6314 Crestville St · Houston, TX 77033

$132,000

3 bd · 1.0 ba · 1,146 sqft · SingleFamily public records · 40 Days on market

Built 1949 6,599 sqft lot $115/sqft · 22% below area Est $169k · 22% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.7/10.0
• 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

Charming single-story home in Houston’s established Southcrest neighborhood featuring approximately 3 bedrooms, 1 bath, and a spacious lot. Built in 1949, this property offers classic character with convenient access to Downtown Houston, the Texas Medical Center, major highways, shopping, schools, and nearby parks. Situated in a growing area with ongoing redevelopment and new investment nearby.

Key facts

• Convenient access
• Spacious lot
• Downtown houston

Tags

• SINGLE-STORY HOME
• SPACIOUS LOT
• CONVENIENT ACCESS
• DOWNTOWN HOUSTON
• TEXAS MEDICAL CENTER
• MAJOR HIGHWAYS

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered
• HOA & community: No HOA information provided

Exterior

• Parking: No on-site parking
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (entry level not specified); Built in 1949
• Construction: Composition roof; Slab foundation; Construction materials: Unknown
• Exterior features: Subdivision lot

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No bedroom count provided
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: 3 total rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.1% 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); 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.
• Market conditions: Rents rising fast (+5.5%/yr); 345 active listings in the ZIP; 29 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 $1,546/mo this rent would consume 49% 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 $913 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $37k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Watch-outs: flood insurance adds $66/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $128,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.17% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.1

CMA / ARV

• ARV (median comp): $169,449
• List price: $132,000
• Delta: -22.10%
• 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
5942 Southridge St	0.12mi	3/1.0	1,039 (-9%)	9mo	$105,000	$101	71
6111 Cavanaugh St	0.56mi	2/1.0 (-1)	1,136 (-1%)	8mo	$144,900	$128	61
5905 Southmont St	0.23mi	3/1.0	1,286 (+12%)	11mo	$170,000	$132	60
5950 Southville St	0.49mi	2/1.0 (-1)	1,165 (+2%)	14mo	$86,000	$74	58
6018 Beekman Rd	0.50mi	3/2.0	1,202 (+5%)	9mo	$242,000	$201	56
6229 Cavalier St	0.59mi	3/2.0	1,200 (+5%)	9mo	$255,000	$213	53
6527 Beekman Rd	0.68mi	3/1.0	1,182 (+3%)	13mo	$115,000	$97	52
5303 Dewberry St	0.58mi	3/1.0	1,050 (-8%)	11mo	$130,000	$124	50
5342 Dewberry St	0.47mi	3/2.0	1,250 (+9%)	13mo	$224,000	$179	48
5234 Browncroft St	0.69mi	3/2.0	1,096 (-4%)	12mo	$199,800	$182	47
5823 Southgood St	0.72mi	3/2.0	1,300 (+13%)	1mo	$217,900	$168	39
6818 Kassarine Pass	0.62mi	4/2.0 (+1)	1,233 (+8%)	13mo	$215,000	$174	38

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-3,513
• Equity at exit: $19,682

10-year hold

• IRR: 10.0%
• Equity multiple: 1.87×
• Total profit: $31,995
• Equity at exit: $11,413

Cash invested: $36,960 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$692
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$55
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $218

Break-even live

Break-even rent $1,270

Max offer price $132,000

Occupancy floor 81%

Sensitivity live

Price	-10% $293	-5% $256	+0% $218	+5% $181	+10% $143
Rent	-10% $96	-5% $157	+0% $218	+5% $279	+10% $340
Rate	-1.0pp $285	-0.5pp $252	base $218	+0.5pp $184	+1.0pp $149

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	0.29mi
5514 Griggs Rd Unit 2162 Houston, TX	2.0	2.0	1322	$1,190	$0.90	6d	1	0.49mi
5514 Griggs Rd Unit 5571 Houston, TX	2.0	2.0	1322	$1,214	$0.92	11d	1	0.49mi
5514 Griggs Rd Unit 422 Houston, TX	2.0	2.0	1322	$1,190	$0.90	8d	1	0.49mi
5514 Griggs Rd Unit 2187 Houston, TX	2.0	2.0	1322	$1,220	$0.92	0d	1	0.49mi
5514 Griggs Rd Houston, TX	2.0	2.0	1322	$1,210	$0.92	44d	1	0.50mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	44d	1	0.54mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	44d	1	0.54mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	23d	1	0.54mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,225	$0.93	12d	1	0.54mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,214	$0.92	4d	1	0.54mi
5610 Royal Palms St Houston, TX	2.0	1.0	900	$950	$1.06	25d	1	0.73mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	44d	1	0.77mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	44d	1	0.83mi
5154 Griggs Rd Unit CAVE Houston, TX	2.0	2.0	1322	$1,420	$1.07	4d	1	0.89mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	44d	1	0.92mi
3810 Weslow St Unit B Houston, TX	2.0	1.0	924	$1,149	$1.24	8d	1	1.04mi
3810 Weslow St Houston, TX	2.0	1.0	924	$1,449	$1.57	44d	1	1.04mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	44d	1	1.08mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	23d	1	1.09mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	44d	1	1.09mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	1.19mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	1.19mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	1.19mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	19d	1	1.19mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	0d	1	1.24mi
5101 Martin Luther King Blvd Unit MO54 Houston, TX	2.0	2.0	1322	$1,210	$0.92	13d	1	1.24mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	44d	1	1.35mi
4977 Martin Luther King Blvd Houston, TX	4.0	4.0	1396	$870	$0.62	25d	1	1.37mi

Listing history 24 events

1. 2026-06-21
   days on market $132,000 Active 40 DOM
2. 2026-06-18
   days on market $132,000 Active 37 DOM
3. 2026-06-17
   days on market $132,000 Active 36 DOM
4. 2026-06-16
   days on market $132,000 Active 35 DOM
5. 2026-06-15
   days on market $132,000 Active 34 DOM
6. 2026-06-13
   days on market $132,000 Active 32 DOM
7. 2026-06-10
   days on market $132,000 Active 28 DOM
8. 2026-06-08
   days on market $132,000 Active 27 DOM
9. 2026-06-07
   days on market $132,000 Active 26 DOM
10. 2026-06-04
    days on market $132,000 Active 23 DOM
11. 2026-06-01
    days on market $132,000 Active 20 DOM
12. 2026-05-31
    days on market $132,000 Active 19 DOM
13. 2026-05-12
    listed $132,000 Active 403-char remark
14. 2025-09-25
    historical $1,395
15. 2025-09-18
    listed $1,395
16. 2025-09-17
    historical $1,395
17. 2025-08-28
    price $1,395
18. 2025-07-20
    listed $1,495
19. 2024-05-15
    historical $1,325
20. 2024-05-03
    listed $1,325
21. 2020-03-02
    soldstatus
22. 2008-01-17
    soldstatus
23. 2007-03-13
    soldstatus
24. 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: $2,272 · $189/mo
• Projected year-2 tax: $2,416 · $201/mo
• Expected delta: +$144/yr (+$12/mo · 6.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% 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: $18,549
• − Mortgage interest: −$7,394
• − Property taxes: −$2,272
• − Insurance: −$1,458
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$3,840
• Taxable income: $618
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $2,469/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

+9862.3% since first listed

12 events — show timeline

• 2026-05-12 Listed $132,000 HARMLS
• 2025-09-25 Rental Removed $1,395 HARMLS
• 2025-09-18 Listed for Rent $1,395 HARMLS
• 2025-09-17 Rental Removed $1,395 HARMLS
• 2025-08-28 Price Changed $1,395 HARMLS
• 2025-07-20 Listed for Rent $1,495 HARMLS
• 2024-05-15 Rental Removed $1,325 HARMLS
• 2024-05-03 Listed for Rent $1,325 HARMLS
• 2020-03-02 Sold (Public Records) — Public Records
• 2008-01-17 Sold (Public Records) — Public Records
• 2007-03-13 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,272 · -11.3% YoY. Source: county tax records.