5603 Yorkwood St · Houston, TX 77016

$185,000

3 bd · 1.5 ba · 1,684 sqft · SingleFamily public records · 8 Days on market

Built 1971 7,701 sqft lot Est $204k · 9% under

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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 +15.5/30.0
• ARV discount +11.6/15.0
• Appreciation +9.3/10.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

NEVER FLOODED per seller and exceptionally WELL MAINTAINED with undeniable charm throughout. GUEST HOUSE in the backyard adds incredible flexibility for guests, office space, or additional living use. BEAUTIFUL KITCHEN with GRANITE COUNTERTOPS, great storage, and strong flow into the main living areas. MASSIVE LIVING ROOM, dedicated FAMILY ROOM, and spacious DINING AREA provide plenty of room for entertaining and everyday comfort. NATURAL WOOD FLOORS throughout add warmth and character. Backyard built for relaxing with a COVERED PATIO, OUTDOOR FIREPLACE, and GRILL area. Extended PRIVATE DRIVEWAY with COVERED CARPORT and room for multiple vehicles. Strong CURB APPEAL and true pride of owners

Key facts

• Outdoor fireplace
• Private driveway
• Covered carport

Tags

• GUEST HOUSE
• COVERED PATIO
• OUTDOOR FIREPLACE
• GRILL AREA
• PRIVATE DRIVEWAY
• COVERED CARPORT

Property features AI

Finance

• Other: Garage apartment

Exterior

• Parking: Attached carport; Detached carport (2 spaces); Driveway
• Security: Prewired for security; Leased security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces southeast; Full ownership; Slab foundation
• Construction: Brick construction; Composition roof; Built in 1971
• Exterior features: Deck; Porch; Patio; Private yard; Fence (back yard); Paved driveway; Subdivision lot

Interior

• Kitchen: Double oven; Gas cooktop; Gas oven; Microwave; Disposal; Refrigerator
• Bedrooms: Primary bedroom (first floor); Bedroom (first floor); Bedroom (first floor)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Primary bathroom (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Attic fan
• Interior features: Crown molding; Entrance foyer; Granite counters; Kitchen/family room combo; Pantry; Tub with shower; Window treatments; Ceiling fans; Living/dining room; Programmable thermostat; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $75 ($904/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (4.4% below list).
• Recommended offer: $177k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Shadydale El (math 11% / reading 20%, grade F, #3,990 of 4,322 statewide, top 93%, 631 students, 95% FRL); Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% 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 flat; 372 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 45% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,855 (4.4% below list)

Questions for the listing agent

1. Built in 1971 — 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: 0.96% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $203,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5515 Knightwood St	0.07mi	3/2.0	1,595 (-5%)	3mo	$229,000	$144	84
10618 Wolbrook St	0.22mi	3/2.0	1,662 (-1%)	4mo	$210,000	$126	82
5618 Briarwick Ln	0.21mi	3/2.0	1,725 (+2%)	5mo	$180,000	$104	80
5406 Yorkwood St	0.13mi	3/3.0	1,594 (-5%)	8mo	$165,000	$104	72
10502 Hollyglen Dr	0.54mi	4/2.0 (+1)	1,719 (+2%)	4mo	$182,900	$106	61
10427 Envoy St	0.52mi	4/1.5 (+1)	1,629 (-3%)	10mo	$185,900	$114	57
10513 Wolbrook St	0.42mi	4/2.0 (+1)	1,568 (-7%)	10mo	$242,500	$155	54
5820 Tautenhahn Rd	0.36mi	4/2.5 (+1)	1,800 (+7%)	12mo	$335,000	$186	53
7302 Marilyn Ln	0.69mi	4/2.0 (+1)	1,811 (+8%)	0mo	$220,000	$121	48
5110 Noldale Dr	0.55mi	3/1.5	1,464 (-13%)	9mo	$150,000	$102	45
10509 Kelburn Dr	0.65mi	4/1.0 (+1)	1,562 (-7%)	10mo	$150,000	$96	42
10538 Royal Oaks Dr	0.49mi	4/2.0 (+1)	1,453 (-14%)	7mo	$185,000	$127	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.63×
• Total profit: $84,368
• Equity at exit: $148,791

10-year hold

• IRR: 19.1%
• Equity multiple: 5.51×
• Total profit: $233,660
• Equity at exit: $303,575

Cash invested: $51,800 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$970
• Tax from tax record: −$275 /mo · $3,295/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $75

Break-even live

Break-even rent $1,673

Max offer price $185,000

Occupancy floor 91%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	20d	1	0.67mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	24d	1	0.77mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	14d	1	0.78mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	18d	1	1.00mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	43d	1	1.01mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	17d	1	1.01mi
7176 Parker Rd Houston, TX	4.0	2.0	1152	$1,200	$1.04	43d	1	1.08mi
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	22d	1	1.24mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	7d	1	1.25mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	5d	1	1.31mi
7426 Bigwood St Houston, TX	4.0	2.0	1997	$1,850	$0.93	14d	1	1.35mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,782	$2.53	7d	1	1.37mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	43d	1	1.41mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.48mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	24d	1	1.49mi

Listing history 6 events

1. 2026-06-03
   days on market $185,000 Pending 8 DOM
2. 2026-06-02
   days on market $185,000 Pending 7 DOM
3. 2026-06-01
   statusdays on market $185,000 Pending 6 DOM
4. 2026-05-31
   days on market $185,000 Active 5 DOM
5. 2026-05-22
   listed $185,000 Active
6. 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: $3,295 · $275/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$91/yr (+$8/mo · 2.8%)

ⓘ 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 · 26 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,223
• − Mortgage interest: −$10,363
• − Property taxes: −$3,295
• − Insurance: −$925
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$5,382
• Taxable loss: −$2,137
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $1,417/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

• 2026-05-22 Listed $185,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,295 · +11.7% YoY. Source: county tax records.