7546 Bywood St · Houston, TX 77028

$137,500

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 213 Days on market

Built 1956 7,810 sqft lot $123/sqft · 11% below area Est $154k · 11% under

---

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 +22.3/30.0
• ARV discount +12.3/15.0
• Appreciation +7.6/10.0
• DSCR +7.1/10.0
• 1% rule +6.4/10.0
• 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

Discover the potential in this 3-bedroom, 1-bath home located in a quiet Houston neighborhood. Built in 1956, this property offers a classic layout with plenty of room to reimagine. The home needs work, making it an ideal opportunity for investors, remodelers, or anyone looking for a project. The property has never flooded, adding peace of mind for future improvements. Conveniently located and full of possibilities for the right buyer—bring your vision and make it your next investment.

Key facts

• Never flooded
• Classic layout
• 7,810 sq ft lot

Tags

• QUIET HOUSTON NEIGHBORHOOD
• CLASSIC LAYOUT
• NEVER FLOODED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Rents soft (-1.6%/yr); 353 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,565/mo this rent would consume 49% of the median local household income ($38k/yr) (locally 1177% 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 $8k of equity ($951 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $121,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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 1956 — 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: 1.14% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.3

CMA / ARV

• ARV (median comp): $153,785
• List price: $137,500
• Delta: -10.59%
• 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
7534 Bywood St	0.03mi	3/1.0 (+1)	1,107 (-1%)	10mo	$179,000	$162	83
7622 Delavan Dr	0.31mi	3/1.0 (+1)	1,120 (0%)	6mo	$132,000	$118	75
7901 Richland Dr	0.44mi	2/1.0	1,108 (-1%)	10mo	$115,000	$104	69
7625 Delavan Dr	0.29mi	3/1.0 (+1)	1,092 (-2%)	12mo	$145,000	$133	67
7410 Glen Manor Dr	0.37mi	3/2.0 (+1)	1,140 (+2%)	6mo	$225,000	$197	66
7833 Linda Vista Rd	0.40mi	2/1.0	1,207 (+8%)	15mo	$135,000	$112	56
7429 Springdale St	0.26mi	3/2.0 (+1)	1,230 (+10%)	9mo	$190,000	$154	55
7646 Sundown Dr	0.42mi	3/1.0 (+1)	1,186 (+6%)	16mo	$169,000	$142	52
7229 Springdale St	0.45mi	3/1.0 (+1)	1,247 (+11%)	6mo	$195,000	$156	50
7518 S Finch Cir	0.65mi	2/1.5	1,176 (+5%)	14mo	$129,000	$110	48
7925 Crestview Dr	0.51mi	3/1.0 (+1)	1,032 (-8%)	15mo	$160,000	$155	45
7206 Bywood St	0.47mi	3/2.0 (+1)	1,266 (+13%)	6mo	$230,000	$182	42

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: 17.9%
• Equity multiple: 2.13×
• Total profit: $43,539
• Equity at exit: $79,974

10-year hold

• IRR: 16.6%
• Equity multiple: 3.87×
• Total profit: $110,543
• Equity at exit: $139,753

Cash invested: $38,500 (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: 353
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$721
• Tax from tax record: −$231 /mo · $2,774/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $227

Break-even live

Break-even rent $1,278

Max offer price $137,500

Occupancy floor 81%

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	7d	1	0.17mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	15d	1	0.19mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	24d	1	0.21mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	22d	1	0.32mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	43d	1	0.56mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	43d	1	0.57mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	24d	1	0.80mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.82mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	0.89mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	7d	1	0.94mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	0.95mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	24d	1	0.96mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	7d	1	0.98mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	43d	1	1.04mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,199	$1.34	1d	5	1.04mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,699	$1.31	5d	1	1.09mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	5d	1	1.10mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	43d	1	1.12mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	43d	1	1.12mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	43d	1	1.12mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	43d	1	1.26mi
8158 Sunbury St Houston, TX	3.0	2.5	1300	$1,525	$1.17	24d	1	1.37mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,233	$1.21	13d	8	1.41mi
8117 Saint Louis St Houston, TX	3.0	2.0	1090	$1,335	$1.22	22d	1	1.43mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	43d	1	1.43mi
8119 Saint Louis St Houston, TX	3.0	2.0	1090	$1,349	$1.24	43d	1	1.43mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	43d	1	1.47mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	43d	1	1.48mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	43d	1	1.49mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	43d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $137,500 Active 213 DOM
2. 2026-06-17
   days on market $137,500 Active 212 DOM
3. 2026-06-16
   days on market $137,500 Active 211 DOM
4. 2026-06-15
   days on market $137,500 Active 210 DOM
5. 2026-06-13
   days on market $137,500 Active 208 DOM
6. 2026-06-10
   days on market $137,500 Active 204 DOM
7. 2026-06-08
   days on market $137,500 Active 203 DOM
8. 2026-06-07
   days on market $137,500 Active 202 DOM
9. 2026-06-04
   days on market $137,500 Active 199 DOM
10. 2026-06-01
    days on market $137,500 Active 196 DOM
11. 2026-05-31
    days on market $137,500 Active 195 DOM
12. 2025-11-17
    listed $137,500 Active 496-char remark

    Show marketing remark (496 chars)

    Discover the potential in this 3-bedroom, 1-bath home located in a quiet Houston neighborhood. Built in 1956, this property offers a classic layout with plenty of room to reimagine. The home needs work, making it an ideal opportunity for investors, remodelers, or anyone looking for a project. The property has never flooded, adding peace of mind for future improvements. Conveniently located and full of possibilities for the right buyer—bring your vision and make it your next investment.

13. 2021-10-06
    soldstatus
14. 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: $2,774 · $231/mo
• Projected year-2 tax: $2,774 · $231/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 ≥111°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: $18,779
• − Mortgage interest: −$7,702
• − Property taxes: −$2,774
• − Insurance: −$688
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$4,000
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $2,575/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

3 events — show timeline

• 2025-11-17 Listed $137,500 HARMLS
• 2021-10-06 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,774 · +20.1% YoY. Source: county tax records.