4506 Davenport St · Houston, TX 77051

$229,800

3 bd · 2.0 ba · 1,589 sqft · SingleFamily public records · 46 Days on market

Built 2017 5,000 sqft lot $145/sqft · 8% below area Est $250k · 8% 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 +17.1/30.0
• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• 1% rule +5.3/10.0
• DSCR +5.3/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

This property presents a wonderful opportunity to live in close proximity to some of Houston’s most popular destinations, including the Loop, Highway 288, NRG Stadium, and the renowned Medical Center. Enjoy quick and easy access to entertainment venues, healthcare facilities, and downtown attractions, making everyday living both convenient and exciting. This home features three bedrooms and two full bathrooms, offering ample space for family and guests, one-story layout designed for comfort and accessibility, cozy fireplace, perfect for relaxing evenings at home, covered patio, ideal for outdoor entertaining or quiet relaxation, and attached two-car garage, providing secure parking an

Key facts

• One story layout
• Covered patio
• Cozy fireplace

Tags

• ONE STORY LAYOUT
• COZY FIREPLACE
• COVERED PATIO

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage; Driveway and additional parking available
• Utilities: Public water; Public sewer
• Home design: Residential property facing north; Full ownership; Single-story entry (all main rooms listed on first floor)
• Construction: Built in 2017; Stucco and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Subdivision setting; Backs to greenbelt/park; Asphalt road access

Interior

• Kitchen: Dishwasher, garbage disposal, microwave
• Bedrooms: Primary bedroom on the first floor (18 x 16); Two additional first-floor bedrooms (each 16 x 14)
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Gas fireplace (1); Washer hookup and dryer hookups for electric and gas; Carpet and wood flooring
• Laundry & utility: Washer hookup, electric dryer hookup, gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 312 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $2,364/mo this rent would consume 76% of the median local household income ($37k/yr) (locally 1446% 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 $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.8% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,906 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.03% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.1

CMA / ARV

• ARV (median comp): $249,858
• List price: $229,800
• Delta: -8.03%
• 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
8815 Edgar St	0.22mi	3/2.5	1,620 (+2%)	5mo	$299,990	$185	80
8817 Edgar St	0.23mi	3/2.5	1,620 (+2%)	6mo	$299,990	$185	79
8746 Delilah St	0.32mi	3/2.0	1,674 (+5%)	6mo	$235,000	$140	71
4358 Larkspur St	0.39mi	4/2.5 (+1)	1,501 (-6%)	2mo	$242,500	$162	63
4526 Edfield St	0.67mi	3/2.0	1,556 (-2%)	6mo	$149,900	$96	61
4741 Bricker St	0.53mi	3/2.5	1,670 (+5%)	6mo	$230,000	$138	60
4402 Phlox St	0.53mi	3/2.0	1,436 (-10%)	5mo	$239,999	$167	55
4357 Maggie St	0.31mi	4/3.0 (+1)	1,781 (+12%)	3mo	$239,950	$135	54
8838 Delilah St	0.36mi	3/1.0	1,382 (-13%)	6mo	$119,999	$87	52
9007 Comal St	0.70mi	3/2.5	1,703 (+7%)	4mo	$289,000	$170	50
5022 Bricker St	0.66mi	3/2.0	1,767 (+11%)	4mo	$219,000	$124	47
4911 Edfield St	0.74mi	4/1.5 (+1)	1,737 (+9%)	6mo	$144,900	$83	38

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 3.17×
• Total profit: $139,611
• Equity at exit: $207,022

10-year hold

• IRR: 24.3%
• Equity multiple: 7.42×
• Total profit: $412,782
• Equity at exit: $446,451

Cash invested: $64,344 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 312
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,205
• Tax from tax record: −$409 /mo · $4,908/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $158

Break-even live

Break-even rent $2,164

Max offer price $229,800

Occupancy floor 88%

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: $57,450
• Closing costs: $6,894
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	24d	1	0.03mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	0.09mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	17d	1	0.21mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	44d	1	0.39mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	44d	1	0.41mi
4835 Sunflower St Unit 1546466P Houston, TX	3.0	2.0	1883	$4,516	$2.40	15d	1	0.46mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,355	$3.92	2d	1	0.48mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	0.50mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	0.51mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	13d	1	0.51mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	0.51mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	44d	1	0.52mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	5d	1	0.55mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.74mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	20d	1	0.76mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	3d	1	0.78mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	0.86mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	0.89mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	44d	1	0.91mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	0.94mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	24d	1	0.96mi
3710 Rockingham St Houston, TX	3.0	2.0	1890	$1,700	$0.90	44d	1	0.97mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	44d	1	0.98mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	44d	1	1.04mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	13d	1	1.06mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	24d	1	1.09mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	14d	1	1.11mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	44d	1	1.13mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	21d	1	1.18mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	21d	1	1.18mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	44d	1	1.21mi
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	44d	1	1.21mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	15d	1	1.25mi
3137 W Bellfort Ave Houston, TX	2.0	2.0	1164	$1,802	$1.55	44d	1	1.30mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	44d	1	1.32mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	3d	2	1.36mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	24d	1	1.41mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	1.41mi
3655 Seabrook St Unit 6 Houston, TX	2.0	1.0	1600	$1,000	$0.62	44d	1	1.47mi
2910 Reed Rd Houston, TX	1.0–3.0	1.0–2.0	967	$1,280	$1.32	2d	5	1.47mi

Listing history 37 events

1. 2026-06-18
   days on market $229,800 Pending 46 DOM
2. 2026-06-17
   days on market $229,800 Pending 45 DOM
3. 2026-06-16
   days on market $229,800 Pending 44 DOM
4. 2026-06-15
   status $229,800 Pending 43 DOM
5. 2026-06-15
   days on market $229,800 Active 43 DOM
6. 2026-06-13
   days on market $229,800 Active 41 DOM
7. 2026-06-10
   days on market $229,800 Active 37 DOM
8. 2026-06-08
   days on market $229,800 Active 36 DOM
9. 2026-06-07
   days on market $229,800 Active 35 DOM
10. 2026-06-04
    days on market $229,800 Active 32 DOM
11. 2026-06-01
    days on market $229,800 Active 29 DOM
12. 2026-05-31
    days on market $229,800 Active 28 DOM
13. 2026-05-03
    listed $229,800 Active 765-char remark
14. 2025-06-24
    status Pending
15. 2024-11-05
    status Pending
16. 2024-11-05
    historical
17. 2024-11-05
    listed $190,000 Active
18. 2024-09-13
    historical
19. 2024-01-19
    listed $190,000 Active
20. 2022-11-10
    soldstatus
21. 2020-03-19
    status Active
22. 2020-03-19
    historical
23. 2020-03-19
    soldstatus
24. 2020-01-30
    status Pending
25. 2020-01-18
    status Option Pending
26. 2020-01-14
    price $159,900
27. 2020-01-13
    listed $190,000 Active
28. 2018-07-06
    soldstatus
29. 2018-07-06
    soldstatus
30. 2018-04-11
    soldstatus Sold
31. 2017-11-13
    status Pending
32. 2017-09-26
    status Option Pending
33. 2017-06-14
    listed $160,000 Active
34. 2017-06-14
    historical
35. 2017-03-13
    soldstatus
36. 2017-02-01
    listed $164,990 Active
37. 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: $4,908 · $409/mo
• Projected year-2 tax: $4,908 · $409/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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 21 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: $28,372
• − Mortgage interest: −$12,872
• − Property taxes: −$4,908
• − Insurance: −$1,149
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − Depreciation: −$6,685
• Taxable loss: −$1,782
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $2,323/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

+39.3% since first listed

26 events — show timeline

• 2026-06-15 Pending — HARMLS
• 2026-05-03 Listed $229,800 HARMLS
• 2025-06-24 Pending — HARMLS
• 2024-11-05 Pending — HARMLS
• 2024-11-05 Listed $190,000 HARMLS
• 2024-11-05 Listing Removed — HARMLS
• 2024-09-13 Listing Removed — HARMLS
• 2024-01-19 Listed $190,000 HARMLS
• 2022-11-10 Sold (Public Records) — Public Records
• 2020-03-19 Relisted — HARMLS
• 2020-03-19 Sold (Public Records) — Public Records
• 2020-03-19 Listing Removed — HARMLS
• 2020-01-30 Pending — HARMLS
• 2020-01-18 Pending — HARMLS
• 2020-01-14 Price Changed $159,900 HARMLS
• 2020-01-13 Listed $190,000 HARMLS
• 2018-07-06 Sold (Public Records) — Public Records
• 2018-07-06 Sold (Public Records) — Public Records
• 2018-04-11 Sold (MLS) — HARMLS
• 2017-11-13 Pending — HARMLS
• 2017-09-26 Pending — HARMLS
• 2017-06-14 Listed $160,000 HARMLS
• 2017-06-14 Listing Removed — HARMLS
• 2017-03-13 Sold (Public Records) — Public Records
• 2017-02-01 Listed $164,990 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+22.9%/yr

Latest (2025): $4,908 · -6.9% YoY. Source: county tax records.