	+1.0pp $-1,156

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: $99,875
• Closing costs: $11,985
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	8d	1	0.03mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	44d	1	0.03mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	44d	1	0.34mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	44d	1	0.34mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	44d	1	0.35mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	0.44mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.46mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	8d	1	0.48mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	44d	1	0.51mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	8d	1	0.51mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	44d	1	0.55mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	0.56mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$3,094	$1.55	6d	1	0.64mi
4706 Hershe St Houston, TX	3.0	2.5	2283	$3,300	$1.45	44d	1	0.68mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	21d	1	0.77mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	21d	1	0.77mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,593	$1.59	6d	1	0.79mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	2d	69	1.01mi
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	44d	1	1.04mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	44d	1	1.17mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,931	$3.50	0d	1	1.17mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	12d	1	1.20mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	13d	1	1.20mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,051	$1.66	0d	1	1.20mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	23d	1	1.22mi
1023 Hahlo St Houston, TX	4.0	2.0	1434	$1,775	$1.24	6d	1	1.25mi
2404 Navigation Blvd Unit 2187 Houston, TX	2.0	2.0	1309	$2,326	$1.78	0d	1	1.25mi
2404 Navigation Blvd Unit 424 Houston, TX	2.0	2.0	1309	$2,296	$1.75	6d	1	1.25mi
2404 Navigation Blvd Unit 2441 Houston, TX	2.0	2.0	1309	$2,320	$1.77	11d	1	1.25mi
2404 Navigation Blvd Unit 422 Houston, TX	2.0	2.0	1309	$2,296	$1.75	8d	1	1.25mi
2315 Navigation Blvd Houston, TX	1.0–2.0	1.0–2.5	943	$3,500	$3.71	0d	62	1.28mi
2414 East Dr Unit Canal St unit Houston, TX	3.0	3.5	2063	$2,950	$1.43	8d	1	1.30mi
2 Jenkins St Houston, TX	3.0	2.0	1242	$2,250	$1.81	44d	1	1.44mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	0d	14	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $399,500 Active 85 DOM
2. 2026-06-18
   days on market $399,500 Active 82 DOM
3. 2026-06-17
   days on market $399,500 Active 81 DOM
4. 2026-06-16
   days on market $399,500 Active 80 DOM
5. 2026-06-15
   days on market $399,500 Active 79 DOM
6. 2026-06-13
   days on market $399,500 Active 77 DOM
7. 2026-06-10
   days on market $399,500 Active 73 DOM
8. 2026-06-08
   days on market $399,500 Active 72 DOM
9. 2026-06-07
   days on market $399,500 Active 71 DOM
10. 2026-06-04
    days on market $399,500 Active 68 DOM
11. 2026-06-01
    days on market $399,500 Active 65 DOM
12. 2026-05-31
    days on market $399,500 Active 64 DOM
13. 2026-05-09
    listed $2,500
14. 2026-03-28
    historical

    Show marketing remark (782 chars)

    Modern at Buck offers stylish three-story living in the heart of East Downtown Houston, minutes from I-10, I-69, and Downtown. This contemporary home features 3 bedrooms, 3.5 baths, and upscale finishes throughout. The first floor includes a 2-car attached garage and a private secondary bedroom with ensuite bath and walk-in closet. The second floor showcases an open-concept layout with wood floors, a spacious family room, dining area, and a modern kitchen with white cabinetry, stainless steel appliances, and a large island. Enjoy a private balcony overlooking the community. The third floor features the primary suite with a spa-like bath offering double sinks, soaking tub, and separate shower, plus an additional bedroom with private bath. Schedule your showing today!

15. 2026-03-28
    listed $399,500 Active 782-char remark

    Show marketing remark (782 chars)

    Modern at Buck offers stylish three-story living in the heart of East Downtown Houston, minutes from I-10, I-69, and Downtown. This contemporary home features 3 bedrooms, 3.5 baths, and upscale finishes throughout. The first floor includes a 2-car attached garage and a private secondary bedroom with ensuite bath and walk-in closet. The second floor showcases an open-concept layout with wood floors, a spacious family room, dining area, and a modern kitchen with white cabinetry, stainless steel appliances, and a large island. Enjoy a private balcony overlooking the community. The third floor features the primary suite with a spa-like bath offering double sinks, soaking tub, and separate shower, plus an additional bedroom with private bath. Schedule your showing today!

16. 2026-01-20
    listed $429,000 Active
17. 2020-12-07
    soldstatus
18. 2020-09-30
    historical
19. 2020-09-02
    listed $329,888 Active

ⓘ 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: $8,055 · $671/mo
• Projected year-2 tax: $8,055 · $671/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 6/10 Major FEMA zone X (unshaded) · 69% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,159
• − Mortgage interest: −$22,378
• − Property taxes: −$8,055
• − Insurance: −$1,998
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$11,622
• Taxable loss: −$18,718
• Est. tax savings @ 24.0%: +$4,492
• After-tax cash flow: $-6,874/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

-99.2% since first listed

7 events — show timeline

• 2026-05-09 Listed for Rent $2,500 HARMLS
• 2026-03-28 Listed $399,500 HARMLS
• 2026-03-28 Listing Removed — HARMLS
• 2026-01-20 Listed $429,000 HARMLS
• 2020-12-07 Sold (Public Records) — Public Records
• 2020-09-30 Listing Removed — HARMLS
• 2020-09-02 Listed $329,888 HARMLS

Property tax history

-2.9%/yr

Latest (2025): $8,055 · -3.7% YoY. Source: county tax records.