3123 Sunbeam St · Houston, TX 77051

$175,000

3 bd · 1.5 ba · 1,395 sqft · SingleFamily public records · 168 Days on market

Built 1961 6,324 sqft lot $125/sqft · 8% below area Est $191k · 8% under

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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 +22.4/30.0
• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3-bedroom, 1.5-bath home offers 1,369 square feet of living space and is ready for your personal touch. Featuring a comfortable layout with plenty of natural light, this property provides a great opportunity to make it your own. The highlight is the large, nicely sized yard—perfect for outdoor gatherings, gardening, or simply relaxing. While the home needs some TLC, it has solid potential for buyers or investors looking to add value and create their dream space. Conveniently located and full of possibilities, this home is a must-see for anyone seeking a project with rewarding results.

Key facts

• Large yard
• Gardening
• Outdoor gatherings

Tags

• LARGE YARD
• OUTDOOR GATHERINGS
• GARDENING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (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 rising fast (+4.8%/yr); 312 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,929/mo this rent would consume 62% 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 $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1961 — 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: 1.10% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $190,664
• List price: $175,000
• Delta: -8.22%
• 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
10204 Penryn Forest Trl	0.38mi	3/2.5	1,384 (-1%)	1mo	$284,990	$206	76
3034 Corksie St	0.16mi	3/2.0	1,225 (-12%)	0mo	$219,900	$180	70
2614 Afton Heights Way	0.56mi	3/2.5	1,384 (-1%)	1mo	$279,990	$202	68
10014 Sierra Dr	0.15mi	4/2.0 (+1)	1,243 (-11%)	2mo	$185,000	$149	66
10208 Penryn Forest Trl	0.38mi	3/2.5	1,486 (+6%)	2mo	$299,990	$202	66
10322 Penryn Forest Trl	0.42mi	3/2.5	1,486 (+6%)	2mo	$304,990	$205	64
10316 Largent Hollow Trl	0.57mi	3/2.5	1,486 (+6%)	1mo	$306,990	$207	58
3018 Elpyco St	0.37mi	4/2.0 (+1)	1,215 (-13%)	1mo	$187,000	$154	53
2622 Afton Heights Way	0.53mi	3/2.5	1,586 (+14%)	2mo	$310,990	$196	47
2618 Afton Heights Way	0.55mi	3/2.5	1,586 (+14%)	1mo	$299,990	$189	47
2608 Afton Heights Way	0.56mi	3/2.5	1,586 (+14%)	1mo	$313,990	$198	46
10318 Largent Hollow Trl	0.57mi	3/2.5	1,586 (+14%)	1mo	$313,990	$198	46

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: 30.2%
• Equity multiple: 3.40×
• Total profit: $117,391
• Equity at exit: $157,654

10-year hold

• IRR: 26.7%
• Equity multiple: 7.91×
• Total profit: $338,824
• Equity at exit: $339,987

Cash invested: $49,000 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 312
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$918
• Tax from tax record: −$242 /mo · $2,904/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $291

Break-even live

Break-even rent $1,560

Max offer price $175,000

Occupancy floor 80%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10510 Cathedral Dr Houston, TX	3.0	1.0	887	$1,300	$1.47	43d	1	0.32mi
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	43d	1	0.32mi
9610 Buffum St Houston, TX	3.0	3.0	1605	$1,799	$1.12	43d	1	0.34mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,400	$1.32	4d	1	0.47mi
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,450	$1.35	22d	1	0.47mi
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	18d	1	0.49mi
2910 Reed Rd Houston, TX	1.0–3.0	1.0–2.0	967	$1,280	$1.32	1d	5	0.58mi
10415 Lancaster Ln Houston, TX	3.0–4.0	2.5	1937	$2,525	$1.30	20d	1	0.60mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	3d	2	0.79mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$975	$1.07	43d	1	0.84mi
3137 W Bellfort Ave Houston, TX	2.0	2.0	1164	$1,802	$1.55	43d	1	1.26mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	43d	1	1.31mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	20d	1	1.48mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	5d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $175,000 Active 168 DOM
2. 2026-06-17
   days on market $175,000 Active 167 DOM
3. 2026-06-16
   days on market $175,000 Active 166 DOM
4. 2026-06-15
   days on market $175,000 Active 165 DOM
5. 2026-06-13
   days on market $175,000 Active 163 DOM
6. 2026-06-10
   days on market $175,000 Active 159 DOM
7. 2026-06-08
   days on market $175,000 Active 158 DOM
8. 2026-06-07
   days on market $175,000 Active 157 DOM
9. 2026-06-04
   days on market $175,000 Active 154 DOM
10. 2026-06-01
    days on market $175,000 Active 151 DOM
11. 2026-05-31
    days on market $175,000 Active 150 DOM
12. 2026-04-02
    status Active 605-char remark

    Show marketing remark (605 chars)

    This 3-bedroom, 1.5-bath home offers 1,369 square feet of living space and is ready for your personal touch. Featuring a comfortable layout with plenty of natural light, this property provides a great opportunity to make it your own. The highlight is the large, nicely sized yard—perfect for outdoor gatherings, gardening, or simply relaxing. While the home needs some TLC, it has solid potential for buyers or investors looking to add value and create their dream space. Conveniently located and full of possibilities, this home is a must-see for anyone seeking a project with rewarding results.

13. 2026-02-11
    historical 605-char remark

    Show marketing remark (605 chars)

    This 3-bedroom, 1.5-bath home offers 1,369 square feet of living space and is ready for your personal touch. Featuring a comfortable layout with plenty of natural light, this property provides a great opportunity to make it your own. The highlight is the large, nicely sized yard—perfect for outdoor gatherings, gardening, or simply relaxing. While the home needs some TLC, it has solid potential for buyers or investors looking to add value and create their dream space. Conveniently located and full of possibilities, this home is a must-see for anyone seeking a project with rewarding results.

14. 2026-02-03
    status Active 605-char remark

    Show marketing remark (605 chars)

    This 3-bedroom, 1.5-bath home offers 1,369 square feet of living space and is ready for your personal touch. Featuring a comfortable layout with plenty of natural light, this property provides a great opportunity to make it your own. The highlight is the large, nicely sized yard—perfect for outdoor gatherings, gardening, or simply relaxing. While the home needs some TLC, it has solid potential for buyers or investors looking to add value and create their dream space. Conveniently located and full of possibilities, this home is a must-see for anyone seeking a project with rewarding results.

15. 2025-12-09
    historical 605-char remark

    Show marketing remark (605 chars)

    This 3-bedroom, 1.5-bath home offers 1,369 square feet of living space and is ready for your personal touch. Featuring a comfortable layout with plenty of natural light, this property provides a great opportunity to make it your own. The highlight is the large, nicely sized yard—perfect for outdoor gatherings, gardening, or simply relaxing. While the home needs some TLC, it has solid potential for buyers or investors looking to add value and create their dream space. Conveniently located and full of possibilities, this home is a must-see for anyone seeking a project with rewarding results.

16. 2025-11-03
    soldstatus
17. 2025-10-20
    soldstatus
18. 2025-10-13
    soldstatus
19. 2025-09-18
    listed $175,000 Active 605-char remark

    Show marketing remark (605 chars)

    This 3-bedroom, 1.5-bath home offers 1,369 square feet of living space and is ready for your personal touch. Featuring a comfortable layout with plenty of natural light, this property provides a great opportunity to make it your own. The highlight is the large, nicely sized yard—perfect for outdoor gatherings, gardening, or simply relaxing. While the home needs some TLC, it has solid potential for buyers or investors looking to add value and create their dream space. Conveniently located and full of possibilities, this home is a must-see for anyone seeking a project with rewarding results.

20. 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: $2,904 · $242/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$299/yr (+$25/mo · 10.3%)

ⓘ 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 · 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: $23,145
• − Mortgage interest: −$9,803
• − Property taxes: −$2,904
• − Insurance: −$875
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$5,091
• Taxable income: $770
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $3,309/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

9 events — show timeline

• 2026-04-02 Relisted — HARMLS
• 2026-02-11 Listing Removed — HARMLS
• 2026-02-03 Relisted — HARMLS
• 2025-12-09 Listing Removed — HARMLS
• 2025-11-03 Sold (Public Records) — Public Records
• 2025-10-20 Sold (Public Records) — Public Records
• 2025-10-13 Sold (Public Records) — Public Records
• 2025-09-18 Listed $175,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,904 · -10.6% YoY. Source: county tax records.