5322 Westover St · Houston, TX 77033

$175,000

3 bd · 1.0 ba · 1,403 sqft · SingleFamily public records · 35 Days on market

Built 1955 7,200 sqft lot $125/sqft · 7% below area Est $188k · 7% 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 +23.9/30.0
• ARV discount +10.6/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• 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

The home is tenant occupied and perfect for an investor looking for tenant-occupied properties. This well-maintained home offers a functional layout with comfortable living spaces, making it a great option for both homeowners and investors. Conveniently located in Southeast Houston, the property provides easy access to major highways including 288, Loop 610, and Beltway 8, allowing for a quick commute to Downtown Houston, the Texas Medical Center, and surrounding areas. The home is also situated near the University of Houston, Texas Southern University, NRG Stadium, and Hobby Airport. With continued growth and new development in the area, this property presents a great opportunity for comfo

Key facts

• Functional layout
• Near nrg stadium
• 7,200 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• EASY ACCESS TO MAJOR HIGHWAYS
• NEAR UNIVERSITY OF HOUSTON
• NEAR TEXAS SOUTHERN UNIVERSITY
• NEAR NRG STADIUM

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; One-story layout; Slab foundation
• Construction: Built in 1955; Unknown construction materials; Composition roof
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Three first-floor bedrooms (each about 10 x 11); First-floor primary bedroom (approximately 13 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 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); 338 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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

• 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $187,750
• List price: $175,000
• Delta: -6.79%
• 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
5711 Belmark St	0.48mi	3/1.0	1,429 (+2%)	3mo	$86,000	$60	72
5123 Willow Glen Dr	0.62mi	3/1.0	1,450 (+3%)	0mo	$99,497	$69	65
8126 Marcy Dr	0.18mi	4/2.0 (+1)	1,240 (-12%)	1mo	$195,000	$157	62
5707 Lyndhurst Dr	0.55mi	3/2.0	1,329 (-5%)	1mo	$200,000	$150	60
5639 Westover St	0.33mi	4/2.0 (+1)	1,289 (-8%)	3mo	$230,000	$178	60
7609 Saint Lo Rd	0.73mi	3/2.0	1,350 (-4%)	1mo	$185,000	$137	55
5763 Thrush Dr	0.70mi	3/1.5	1,496 (+7%)	2mo	$225,000	$150	53
5234 Wilmington St	0.56mi	3/1.0	1,230 (-12%)	1mo	$76,500	$62	52
4918 Carmen St	0.55mi	3/2.0	1,258 (-10%)	1mo	$213,000	$169	52
4842 Larkspur St	0.41mi	4/2.0 (+1)	1,200 (-14%)	2mo	$200,000	$167	46
5831 Lyndhurst Dr	0.72mi	3/1.0	1,212 (-14%)	2mo	$105,000	$87	42
5225 Longmeadow St	0.75mi	4/2.0 (+1)	1,293 (-8%)	2mo	$138,000	$107	41

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,847
• Equity at exit: $26,093

10-year hold

• IRR: 11.2%
• Equity multiple: 1.97×
• Total profit: $47,610
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$918
• Tax from tax record: −$221 /mo · $2,653/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $338

Break-even live

Break-even rent $1,534

Max offer price $175,000

Occupancy floor 78%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	13d	1	0.21mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	43d	1	0.28mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	14d	1	0.38mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	24d	1	0.49mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	43d	1	0.54mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	43d	1	0.61mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	43d	1	0.63mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	5d	1	0.64mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	24d	1	0.66mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	43d	1	0.70mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	43d	1	0.73mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	43d	1	0.73mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	12d	1	0.73mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	43d	1	0.79mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	0.88mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	43d	1	0.90mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	14d	1	0.91mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	43d	1	0.91mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	12d	1	0.94mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	24d	1	0.96mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	43d	1	0.99mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	43d	1	1.00mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	12d	1	1.02mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	12d	1	1.02mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	1.02mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	43d	1	1.08mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	16d	1	1.14mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	43d	1	1.22mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	43d	1	1.30mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	43d	1	1.33mi
5317 Chennault Rd Unit A Houston, TX	3.0	2.5	1608	$1,999	$1.24	43d	1	1.42mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,355	$3.92	1d	1	1.43mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	20d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $175,000 Active 35 DOM
2. 2026-06-17
   days on market $175,000 Active 34 DOM
3. 2026-06-16
   days on market $175,000 Active 33 DOM
4. 2026-06-15
   days on market $175,000 Active 32 DOM
5. 2026-06-13
   days on market $175,000 Active 30 DOM
6. 2026-06-10
   days on market $175,000 Active 26 DOM
7. 2026-06-08
   days on market $175,000 Active 25 DOM
8. 2026-06-07
   days on market $175,000 Active 24 DOM
9. 2026-06-04
   days on market $175,000 Active 21 DOM
10. 2026-06-01
    days on market $175,000 Active 18 DOM
11. 2026-05-31
    days on market $175,000 Active 17 DOM
12. 2026-05-14
    listed $175,000 Active 847-char remark
13. 2026-05-14
    historical
14. 2026-03-24
    listed $175,000 Active
15. 2026-03-10
    historical
16. 2025-11-20
    price $175,000
17. 2025-06-09
    listed $179,999 Active
18. 2018-01-05
    soldstatus
19. 2018-01-03
    soldstatus Sold
20. 2017-12-27
    status Pending
21. 2017-12-26
    price $65,000
22. 2017-11-21
    price $72,000
23. 2017-11-21
    listed $65,000 Active
24. 2008-08-29
    soldstatus
25. 2002-11-14
    historical
26. 2002-10-20
    listed $54,900

ⓘ 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: $2,653 · $221/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$549/yr (+$46/mo · 20.7%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,540
• − Mortgage interest: −$9,803
• − Property taxes: −$2,653
• − Insurance: −$875
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$5,091
• Taxable income: $1,352
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $3,731/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

+218.8% since first listed

15 events — show timeline

• 2026-05-14 Listing Removed — HARMLS
• 2026-05-14 Listed $175,000 HARMLS
• 2026-03-24 Listed $175,000 HARMLS
• 2026-03-10 Listing Removed — HARMLS
• 2025-11-20 Price Changed $175,000 HARMLS
• 2025-06-09 Listed $179,999 HARMLS
• 2018-01-05 Sold (Public Records) — Public Records
• 2018-01-03 Sold (MLS) — HARMLS
• 2017-12-27 Pending — HARMLS
• 2017-12-26 Price Changed $65,000 HARMLS
• 2017-11-21 Price Changed $72,000 HARMLS
• 2017-11-21 Listed $65,000 HARMLS
• 2008-08-29 Sold (Public Records) — Public Records
• 2002-11-14 Listing Removed — HARMLS
• 2002-10-20 Listed $54,900 HARMLS

Property tax history

+6.4%/yr

Latest (2025): $2,653 · +11.9% YoY. Source: county tax records.