9313 Sherbourne St · Houston, TX 77016

$96,000

2 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 214 Days on market

Built 1940 8,398 sqft lot $77/sqft · 46% below area Est $176k · 46% under ↓ 3% since listing

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2-bedroom, 1-bathroom Home In Barclay May be sold with others, Ask about other homes in The White Portfolio. with MLS# 85075144, 32399181, 10308495, 78679808

Key facts

• 8,398 sq ft lot
• Parking
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: schools D, 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.
• Market conditions: Rents flat; 372 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 41% 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 $9k of equity ($664 loan paydown + $8k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1940 — 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 $84,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.68% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.42%
• DSCR: 2.04
• GRM: 5.0

CMA / ARV

• ARV (median comp): $176,426
• List price: $96,000
• Delta: -45.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7229 Springdale St	0.46mi	3/1.0 (+1)	1,247 (-0%)	6mo	$195,000	$156	68
7429 Springdale St	0.44mi	3/2.0 (+1)	1,230 (-2%)	9mo	$190,000	$154	60
7410 Glen Manor Dr	0.32mi	3/2.0 (+1)	1,140 (-9%)	6mo	$225,000	$197	56
7206 Bywood St	0.62mi	3/2.0 (+1)	1,266 (+1%)	6mo	$230,000	$182	55
7551 Fawnridge Dr	0.37mi	3/2.0 (+1)	1,326 (+6%)	14mo	$175,000	$132	52
7131 S Hall St	0.72mi	3/1.0 (+1)	1,348 (+8%)	2mo	$110,000	$82	47
7314 Bigwood St	0.63mi	3/1.0 (+1)	1,122 (-10%)	2mo	$90,000	$80	47
7421 Claiborne St	0.56mi	3/1.0 (+1)	1,070 (-14%)	0mo	$129,900	$121	45
7706 Claiborne St	0.70mi	2/1.0	1,129 (-10%)	9mo	$84,900	$75	43
7534 Bywood St	0.65mi	3/1.0 (+1)	1,107 (-12%)	10mo	$179,000	$162	37
7101 Weyburn St Unit C	0.68mi	3/2.5 (+1)	1,413 (+13%)	1mo	$199,990	$142	35
6206 Antha St	0.72mi	3/2.0 (+1)	1,415 (+13%)	4mo	$170,000	$120	32

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: 38.0%
• Equity multiple: 3.72×
• Total profit: $72,998
• Equity at exit: $77,210

10-year hold

• IRR: 32.4%
• Equity multiple: 7.69×
• Total profit: $179,893
• Equity at exit: $157,531

Cash invested: $26,880 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$503
• Tax from tax record: −$207 /mo · $2,480/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $525

Break-even live

Break-even rent $950

Max offer price $96,000

Occupancy floor 62%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	21d	1	0.09mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.13mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,695	$1.05	14d	1	0.16mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	43d	1	0.44mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	43d	1	0.44mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	43d	1	0.44mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	15d	1	0.56mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	24d	1	0.60mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	43d	1	0.63mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	7d	1	0.76mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	43d	1	0.84mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,199	$1.34	1d	5	0.87mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	21d	1	0.89mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	24d	1	0.90mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	43d	1	0.90mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	43d	1	1.00mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	43d	1	1.06mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	16d	1	1.06mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	24d	1	1.08mi
8102 Crestview Dr Unit A Houston, TX	3.0	2.5	1800	$1,900	$1.06	21d	1	1.20mi
8102 Crestview Dr Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	43d	1	1.20mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	43d	1	1.21mi
8203 Woodlyn Rd Unit C Houston, TX	3.0	2.5	1650	$1,650	$1.00	7d	1	1.24mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,782	$2.53	7d	1	1.25mi
8508 Wileyvale Rd Houston, TX	2.0	2.0	1504	$1,650	$1.10	43d	1	1.29mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	20d	1	1.31mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	24d	1	1.33mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	24d	1	1.34mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	14d	1	1.35mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	14d	1	1.35mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	24d	1	1.36mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.37mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.37mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	7d	1	1.42mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	24d	1	1.44mi
8213 Bigwood St Unit A Houston, TX	3.0	2.5	1150	$1,595	$1.39	43d	1	1.47mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	43d	1	1.47mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	43d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $96,000 Active 214 DOM
2. 2026-06-17
   days on market $96,000 Active 213 DOM
3. 2026-06-16
   days on market $96,000 Active 212 DOM
4. 2026-06-15
   days on market $96,000 Active 211 DOM
5. 2026-06-13
   days on market $96,000 Active 209 DOM
6. 2026-06-10
   days on market $96,000 Active 205 DOM
7. 2026-06-08
   days on market $96,000 Active 204 DOM
8. 2026-06-07
   days on market $96,000 Active 203 DOM
9. 2026-06-04
   days on market $96,000 Active 200 DOM
10. 2026-05-31
    days on market $96,000 Active 197 DOM
11. 2026-03-24
    price $96,000 157-char remark

    Show marketing remark (157 chars)

    2-bedroom, 1-bathroom Home In Barclay May be sold with others, Ask about other homes in The White Portfolio. with MLS# 85075144, 32399181, 10308495, 78679808

12. 2025-11-15
    listed $99,000 Active 157-char remark

    Show marketing remark (157 chars)

    2-bedroom, 1-bathroom Home In Barclay May be sold with others, Ask about other homes in The White Portfolio. with MLS# 85075144, 32399181, 10308495, 78679808

13. 2015-11-09
    soldstatus
14. 2014-12-04
    soldstatus
15. 1988-07-08
    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: $2,480 · $207/mo
• Projected year-2 tax: $2,480 · $207/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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,362
• − Mortgage interest: −$5,377
• − Property taxes: −$2,480
• − Insurance: −$480
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$2,793
• Taxable income: $5,133
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $5,062/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

-3.0% since first listed

5 events — show timeline

• 2026-03-24 Price Changed $96,000 HARMLS
• 2025-11-15 Listed $99,000 HARMLS
• 2015-11-09 Sold (Public Records) — Public Records
• 2014-12-04 Sold (Public Records) — Public Records
• 1988-07-08 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,480 · +2.8% YoY. Source: county tax records.