6613 W Montgomery Rd · Houston, TX 77091

$160,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 162 Days on market

Built 1935 10,001 sqft lot $135/sqft · 33% below area Est $240k · 33% under ↓ 6% since listing

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a prime opportunity in the heart of the established Acres Home community. This 10,018-square-foot lot offers a wide frontage and deep backyard, providing excellent flexibility for new construction or an investment project. Surrounded by ongoing residential growth and conveniently located near major highways, shopping, schools, and Downtown Houston, the property combines accessibility with strong long-term potential. Whether you’re planning to build or hold for future appreciation, this lot is well positioned in a steadily developing area. Buyers should independently verify zoning, restrictions and utility availability.

Key facts

• Deep backyard
• Wide frontage
• 0.23 acre lot

Tags

• WIDE FRONTAGE
• DEEP BACKYARD
• ONGOING RESIDENTIAL GROWTH
• STEADILY DEVELOPING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Highland Hts El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 450 students, 98% FRL); Williams Middle (math 9% / reading 15%, grade F, #1,623 of 1,662 statewide, top 98%, 411 students, 98% FRL); Washington B T H S (math 27% / reading 25%, grade F, #1,234 of 1,632 statewide, top 76%, 878 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 (+2.1%/yr); 680 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,743/mo this rent would consume 59% of the median local household income ($35k/yr) (locally 3210% 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

• It's been on market 162 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1935 — 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: 1.09% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 7.7

CMA / ARV

• ARV (median comp): $240,489
• List price: $160,000
• Delta: -33.47%
• 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
862 Rachel St	0.16mi	3/2.0	1,298 (+10%)	4mo	$275,900	$213	70
6519 Arabella St	0.36mi	3/1.0	1,206 (+2%)	14mo	$150,000	$124	68
6828 Knox St	0.48mi	3/1.5	1,177 (-1%)	8mo	$240,000	$204	68
6827 Tuskegee	0.58mi	3/2.0	1,188 (+0%)	8mo	$225,000	$189	62
6521 Arabella St	0.37mi	3/2.0	1,246 (+5%)	16mo	$225,999	$181	56
885 Green Meadow Ln	0.57mi	3/2.0	1,156 (-2%)	21mo	$195,000	$169	48
1315 Wilburforce St	0.71mi	2/1.0 (-1)	1,232 (+4%)	10mo	$396,000	$321	47
774 Green Meadow Ln	0.70mi	3/2.0	1,296 (+10%)	14mo	$195,000	$150	36
6538 Wheatley St Unit A	0.56mi	3/2.5	1,043 (-12%)	15mo	$209,900	$201	36
6538 Wheatley St	0.56mi	3/2.5	1,037 (-12%)	15mo	$209,900	$202	34
885 W Little York Rd	0.66mi	3/1.5	1,344 (+14%)	12mo	$155,000	$115	34
797 Millville Dr	0.63mi	3/2.0	1,348 (+14%)	13mo	$249,900	$185	32

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 · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-16,237
• Equity at exit: $23,857

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-5,714
• Equity at exit: $13,834

Cash invested: $44,800 (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 77091

• Home prices YoY: -24.9%
• Rents YoY: 2.1%
• Active inventory: 680
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$839
• Tax from tax record: −$296 /mo · $3,547/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $175

Break-even live

Break-even rent $1,521

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $266	-5% $221	+0% $175	+5% $130	+10% $85
Rent	-10% $38	-5% $107	+0% $175	+5% $244	+10% $313
Rate	-1.0pp $256	-0.5pp $216	base $175	+0.5pp $134	+1.0pp $92

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Paul Quinn St Unit A Houston, TX	3.0	2.5	1226	$1,800	$1.47	45d	1	0.44mi
831 Paul Quinn St Unit B Houston, TX	3.0	2.5	1226	$1,800	$1.47	26d	1	0.44mi
5722 # E Unit Beall St unit Houston, TX	3.0	2.5	1474	$2,011	$1.36	45d	1	0.45mi
5720 Beall St Unit C Houston, TX	3.0	2.5	1474	$2,006	$1.36	45d	1	0.46mi
714 W Tidwell Rd Houston, TX	2.0	1.0	1296	$1,094	$0.84	45d	1	0.73mi
1200 W Tidwell Rd Houston, TX	2.0–3.0	1.0–2.0	938	$1,295	$1.38	1d	11	0.86mi
312 W Sunnyside St Houston, TX	2.0	1.0	894	$1,001	$1.12	45d	1	0.97mi
7486 N Shepherd Dr Houston, TX	3.0	2.0	1177	$1,290	$1.10	45d	1	1.02mi
1007 Pinemont Dr Houston, TX	2.0	2.0	985	$1,774	$1.80	45d	1	1.08mi
5121 Royal Heath Dr Houston, TX	3.0	2.5	1435	$2,215	$1.54	0d	1	1.08mi
1001 Pinemont Dr Unit 1058 Houston, TX	2.0	2.0	1155	$1,414	$1.22	45d	1	1.09mi
1001 Pinemont Dr Unit 1038 Houston, TX	2.0	2.0	1155	$1,413	$1.22	12d	1	1.09mi
1001 Pinemont Dr Unit 422 Houston, TX	2.0	2.0	1155	$1,389	$1.20	9d	1	1.09mi
1001 Pinemont Dr Unit 2112 Houston, TX	2.0	2.0	1155	$1,373	$1.19	0d	1	1.09mi
1001 Pinemont Dr Unit 2165 Houston, TX	2.0	2.0	1155	$1,414	$1.22	0d	1	1.09mi
1001 Pinemont Dr Unit 96 Houston, TX	2.0	2.0	1155	$1,599	$1.38	45d	1	1.10mi
603 W Donovan St Houston, TX	3.0	1.0	948	$1,250	$1.32	24d	1	1.13mi
603 W Donovan St Houston, TX	2.0	1.0	828	$1,069	$1.29	26d	1	1.13mi
603 W Donovan St Houston, TX	3.0	1.0	948	$1,250	$1.32	45d	1	1.13mi
783 Fortune St Unit A Houston, TX	3.0	2.5	1328	$1,795	$1.35	18d	1	1.21mi
1825 W Little York Rd Houston, TX	2.0	1.0	787	$880	$1.12	45d	1	1.23mi
301 W Little York Rd Unit 1722 Houston, TX	2.0	2.0	1322	$1,230	$0.93	22d	1	1.25mi
1010 Junell St Unit A Houston, TX	3.0	2.0	1040	$1,550	$1.49	26d	1	1.27mi
717 Lehman St Houston, TX	1.0–3.0	1.0–3.0	1084	$3,120	$2.88	6d	263	1.27mi
5606 Harvard St Unit 2 BEDROOM 11 Houston, TX	2.0	1.0	720	$895	$1.24	45d	1	1.34mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	1.35mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	1.36mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,750	$1.17	1d	1	1.36mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	1.40mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	45d	1	1.40mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	1.40mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	45d	1	1.40mi
929 Marjorie St Unit 1060806P Houston, TX	3.0	2.0	1076	$3,091	$2.87	9d	1	1.40mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	1.43mi
4840 N Shepherd Dr Houston, TX	3.0	1.0–2.0	870	$2,430	$2.79	5d	21	1.43mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	1.43mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	22d	1	1.44mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	1.44mi
101 E Tidwell Rd Houston, TX	1.0–3.0	1.0	812	$1,599	$1.97	22d	4	1.46mi
101 E Tidwell Rd Houston, TX	1.0–3.0	1.0	812	$1,599	$1.97	21d	3	1.46mi

Listing history 20 events

1. 2026-06-21
   days on market $160,000 Active 162 DOM
2. 2026-06-18
   days on market $160,000 Active 159 DOM
3. 2026-06-17
   days on market $160,000 Active 158 DOM
4. 2026-06-16
   days on market $160,000 Active 157 DOM
5. 2026-06-15
   days on market $160,000 Active 156 DOM
6. 2026-06-13
   remarks 670-char remark
7. 2026-06-13
   days on market $160,000 Active 154 DOM
8. 2026-06-10
   days on market $160,000 Active 150 DOM
9. 2026-06-08
   days on market $160,000 Active 149 DOM
10. 2026-06-07
    days on market $160,000 Active 148 DOM
11. 2026-06-04
    days on market $160,000 Active 145 DOM
12. 2026-06-01
    days on market $160,000 Active 142 DOM
13. 2026-05-31
    days on market $160,000 Active 141 DOM
14. 2026-05-08
    status Active 641-char remark

    Show marketing remark (641 chars)

    Discover a prime opportunity in the heart of the established Acres Home community. This 10,018-square-foot lot offers a wide frontage and deep backyard, providing excellent flexibility for new construction or an investment project. Surrounded by ongoing residential growth and conveniently located near major highways, shopping, schools, and Downtown Houston, the property combines accessibility with strong long-term potential. Whether you’re planning to build or hold for future appreciation, this lot is well positioned in a steadily developing area. Buyers should independently verify zoning, restrictions and utility availability.

15. 2026-05-03
    status Pending 641-char remark

    Show marketing remark (641 chars)

    Discover a prime opportunity in the heart of the established Acres Home community. This 10,018-square-foot lot offers a wide frontage and deep backyard, providing excellent flexibility for new construction or an investment project. Surrounded by ongoing residential growth and conveniently located near major highways, shopping, schools, and Downtown Houston, the property combines accessibility with strong long-term potential. Whether you’re planning to build or hold for future appreciation, this lot is well positioned in a steadily developing area. Buyers should independently verify zoning, restrictions and utility availability.

16. 2026-02-05
    price $160,000 641-char remark

    Show marketing remark (641 chars)

    Discover a prime opportunity in the heart of the established Acres Home community. This 10,018-square-foot lot offers a wide frontage and deep backyard, providing excellent flexibility for new construction or an investment project. Surrounded by ongoing residential growth and conveniently located near major highways, shopping, schools, and Downtown Houston, the property combines accessibility with strong long-term potential. Whether you’re planning to build or hold for future appreciation, this lot is well positioned in a steadily developing area. Buyers should independently verify zoning, restrictions and utility availability.

17. 2026-01-11
    listed $170,000 Active 641-char remark

    Show marketing remark (641 chars)

    Discover a prime opportunity in the heart of the established Acres Home community. This 10,018-square-foot lot offers a wide frontage and deep backyard, providing excellent flexibility for new construction or an investment project. Surrounded by ongoing residential growth and conveniently located near major highways, shopping, schools, and Downtown Houston, the property combines accessibility with strong long-term potential. Whether you’re planning to build or hold for future appreciation, this lot is well positioned in a steadily developing area. Buyers should independently verify zoning, restrictions and utility availability.

18. 2023-03-24
    soldstatus
19. 2019-10-30
    soldstatus
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: $3,547 · $296/mo
• Projected year-2 tax: $3,547 · $296/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 3/10 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,912
• − Mortgage interest: −$8,962
• − Property taxes: −$3,547
• − Insurance: −$800
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$4,655
• Taxable loss: −$398
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $2,200/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): 28,728
• Household income: $35,432
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 3210.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 46% Black 45% Two or more races 15% White 7%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 41% French/Haitian/Cajun 2%

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: ▼ -94.19%
• Current HPI: 283.7523
• Rent YoY: ▲ 2.10%
• 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

-5.9% since first listed

7 events — show timeline

• 2026-05-08 Relisted — HARMLS
• 2026-05-03 Pending — HARMLS
• 2026-02-05 Price Changed $160,000 HARMLS
• 2026-01-11 Listed $170,000 HARMLS
• 2023-03-24 Sold (Public Records) — Public Records
• 2019-10-30 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,547 · +21.2% YoY. Source: county tax records.