5326 Wenda St · Houston, TX 77033

$154,000

3 bd · 1.5 ba · 1,226 sqft · SingleFamily public records · 91 Days on market

Built 1947 7,078 sqft lot $126/sqft · 7% above area Est $144k · 7% over

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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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +5.9/10.0
• ARV discount +4.5/15.0
• 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 MLS

Great location, close to 610 and downtown. Fresh updates though and spacious.

Key facts

• 7,078 sq ft lot
• Built 1947
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $140k (9.0% 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: Woodson School (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 572 students, 99% FRL); Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 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 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 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 (+5.5%/yr); 345 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask is 9233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $20k; list at $154k implies a 670% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,140 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

• ARV (median comp): $144,448
• List price: $154,000
• Delta: 6.61%
• 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
5234 Wilmington St	0.21mi	3/1.0	1,230 (+0%)	1mo	$76,500	$62	87
9211 Vinearbor St	0.24mi	3/1.0	1,192 (-3%)	1mo	$179,900	$151	81
5217 Pederson St	0.17mi	3/2.0	1,158 (-6%)	7mo	$179,000	$155	75
5746 Groveton St	0.45mi	3/1.0	1,200 (-2%)	4mo	$129,900	$108	70
5503 Ricky St	0.22mi	3/1.0	1,102 (-10%)	5mo	$110,000	$100	67
4918 Carmen St	0.63mi	3/2.0	1,258 (+3%)	1mo	$213,000	$169	63
5602 Beldart St	0.61mi	3/1.5	1,173 (-4%)	3mo	$160,000	$136	62
8918 Vinearbor St	0.13mi	4/3.0 (+1)	1,400 (+14%)	3mo	$239,900	$171	57
4817 Wenda St	0.66mi	3/1.0	1,310 (+7%)	1mo	$85,000	$65	55
5527 Lakefield Dr	0.32mi	4/2.5 (+1)	1,400 (+14%)	2mo	$240,000	$171	51
5614 Flamingo Dr	0.55mi	3/2.0	1,350 (+10%)	7mo	$209,900	$155	49
5639 Westover St	0.75mi	4/2.0 (+1)	1,289 (+5%)	3mo	$230,000	$178	47

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-5,483
• Equity at exit: $22,962

10-year hold

• IRR: 9.0%
• Equity multiple: 1.77×
• Total profit: $33,274
• Equity at exit: $13,315

Cash invested: $43,120 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$808
• Tax from tax record: −$219 /mo · $2,627/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $238

Break-even live

Break-even rent $1,381

Max offer price $154,000

Occupancy floor 81%

Sensitivity live

Price	-10% $326	-5% $282	+0% $238	+5% $195	+10% $151
Rent	-10% $105	-5% $172	+0% $238	+5% $305	+10% $371
Rate	-1.0pp $316	-0.5pp $278	base $238	+0.5pp $198	+1.0pp $158

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	45d	1	0.10mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	1d	1	0.36mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	15d	1	0.50mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	45d	1	0.56mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	45d	1	0.59mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	45d	1	0.69mi
10902 Faircroft Dr Houston, TX	3.0	1.0	1308	$1,455	$1.11	0d	1	0.86mi
5426 Greylog Dr Houston, TX	3.0	2.0	1205	$1,750	$1.45	26d	1	0.90mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	7d	1	0.92mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	45d	1	0.93mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	16d	1	0.94mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	45d	1	1.15mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	26d	1	1.20mi
11319 Murr Way Houston, TX	3.0	1.5	1213	$1,699	$1.40	20d	1	1.21mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	45d	1	1.25mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	45d	1	1.25mi
5602 Selinsky Rd Unit 3047 Houston, TX	3.0	2.0	1167	$1,324	$1.13	12d	1	1.28mi
5602 Selinsky Rd Unit 2047 Houston, TX	2.0	2.0	1062	$1,113	$1.05	4d	1	1.28mi
5602 Selinsky Rd Unit 2047 Houston, TX	2.0	2.0	1062	$1,114	$1.05	0d	1	1.28mi
5602 Selinsky Rd Unit 5659 Houston, TX	2.0	2.0	1062	$1,113	$1.05	12d	1	1.28mi
5602 Selinsky Rd Unit 421 Houston, TX	2.0	2.0	1062	$1,089	$1.03	7d	1	1.28mi
5602 Selinsky Rd Unit 422 Houston, TX	2.0	2.0	1062	$1,089	$1.03	9d	1	1.28mi
5602 Selinsky Rd Unit 510 Houston, TX	3.0	2.0	1167	$1,313	$1.13	12d	1	1.28mi
5602 Selinsky Rd Unit 3187 Houston, TX	3.0	2.0	1167	$1,273	$1.09	0d	1	1.28mi
5602 Selinsky Rd Unit 2187 Houston, TX	2.0	2.0	1062	$1,073	$1.01	0d	1	1.28mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	1d	1	1.31mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	16d	1	1.36mi
4322 Groton Dr Houston, TX	3.0	1.0	858	$1,395	$1.63	45d	1	1.40mi
6107 El Granate Dr Houston, TX	3.0	2.0	1192	$1,000	$0.84	7d	1	1.46mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	18d	1	1.46mi
11911 Martin Luther King Junior Blvd Houston, TX	1.0–2.0	1.0	701	$1,050	$1.50	9d	1	1.49mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	1d	2	1.49mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	14d	1	1.50mi

Listing history 39 events

1. 2026-06-21
   days on market $154,000 Active 91 DOM
2. 2026-06-18
   days on market $154,000 Active 88 DOM
3. 2026-06-17
   days on market $154,000 Active 87 DOM
4. 2026-06-16
   days on market $154,000 Active 86 DOM
5. 2026-06-15
   days on market $154,000 Active 85 DOM
6. 2026-06-13
   days on market $154,000 Active 83 DOM
7. 2026-06-10
   days on market $154,000 Active 79 DOM
8. 2026-06-08
   days on market $154,000 Active 78 DOM
9. 2026-06-07
   days on market $154,000 Active 77 DOM
10. 2026-06-04
    days on market $154,000 Active 74 DOM
11. 2026-06-01
    days on market $154,000 Active 71 DOM
12. 2026-05-31
    days on market $154,000 Active 70 DOM
13. 2026-05-09
    price $1,425
14. 2026-05-08
    price $154,000 77-char remark

    Show marketing remark (77 chars)

    Great location, close to 610 and downtown. Fresh updates though and spacious.

15. 2026-04-26
    price $1,500
16. 2026-04-24
    price $159,000 77-char remark

    Show marketing remark (77 chars)

    Great location, close to 610 and downtown. Fresh updates though and spacious.

17. 2026-04-09
    price $1,550
18. 2026-03-23
    listed $1,650
19. 2026-03-22
    listed $165,000 Active 77-char remark

    Show marketing remark (77 chars)

    Great location, close to 610 and downtown. Fresh updates though and spacious.

20. 2026-03-17
    soldstatus
21. 2025-11-03
    historical
22. 2025-09-08
    price $91,900
23. 2025-08-25
    price $99,900
24. 2025-07-23
    listed $105,000 Active
25. 2025-07-23
    historical
26. 2025-07-08
    listed $115,000 Active
27. 2025-07-08
    historical
28. 2025-06-25
    listed $116,000 Active
29. 2025-06-25
    historical
30. 2025-06-18
    status Active
31. 2025-05-28
    status Pending
32. 2025-04-30
    price $118,000
33. 2025-03-27
    listed $121,970 Active
34. 2025-03-27
    historical
35. 2025-02-05
    price $124,970
36. 2025-01-16
    listed $129,970 Active
37. 2024-12-05
    soldstatus
38. 1996-08-28
    soldstatus
39. 1996-08-01
    soldstatus $20,000

ⓘ 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: $2,627 · $219/mo
• Projected year-2 tax: $2,818 · $235/mo
• Expected delta: +$191/yr (+$16/mo · 7.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,188
• − Mortgage interest: −$8,626
• − Property taxes: −$2,627
• − Insurance: −$770
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$4,480
• Taxable income: $454
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $2,751/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

-92.9% since first listed

27 events — show timeline

• 2026-05-09 Price Changed $1,425 HARMLS
• 2026-05-08 Price Changed $154,000 HARMLS
• 2026-04-26 Price Changed $1,500 HARMLS
• 2026-04-24 Price Changed $159,000 HARMLS
• 2026-04-09 Price Changed $1,550 HARMLS
• 2026-03-23 Listed for Rent $1,650 HARMLS
• 2026-03-22 Listed $165,000 HARMLS
• 2026-03-17 Sold (Public Records) — Public Records
• 2025-11-03 Listing Removed — HARMLS
• 2025-09-08 Price Changed $91,900 HARMLS
• 2025-08-25 Price Changed $99,900 HARMLS
• 2025-07-23 Listing Removed — HARMLS
• 2025-07-23 Listed $105,000 HARMLS
• 2025-07-08 Listing Removed — HARMLS
• 2025-07-08 Listed $115,000 HARMLS
• 2025-06-25 Listing Removed — HARMLS
• 2025-06-25 Listed $116,000 HARMLS
• 2025-06-18 Relisted — HARMLS
• 2025-05-28 Pending — HARMLS
• 2025-04-30 Price Changed $118,000 HARMLS
• 2025-03-27 Listing Removed — HARMLS
• 2025-03-27 Listed $121,970 HARMLS
• 2025-02-05 Price Changed $124,970 HARMLS
• 2025-01-16 Listed $129,970 HARMLS
• 2024-12-05 Sold (Public Records) — Public Records
• 1996-08-28 Sold (Public Records) — Public Records
• 1996-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,627 · +1.3% YoY. Source: county tax records.