4618 Sharon St · Houston, TX 77020

$135,000

4 bd · 2.0 ba · 1,804 sqft · SingleFamily public records · 38 Days on market

Built 1942 6,094 sqft lot $75/sqft · 58% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

Great investment opportunity! Property located in the historical Fifth Ward in close proximity to East River and EaDo developments. Positioned on a corner lot, it provides an opportunity to either rehab the current structure or create a great investment opportunity.

Key facts

• Eado developments
• East river proximity
• Corner lot

Tags

• INVESTMENT OPPORTUNITY
• HISTORICAL FIFTH WARD
• CORNER LOT
• EAST RIVER PROXIMITY
• EADO DEVELOPMENTS

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1942
• Construction: Wood siding construction
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the second floor; One bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

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: Henderson N El (math 12% / reading 8%, grade F, #4,259 of 4,322 statewide, top 99%, 227 students, 100% FRL); Mcreynolds Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 398 students, 98% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% FRL) — zoned schools average 98% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 339 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k 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 + 4.3% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: property tax is 3.0% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.87% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.30%
• DSCR: 2.26
• GRM: 4.5

CMA / ARV

• ARV (median comp): $323,249
• List price: $135,000
• Delta: -58.24%
• 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
659 Press St	0.40mi	3/2.5 (-1)	1,682 (-7%)	2mo	$299,900	$178	62
4441 Gunter St	0.20mi	3/2.5 (-1)	2,027 (+12%)	2mo	$329,000	$162	61
4439 Gunter St	0.20mi	3/2.5 (-1)	2,027 (+12%)	2mo	$325,000	$160	61
1266 Finnigan Dr	0.26mi	3/3.5 (-1)	1,988 (+10%)	2mo	$375,000	$189	58
1264 Finnigan Dr	0.26mi	3/3.5 (-1)	1,988 (+10%)	3mo	$375,000	$189	58
2303 Wipprecht St	0.70mi	3/2.5 (-1)	1,764 (-2%)	2mo	$329,000	$187	55
4430 Edmund St	0.31mi	3/3.5 (-1)	2,023 (+12%)	2mo	$394,990	$195	53
3605 New Orleans St	0.74mi	3/2.5 (-1)	1,884 (+4%)	1mo	$374,900	$199	50
3415 Stonewall St	0.72mi	3/2.5 (-1)	1,969 (+9%)	1mo	$369,000	$187	44
3616 Market St	0.59mi	3/3.0 (-1)	1,607 (-11%)	2mo	$325,000	$202	43
3409 Stonewall St	0.73mi	3/2.5 (-1)	1,969 (+9%)	1mo	$349,900	$178	43
5408 Mulvey St	0.74mi	3/2.5 (-1)	2,000 (+11%)	5mo	$348,900	$174	36

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 4.54×
• Total profit: $133,712
• Equity at exit: $121,619

10-year hold

• IRR: 41.1%
• Equity multiple: 10.43×
• Total profit: $356,366
• Equity at exit: $262,275

Cash invested: $37,800 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 339
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,523 high
• Mortgage (P&I): −$708
• Tax from tax record: −$337 /mo · $4,048/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $892

Break-even live

Break-even rent $1,394

Max offer price $135,000

Occupancy floor 60%

Sensitivity live

Price	-10% $968	-5% $930	+0% $892	+5% $853	+10% $815
Rent	-10% $692	-5% $792	+0% $892	+5% $991	+10% $1,091
Rate	-1.0pp $960	-0.5pp $926	base $892	+0.5pp $857	+1.0pp $821

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	45d	1	0.15mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	45d	1	0.41mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	45d	1	0.42mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	9d	1	0.42mi
4706 Hershe St Houston, TX	3.0	2.5	2283	$3,300	$1.45	45d	1	0.45mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	22d	1	0.54mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	22d	1	0.54mi
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	45d	1	0.74mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	45d	1	0.76mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	45d	1	0.76mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	45d	1	0.79mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	45d	1	0.82mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,376	$3.10	0d	1	0.82mi
1023 Hahlo St Houston, TX	4.0	2.0	1434	$1,775	$1.24	7d	1	0.83mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	9d	1	0.88mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	45d	1	0.89mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	45d	1	0.90mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	9d	1	0.91mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	45d	1	0.97mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$2,922	$1.47	0d	1	1.06mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	23d	1	1.11mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,867	$1.86	7d	1	1.13mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	0d	67	1.42mi
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	45d	1	1.47mi

Listing history 7 events

1. 2026-06-01
   status $135,000 Pending 38 DOM
2. 2026-05-31
   days on market $135,000 Active Under Contract 38 DOM
3. 2026-05-11
   historical Active Under Contract 266-char remark
4. 2026-05-07
   status Active 266-char remark
5. 2026-05-07
   status Pending 266-char remark
6. 2026-04-21
   listed $135,000 Active 266-char remark
7. 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: $4,048 · $337/mo
• Projected year-2 tax: $4,048 · $337/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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,275
• − Mortgage interest: −$7,562
• − Property taxes: −$4,048
• − Insurance: −$675
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − Depreciation: −$3,927
• Taxable income: $9,218
• Est. tax owed @ 24.0%: −$2,212
• After-tax cash flow: $8,486/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% Other Indo-European 1%

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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

6 events — show timeline

• 2026-05-31 Pending — HARMLS
• 2026-05-11 Contingent — HARMLS
• 2026-05-07 Relisted — HARMLS
• 2026-05-07 Pending — HARMLS
• 2026-04-21 Listed $135,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,048 · +3.0% YoY. Source: county tax records.