5659 Westover St · Houston, TX 77033

$169,500

3 bd · 1.0 ba · 1,538 sqft · SingleFamily public records · 2 Days on market

Built 1955 6,300 sqft lot Est $211k · 20% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• 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

This home is a spacious and open family living area with wood floors in living room, 2 bedrooms, and the hallway. The garage has been converted into a large den and can be used as office space. Thew laundry room has plenty of storage space and opens to the backyard. A comfortable size kitchen with lots of cabinet and storage and opens to the dining room. This home is located within minutes from I-45, Loop 610, Beltway 8, and Highway 288. This location makes it easy to travel to Houston Medical Center, Houston Museum District, Zoo, University of Houston, Texas Southern University, Downtown Houston, Pearland and Reliant Stadium.

Key facts

• Office space
• Large den
• Laundry room

Tags

• CONVERTED GARAGE
• LARGE DEN
• OFFICE SPACE
• LAUNDRY ROOM
• STORAGE SPACE
• BACKYARD

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Detached carport; Converted garage; Additional parking
• Utilities: Public water; Public sewer
• Home design: Residential property facing south; Built in 1955; Slab foundation
• Construction: Composition roof; Construction materials: unknown
• Exterior features: Fenced backyard; Private yard; Paved driveway; Handicap accessible exterior features; Concrete road access; Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first level (approx. 15 x 12); Second bedroom on the first level (approx. 17.5 x 10); Third bedroom on the first level (approx. 12 x 10)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central electric air conditioning; HVAC energy-efficient system
• Interior features: Handicap access with wheelchair access; Ceiling fan(s)
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• 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.
• 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: Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 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 15% at this address vs 31% district-wide (-16 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); 338 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,992/mo this rent would consume 63% of the median local household income ($38k/yr) (locally 1728% 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $169,500

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $210,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5711 Belmark St	0.10mi	3/1.0	1,429 (-7%)	3mo	$86,000	$60	81
5763 Thrush Dr	0.35mi	3/1.5	1,496 (-3%)	2mo	$225,000	$150	76
5711 Thrush Dr	0.25mi	3/1.5	1,684 (+10%)	0mo	$147,500	$88	70
5843 Thrush Dr	0.49mi	3/1.5	1,512 (-2%)	4mo	$50,000	$33	69
5879 Belcrest St	0.55mi	3/2.0	1,485 (-3%)	0mo	$199,000	$134	64
5727 Thrush Dr	0.27mi	3/2.5	1,684 (+10%)	5mo	$255,000	$151	62
5707 Lyndhurst Dr	0.31mi	3/2.0	1,329 (-14%)	1mo	$200,000	$150	58
5827 Heron Dr	0.47mi	4/2.0 (+1)	1,629 (+6%)	2mo	$244,990	$150	57
5123 Willow Glen Dr	0.75mi	3/1.0	1,450 (-6%)	0mo	$99,497	$69	55
5826 Flamingo Dr	0.44mi	3/1.5	1,753 (+14%)	3mo	$174,500	$100	52
7609 Saint Lo Rd	0.65mi	3/2.0	1,350 (-12%)	1mo	$185,000	$137	45
8918 Vinearbor St	0.70mi	4/3.0 (+1)	1,400 (-9%)	3mo	$239,900	$171	37

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $4,039
• Equity at exit: $25,273

10-year hold

• IRR: 14.0%
• Equity multiple: 2.25×
• Total profit: $59,374
• Equity at exit: $14,655

Cash invested: $47,460 (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: 338
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$889
• Tax from tax record: −$199 /mo · $2,385/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $415

Break-even live

Break-even rent $1,466

Max offer price $169,500

Occupancy floor 74%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	15d	1	0.26mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	43d	1	0.29mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	14d	1	0.35mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	43d	1	0.58mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	43d	1	0.60mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	24d	1	0.63mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	43d	1	0.68mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	43d	1	0.75mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	24d	1	0.86mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	43d	1	0.87mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	43d	1	0.96mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	12d	1	0.96mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	43d	1	0.98mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	5d	1	0.99mi
4835 Sunflower St Unit 1546466P Houston, TX	3.0	2.0	1883	$4,516	$2.40	15d	1	1.08mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	43d	1	1.09mi
6850 Southbank St Unit A Houston, TX	3.0	3.0	2000	$2,200	$1.10	5d	1	1.11mi
6850 Southbank St Unit A Houston, TX	3.0	3.0	2000	$2,200	$1.10	4d	1	1.11mi
5726 Waterford Dr Houston, TX	3.0	2.0	2000	$1,850	$0.93	10d	1	1.16mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	1.17mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	43d	1	1.21mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	43d	1	1.27mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	1.27mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	43d	1	1.29mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	43d	1	1.30mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	12d	1	1.31mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	1.31mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	12d	1	1.31mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	24d	1	1.31mi
5317 Chennault Rd Unit A Houston, TX	3.0	2.5	1608	$1,999	$1.24	43d	1	1.39mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	20d	1	1.39mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	43d	1	1.40mi
6419 Belarbor St Houston, TX	3.0	1.0	1240	$1,425	$1.15	43d	1	1.44mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	16d	1	1.48mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	43d	1	1.48mi
10902 Faircroft Dr Houston, TX	3.0	1.0	1308	$1,480	$1.13	43d	1	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $169,500 Active 2 DOM
2. 2026-06-17
   remarks 634-char remark
3. 2026-06-17
   listed $169,500 Active 1 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: $2,385 · $199/mo
• Projected year-2 tax: $3,102 · $258/mo
• Expected delta: +$717/yr (+$60/mo · 30.1%)

ⓘ 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 · 24 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: $23,902
• − Mortgage interest: −$9,495
• − Property taxes: −$2,385
• − Insurance: −$848
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$4,931
• Taxable income: $2,420
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $4,403/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

2 events — show timeline

• 2026-06-16 Listed $169,500 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,385 · +11.7% YoY. Source: county tax records.