13013 Breezeway St · Houston, TX 77037

$180,000

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 72 Days on market

Built 1950 8,838 sqft lot $151/sqft · at area comps Est $187k · at est.

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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 +25.7/30.0
• ARV discount +9.1/15.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential in this 3-bedroom, 1-bath home! A prime opportunity for investors or savvy buyers looking to renovate and add value. With the right vision, this property could truly shine. All agents and/or buyers should measure all room for approximate room size.

Key facts

• 8,838 sq ft lot
• 2 garage spots
• Built 1950

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 $7 ($88/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carroll El (math 13% / reading 13%, grade F, #4,152 of 4,322 statewide, top 96%, 625 students, 95% FRL); Grantham Academy (math 17% / reading 23%, grade F, #1,428 of 1,662 statewide, top 87%, 1,162 students, 94% FRL); Aldine H S (math 15% / reading 20%, grade F, #1,451 of 1,632 statewide, top 89%, 2,663 students, 94% FRL) — zoned schools average 94% FRL vs 79% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

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 72 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $186,555
• List price: $180,000
• Delta: -3.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Margie Ln	0.68mi	2/1.0 (-1)	1,174 (-2%)	1mo	$165,000	$141	59
12815 Turner Place Rd	0.30mi	3/1.0	1,040 (-13%)	21mo	$114,000	$110	46
12735 Iroquois St	0.50mi	3/1.5	1,033 (-14%)	10mo	$190,000	$184	44
1246 Mitchell Rd	0.66mi	4/2.5 (+1)	1,125 (-6%)	9mo	$219,950	$196	41
1115 Sunny Dr	0.56mi	4/2.0 (+1)	1,339 (+12%)	9mo	$230,000	$172	37
1227 Sunny Dr	0.72mi	4/1.5 (+1)	1,155 (-3%)	22mo	$198,500	$172	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-28,509
• Equity at exit: $26,839

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-23,443
• 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 77037

• Home prices YoY: -16.0%
• Active inventory: 40
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $7

Break-even live

Break-even rent $1,911

Max offer price $180,000

Occupancy floor 95%

Sensitivity live

Price	-10% $109	-5% $58	+0% $7	+5% $-44	+10% $-95
Rent	-10% $-144	-5% $-69	+0% $7	+5% $83	+10% $159
Rate	-1.0pp $98	-0.5pp $53	base $7	+0.5pp $-39	+1.0pp $-87

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Beaver Bend Rd Houston, TX	4.0	1.5	1470	$1,920	$1.31	14d	1	1.30mi

Listing history 17 events

1. 2026-06-21
   days on market $180,000 Active 72 DOM
2. 2026-06-18
   days on market $180,000 Active 69 DOM
3. 2026-06-17
   days on market $180,000 Active 68 DOM
4. 2026-06-16
   days on market $180,000 Active 67 DOM
5. 2026-06-15
   days on market $180,000 Active 66 DOM
6. 2026-06-13
   days on market $180,000 Active 64 DOM
7. 2026-06-13
   days on market $180,000 Active 63 DOM
8. 2026-06-09
   days on market $180,000 Active 60 DOM
9. 2026-06-08
   days on market $180,000 Active 59 DOM
10. 2026-06-07
    days on market $180,000 Active 58 DOM
11. 2026-06-04
    days on market $180,000 Active 55 DOM
12. 2026-06-03
    days on market $180,000 Active 54 DOM
13. 2026-06-02
    days on market $180,000 Active 53 DOM
14. 2026-06-01
    days on market $180,000 Active 52 DOM
15. 2026-05-31
    days on market $180,000 Active 51 DOM
16. 2026-04-10
    listed $180,000 Active 269-char remark

    Show marketing remark (269 chars)

    Unlock the potential in this 3-bedroom, 1-bath home! A prime opportunity for investors or savvy buyers looking to renovate and add value. With the right vision, this property could truly shine. All agents and/or buyers should measure all room for approximate room size.

17. 1998-10-15
    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: $768 · $64/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$2,526/yr (+$211/mo · 329.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 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: $23,040
• − Mortgage interest: −$10,083
• − Property taxes: −$768
• − Insurance: −$6,018
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$5,236
• Taxable loss: −$2,752
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $748/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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

• City population: 3,226,434
• Population (ZIP): 17,806

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 Hispanic (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 15% White 7% Black 2%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 40% · Canada
• Languages at home: 20% English-only · Spanish 80%

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: ▼ -53.77%
• Current HPI: 281.8846
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-04-10 Listed $180,000 HARMLS
• 1998-10-15 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $768 · +11.1% YoY. Source: county tax records.