4516 White Rock St Unit C · Houston, TX 77051

$230,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 5 Days on market

Built 2015 5,248 sqft lot Est $211k · 9% 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 +18.5/30.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• ARV discount +3.3/15.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home completed 8/31/15. This starter home qualifies for city of houston DAP. Home features standard amenities including 9ft ceilings, granite counter tops w/ back splash, Stainless steel appliances, Jacuzzi jet tub + separate shower in master bath, walk-in closets, crown molding, and 7 camera security system. Minutes from downtown, Medical center, airport, schools, shopping in mylerland, and the galleria. First Time Home buyers are welcome.

Key facts

• Double sinks
• Fresh interior paint
• Outdoor patio

Tags

• FRESH INTERIOR PAINT
• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• DOUBLE SINKS
• SEPARATE TUB AND SHOWER
• OUTDOOR PATIO

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Attached 2-car garage
• Security: Owned security system
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential property; Built in 2015; Slab foundation
• Construction: Brick construction; Composition roof; Slab foundation; Built in 2015
• Exterior features: Lot approximately 5,250 sq ft; Lot includes other/unspecified features; Composition roof

Interior

• Kitchen: Microwave
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Owned security system; Tile flooring; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

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 $230k).
• Cap rate 7.4% 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: Young El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 385 students, 99% FRL); Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 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 (+4.8%/yr); 321 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); 48% 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 $2,462/mo this rent would consume 79% of the median local household income ($37k/yr) (locally 1446% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k 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 + 4.8% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $210,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4526 Edfield St	0.31mi	3/2.0	1,556 (+4%)	6mo	$149,900	$96	75
4741 Bricker St	0.29mi	3/2.5	1,670 (+11%)	6mo	$230,000	$138	61
4602 Teton St	0.29mi	4/2.0 (+1)	1,668 (+11%)	8mo	$84,000	$50	57
4626 Maggie St	0.69mi	3/2.0	1,560 (+4%)	7mo	$250,000	$160	56
8815 Edgar St	0.57mi	3/2.5	1,620 (+8%)	5mo	$299,990	$185	54
8817 Edgar St	0.58mi	3/2.5	1,620 (+8%)	6mo	$299,990	$185	53
8819 Edgar St	0.59mi	3/2.5	1,620 (+8%)	7mo	$299,990	$185	52
8746 Delilah St	0.54mi	3/2.0	1,674 (+11%)	6mo	$235,000	$140	51
8838 Delilah St	0.64mi	3/1.0	1,382 (-8%)	6mo	$119,999	$87	48
4821 Alvin St	0.70mi	3/2.0	1,307 (-13%)	4mo	$174,000	$133	42
5007 Edfield St	0.60mi	4/1.5 (+1)	1,703 (+13%)	3mo	$145,000	$85	40
4211 Knoxville St	0.56mi	4/2.0 (+1)	1,288 (-14%)	7mo	$179,900	$140	40

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.23×
• Total profit: $143,751
• Equity at exit: $207,202

10-year hold

• IRR: 24.9%
• Equity multiple: 7.56×
• Total profit: $422,360
• Equity at exit: $446,839

Cash invested: $64,400 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 321
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,462 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$425 /mo · $5,095/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $218

Break-even live

Break-even rent $2,186

Max offer price $230,000

Occupancy floor 86%

Sensitivity live

Price	-10% $349	-5% $283	+0% $218	+5% $153	+10% $88
Rent	-10% $24	-5% $121	+0% $218	+5% $316	+10% $413
Rate	-1.0pp $334	-0.5pp $277	base $218	+0.5pp $159	+1.0pp $98

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	45d	1	0.17mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	14d	1	0.21mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	14d	1	0.21mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	13d	1	0.21mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	0.22mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	18d	1	0.26mi
8606 Lee Otis St Houston, TX	4.0	2.5	1869	$1,975	$1.06	0d	1	0.31mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	26d	1	0.32mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	45d	1	0.35mi
4835 Sunflower St Unit 1546466P Houston, TX	3.0	2.0	1883	$4,516	$2.40	16d	1	0.38mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	1d	1	0.39mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	26d	1	0.43mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	16d	1	0.48mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	4d	1	0.64mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	21d	1	0.69mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	45d	1	0.74mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	45d	1	0.76mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	22d	1	0.77mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	22d	1	0.77mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	45d	1	0.77mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	45d	1	0.80mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	45d	1	0.86mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	7d	1	0.90mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	26d	1	0.93mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	45d	1	0.93mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	26d	1	1.03mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	45d	1	1.08mi
3655 Seabrook St Unit 6 Houston, TX	2.0	1.0	1600	$1,000	$0.62	45d	1	1.09mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	45d	1	1.10mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	1d	1	1.11mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	45d	1	1.12mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	1d	1	1.12mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	45d	1	1.15mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	18d	1	1.19mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	45d	1	1.22mi
6809 Conley St Houston, TX	3.0	4.0	1921	$2,600	$1.35	45d	1	1.26mi
3615 Dreyfus St Houston, TX	3.0	3.0	2011	$2,800	$1.39	45d	1	1.28mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	45d	1	1.28mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	16d	1	1.30mi
7507 Springhill St Houston, TX	3.0	3.5	2000	$4,500	$2.25	45d	1	1.31mi

Listing history 5 events

1. 2026-06-04
   status $230,000 Pending 5 DOM
2. 2026-06-03
   days on market $230,000 Active 5 DOM
3. 2026-06-02
   days on market $230,000 Active 4 DOM
4. 2026-06-01
   days on market $230,000 Active 3 DOM
5. 2026-05-31
   days on market $230,000 Active 2 DOM

ⓘ 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: $5,095 · $425/mo
• Projected year-2 tax: $5,095 · $425/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $29,542
• − Mortgage interest: −$12,884
• − Property taxes: −$5,095
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − Depreciation: −$6,691
• Taxable loss: −$1,004
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $2,861/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

+53.3% since first listed

17 events — show timeline

• 2026-05-29 Listed $230,000 HARMLS
• 2015-11-05 Listing Removed — HARMLS
• 2015-11-04 Sold (Public Records) — Public Records
• 2015-11-03 Sold (MLS) — HARMLS
• 2015-09-28 Pending — HARMLS
• 2015-09-21 Pending — HARMLS
• 2015-08-16 Listing Removed — HARMLS
• 2015-08-16 Listed $149,995 HARMLS
• 2015-08-11 Listed $149,995 HARMLS
• 2015-07-20 Pending — HARMLS
• 2015-07-20 Listing Removed — HARMLS
• 2015-07-19 Relisted — HARMLS
• 2015-07-18 Pending — HARMLS
• 2015-05-14 Listing Removed — HARMLS
• 2015-05-14 Listed $149,999 HARMLS
• 2015-03-19 Listed $149,995 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+18.7%/yr

Latest (2025): $5,095 · +8.4% YoY. Source: county tax records.