5622 Woodgreen St · Houston, TX 77033

$180,000

3 bd · 1.0 ba · 1,397 sqft · SingleFamily public records · 5 Days on market

Built 1962 7,078 sqft lot Est $217k · 17% under

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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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this incredible property with high potential for the savvy investor. This gem boasts a brand new AC system and stunning countertops. Located in a prime area near the bustling medical center, this spacious lot offers endless possibilities. Don't miss out on this investor special waiting for your personal touch. Sold as-is.

Key facts

• Quartz countertops
• Updated kitchen
• Covered back patio

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• WOOD AND TILE FLOORING
• COVERED BACK PATIO
• GENEROUSLY SIZED BACKYARD
• EXCELLENT ACCESSIBILITY

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Utilities: Public sewer
• Home design: Residential property; One-story entry (multiple floor levels inside); Built in 1962
• Construction: Brick and wood siding construction; Slab foundation; Composition roof
• Exterior features: Fenced backyard; Private yard; Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floor (12 x 11); Bedroom on the second floor (11 x 11); Bedroom on the third floor (11 x 11); Bedroom on the fourth floor (11 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: Double vanity; Pantry; Tub with shower

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $172k (4.4% below list).
• Recommended offer: $172k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Sterling H S (math 16% / reading 27%, grade F, #1,377 of 1,632 statewide, top 85%, 1,421 students, 92% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 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 fast (+5.5%/yr); 345 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,720/mo this rent would consume 54% of the median local household income ($38k/yr) (locally 1728% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,024 (4.4% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $216,535
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8918 Vinearbor St	0.07mi	4/3.0 (+1)	1,400 (+0%)	3mo	$239,900	$171	81
5527 Lakefield Dr	0.38mi	4/2.5 (+1)	1,400 (+0%)	2mo	$240,000	$171	70
9211 Vinearbor St	0.17mi	3/1.0	1,192 (-15%)	1mo	$179,900	$151	67
5234 Wilmington St	0.34mi	3/1.0	1,230 (-12%)	1mo	$76,500	$62	63
5614 Flamingo Dr	0.54mi	3/2.0	1,350 (-3%)	7mo	$209,900	$155	59
5763 Thrush Dr	0.58mi	3/1.5	1,496 (+7%)	2mo	$225,000	$150	58
5746 Groveton St	0.34mi	3/1.0	1,200 (-14%)	4mo	$129,900	$108	57
5818 Beldart St	0.70mi	4/2.0 (+1)	1,419 (+2%)	6mo	$205,000	$144	51
5843 Thrush Dr	0.67mi	3/1.5	1,512 (+8%)	4mo	$50,000	$33	49
5639 Westover St	0.72mi	4/2.0 (+1)	1,289 (-8%)	3mo	$230,000	$178	42
5822 Beldart St	0.70mi	4/2.0 (+1)	1,200 (-14%)	2mo	$217,000	$181	33
5754 Belneath St	0.68mi	4/2.0 (+1)	1,188 (-15%)	6mo	$206,000	$173	30

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.64×
• Total profit: $-17,895
• Equity at exit: $26,839

10-year hold

• IRR: 3.0%
• Equity multiple: 1.24×
• Total profit: $12,166
• Equity at exit: $15,563

Cash invested: $50,400 (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 77033

• Home prices YoY: -16.3%
• Rents YoY: 5.5%
• Active inventory: 345
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$944
• Tax from tax record: −$232 /mo · $2,781/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $108

Break-even live

Break-even rent $1,583

Max offer price $180,000

Occupancy floor 89%

Sensitivity live

Price	-10% $210	-5% $159	+0% $108	+5% $57	+10% $6
Rent	-10% $-28	-5% $40	+0% $108	+5% $176	+10% $244
Rate	-1.0pp $199	-0.5pp $154	base $108	+0.5pp $62	+1.0pp $14

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	44d	1	0.14mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	0d	1	0.52mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	15d	1	0.60mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	25d	1	0.67mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	21d	1	0.70mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	0.76mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	13d	1	0.76mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	0.79mi
10902 Faircroft Dr Houston, TX	3.0	1.0	1308	$1,455	$1.11	0d	1	0.80mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	44d	1	0.85mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	0.92mi
5426 Greylog Dr Houston, TX	3.0	2.0	1205	$1,750	$1.45	25d	1	0.92mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	16d	1	0.95mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	6d	1	1.13mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	44d	1	1.14mi
5602 Selinsky Rd Unit 2047 Houston, TX	2.0	2.0	1062	$1,113	$1.05	4d	1	1.24mi
5602 Selinsky Rd Unit 3047 Houston, TX	3.0	2.0	1167	$1,324	$1.13	12d	1	1.24mi
5602 Selinsky Rd Unit 2047 Houston, TX	2.0	2.0	1062	$1,114	$1.05	0d	1	1.24mi
5602 Selinsky Rd Unit 422 Houston, TX	2.0	2.0	1062	$1,089	$1.03	8d	1	1.25mi
5602 Selinsky Rd Unit 510 Houston, TX	3.0	2.0	1167	$1,313	$1.13	12d	1	1.25mi
5602 Selinsky Rd Unit 5659 Houston, TX	2.0	2.0	1062	$1,113	$1.05	11d	1	1.25mi
5602 Selinsky Rd Unit 421 Houston, TX	2.0	2.0	1062	$1,089	$1.03	6d	1	1.25mi
5602 Selinsky Rd Unit 3187 Houston, TX	3.0	2.0	1167	$1,273	$1.09	0d	1	1.25mi
5602 Selinsky Rd Unit 2187 Houston, TX	2.0	2.0	1062	$1,073	$1.01	0d	1	1.25mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	0d	1	1.25mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	25d	1	1.26mi
6103 El Granate Dr Houston, TX	3.0	3.0	1755	$1,585	$0.90	25d	1	1.29mi
6107 El Granate Dr Houston, TX	3.0	2.0	1192	$1,000	$0.84	6d	1	1.29mi
11319 Murr Way Houston, TX	3.0	1.5	1213	$1,699	$1.40	19d	1	1.33mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	1.34mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	44d	1	1.41mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	44d	1	1.43mi

Listing history 4 events

1. 2026-06-21
   days on market $180,000 Active 5 DOM
2. 2026-06-18
   days on market $180,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $180,000 Active 1 DOM

ⓘ 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: $2,781 · $232/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$513/yr (+$43/mo · 18.5%)

ⓘ 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 · 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: $20,643
• − Mortgage interest: −$10,083
• − Property taxes: −$2,781
• − Insurance: −$900
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$5,236
• Taxable loss: −$1,660
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $1,698/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): 29,154
• Household income: $38,071
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1728.0

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 (55%)
• Race & ethnicity: Black 55% Hispanic / Latino 43% Two or more races 17% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▼ -41.49%
• Current HPI: 212.6472
• Rent YoY: ▲ 5.45%
• 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

+20.0% since first listed

14 events — show timeline

• 2026-06-01 Listed $180,000 HARMLS
• 2026-05-28 Listed for Rent $1,700 HARMLS
• 2026-01-19 Listing Removed — HARMLS
• 2025-12-16 Listed $185,000 HARMLS
• 2025-05-30 Sold (Public Records) — Public Records
• 2025-05-29 Sold (Public Records) — Public Records
• 2025-05-28 Sold (MLS) — HARMLS
• 2025-03-27 Pending — HARMLS
• 2025-03-21 Relisted — HARMLS
• 2025-03-18 Pending — HARMLS
• 2025-02-20 Price Changed $120,000 HARMLS
• 2025-01-28 Price Changed $140,000 HARMLS
• 2025-01-07 Listed $150,000 HARMLS
• 1988-03-11 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,781 · +11.7% YoY. Source: county tax records.