6602 Goforth St · Houston, TX 77021

$100,000

2 bd · 1.0 ba · 790 sqft · SingleFamily public records · 45 Days on market

Built 1943 5,148 sqft lot $127/sqft · 16% below area Est $182k · 45% under ↓ 50% since listing

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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).

• Cash flow +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1-story, corner home in Foster Place ready for you. May be sold with others, Ask about other homes in The White Portfolio. with MLS# 1990690, 24409647, 26696173, 49038010, 59916271, 49999437, 7468649, 74766011, 75960757, 8783915

Key facts

• 5,148 sq ft lot
• Parking
• Built 1943

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces east
• Construction: Wood siding exterior; Block foundation; Composition roof; Built in 1943
• Exterior features: Fenced yard with partial backyard fencing; Private yard; Subdivision with side yard

Interior

• Kitchen: Electric oven; Free‑standing range; Oven
• Bedrooms: Three bedrooms (all on the first floor); primary bedroom on the first floor
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) for cooling
• Interior features: Kitchen and dining combined; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Peck El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 388 students, 98% FRL); Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 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 19% at this address vs 31% district-wide (-12 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 rising (+2.2%/yr); 472 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($46k/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 $691 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 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1943 — 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: 1.20% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 7.0

CMA / ARV

• ARV (median comp): $181,761
• List price: $100,000
• Delta: -44.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3919 Daphne St	0.34mi	2/1.0	796 (+1%)	10mo	$149,990	$188	75
6803 Foster St	0.23mi	2/1.0	730 (-8%)	18mo	$114,950	$157	61
4407 Alice St	0.36mi	2/1.0	896 (+13%)	5mo	$95,000	$106	56
4209 Short St	0.36mi	1/1.0 (-1)	900 (+14%)	0mo	$42,000	$47	55
6718 Calhoun Rd	0.37mi	3/1.0 (+1)	864 (+9%)	15mo	$128,000	$148	50

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-5,863
• Equity at exit: $14,910

10-year hold

• IRR: 2.9%
• Equity multiple: 1.20×
• Total profit: $5,668
• Equity at exit: $8,646

Cash invested: $28,000 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 472
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$524
• Tax from tax record: −$203 /mo · $2,436/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $177

Break-even live

Break-even rent $973

Max offer price $100,000

Occupancy floor 80%

Sensitivity live

Price	-10% $234	-5% $205	+0% $177	+5% $149	+10% $120
Rent	-10% $82	-5% $130	+0% $177	+5% $224	+10% $271
Rate	-1.0pp $227	-0.5pp $202	base $177	+0.5pp $151	+1.0pp $125

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6420 Conley St Unit 7 Houston, TX	2.0	1.0	652	$975	$1.50	45d	1	0.19mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	26d	1	0.63mi
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	6d	1	0.77mi
3603 Alice St Houston, TX	1.0	1.0	848	$1,000	$1.18	5d	1	0.77mi
6030 Schroeder Rd Houston, TX	1.0	1.0	740	$850	$1.15	45d	1	0.78mi
3603 Alice St Unit 3725-B Houston, TX	1.0	1.0	850	$999	$1.18	9d	1	0.79mi
3603 Alice St Unit 15 Houston, TX	2.0	1.0	850	$999	$1.18	9d	1	0.79mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	45d	1	0.85mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	23d	1	0.85mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	45d	1	0.85mi
5924 Schroeder Rd Houston, TX	1.0	1.0	800	$795	$0.99	26d	1	0.85mi
6215 Tierwester St Houston, TX	1.0–2.0	1.0	650	$900	$1.38	26d	3	0.92mi
3560 Dixie Dr Unit 1047 Houston, TX	1.0	1.0	1003	$1,088	$1.08	12d	1	0.94mi
3560 Dixie Dr Unit 3581 Houston, TX	1.0	1.0	1003	$1,087	$1.08	12d	1	0.94mi
3560 Dixie Dr Unit 1187 Houston, TX	1.0	1.0	1003	$1,037	$1.03	0d	1	0.94mi
3560 Dixie Dr Unit 324 Houston, TX	1.0	1.0	1003	$1,048	$1.04	9d	1	0.94mi
3560 Dixie Dr Unit 3581 Houston, TX	1.0	1.0	1003	$1,083	$1.08	15d	1	0.94mi
3560 Dixie Dr Unit 3611 Houston, TX	1.0	1.0	1003	$1,037	$1.03	14d	1	0.94mi
3560 Dixie Dr Unit 1162 Houston, TX	1.0	1.0	1003	$1,048	$1.04	7d	1	0.94mi
6811 Del Rio St Houston, TX	2.0	1.0	598	$999	$1.67	45d	1	1.02mi
6811 Del Rio St Houston, TX	2.0	1.0	588	$999	$1.70	17d	1	1.02mi
3426 Tampa St Unit 4272026 Houston, TX	2.0	1.5	1046	$1,500	$1.43	45d	1	1.11mi
1600 Jester St Houston, TX	1.0	1.0	641	$1,195	$1.86	1d	3	1.13mi
4722 Old Spanish Trl Unit B301 Houston, TX	2.0	2.0	1027	$1,695	$1.65	46d	1	1.17mi
3360 Alice St Unit 3387 Houston, TX	2.0	2.0	968	$1,307	$1.35	0d	1	1.26mi
3360 Alice St Unit 2162 Houston, TX	2.0	2.0	968	$1,323	$1.37	9d	1	1.26mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$991	$1.05	15d	1	1.26mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	968	$1,348	$1.39	0d	1	1.26mi
3360 Alice St Unit 2292 Houston, TX	2.0	2.0	945	$998	$1.06	46d	1	1.26mi
3360 Alice St Unit 2047 Houston, TX	2.0	2.0	968	$1,347	$1.39	4d	1	1.28mi
3716 Southmore Blvd Houston, TX	2.0	1.0	850	$1,000	$1.18	45d	1	1.29mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	45d	1	1.31mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	45d	1	1.33mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	26d	1	1.34mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	45d	1	1.34mi
7812 Tierwester St Houston, TX	2.0	1.0	800	$950	$1.19	17d	2	1.34mi
3629 N MacGregor Way Houston, TX	1.0	1.0	700	$775	$1.11	45d	1	1.35mi
7826 Gladstone St Houston, TX	2.0	1.0	760	$1,250	$1.64	1d	1	1.36mi
3620 Southmore Blvd Houston, TX	2.0	1.0	780	$1,100	$1.41	15d	1	1.36mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	14d	1	1.39mi

Listing history 9 events

1. 2026-06-10
   days on market $100,000 Active 45 DOM
2. 2026-06-08
   days on market $100,000 Active 44 DOM
3. 2026-06-07
   days on market $100,000 Active 43 DOM
4. 2026-06-04
   days on market $100,000 Active 40 DOM
5. 2026-06-01
   days on market $100,000 Active 37 DOM
6. 2026-05-31
   days on market $100,000 Active 36 DOM
7. 2026-04-25
   listed $100,000 Active 228-char remark
8. 2026-01-09
   soldstatus $200,000
9. 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: $2,436 · $203/mo
• Projected year-2 tax: $2,436 · $203/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 · 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: $14,369
• − Mortgage interest: −$5,602
• − Property taxes: −$2,436
• − Insurance: −$500
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,909
• Taxable income: $624
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $1,973/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% 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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

-50.0% since first listed

4 events — show timeline

• 2026-06-10 Listing Removed — HARMLS
• 2026-04-25 Listed $100,000 HARMLS
• 2026-01-09 Sold (Public Records) $200,000 Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,436 · -2.9% YoY. Source: county tax records.