4904 Yoakum Blvd · Houston, TX 77006

$649,000

4 bd · 4.0 ba · 2,614 sqft · Townhouse public records · 19 Days on market

Built 1983 1,920 sqft lot Est $635k · at est.

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Why this score? — see what drove the D- 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 +11.4/30.0
• ARV discount +6.5/15.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning townhome located in the heart of the Museum District. Close to Rice University, Museums, Art Galleries, Parks, Restaurants and the Medical Center. This beautiful all brick home features 4 bedrooms and 4 baths, office with full bathroom located down, hardwood floors and high ceilings with great natural light. Kitchen is bright and open with large windows overlooking the back patio. Primary bedroom features huge walk-in closet and ensuite bath. Guest suite located on the 4th floor is private with a full bath. All info per seller.

Key facts

• Custom cabinetry
• Renovated kitchen
• Private patio

Tags

• UPDATED ALL BRICK TOWNHOME
• RENOVATED KITCHEN
• CUSTOM CABINETRY
• UNLACQUERED BRASS HARDWARE
• NEW APPLIANCES
• PRIVATE PATIO

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Residential property; 3 stories; Built in 1983; Slab foundation
• Construction: Brick construction
• Exterior features: Composition roof

Interior

• Kitchen: Electric cooktop; Electric oven; Double oven; Dishwasher; Disposal
• Bedrooms: Primary bedroom on second level (20x13); Bedroom on third level (21x20); Bedroom on second level (16x9); Bedroom on second level (12x13)
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Wood-burning fireplace (1)
• Laundry & utility: Washer and dryer included; Laundry located in utility room

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath townhouse listed at $649k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $609k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $573k (11.7% below list).
• Recommended offer: $573k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Lanier Middle (math 73% / reading 82%, grade A+, #27 of 1,662 statewide, top 2%, 1,434 students, 29% FRL); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 39% FRL vs 71% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 31% district-wide (+34 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.3%/yr); 266 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $5,732/mo this rent would consume 65% of the median local household income ($107k/yr) (locally 1688% 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 $4k of loan paydown is wiped out by about $19k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($639k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.
• Current owner paid $236k; list at $649k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $573,214 (11.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $635,202
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4800 Yoakum Blvd	0.05mi	3/3.5 (-1)	2,656 (+2%)	8mo	$765,000	$288	81
1016 Barkdull St	0.04mi	3/2.5 (-1)	2,743 (+5%)	8mo	$679,000	$248	72
1304 Castle Ct Unit A	0.28mi	3/3.5 (-1)	2,939 (+12%)	6mo	$715,000	$243	54
1306 Castle Ct Unit A	0.29mi	3/3.5 (-1)	2,992 (+14%)	3mo	$725,000	$242	53
1222 Rosedale St	0.56mi	3/3.5 (-1)	2,830 (+8%)	1mo	$649,000	$229	52
4414 Castle Court Pl	0.40mi	3/3.5 (-1)	2,854 (+9%)	8mo	$625,000	$219	52
1418 Rosedale St	0.65mi	3/3.5 (-1)	2,482 (-5%)	3mo	$545,000	$220	52
1650 Bonnie Brae St	0.61mi	3/3.5 (-1)	2,835 (+8%)	1mo	$721,000	$254	50
4916 Travis St	0.35mi	3/2.5 (-1)	2,285 (-13%)	3mo	$465,000	$204	49
5106 Crawford St	0.68mi	3/3.5 (-1)	2,384 (-9%)	0mo	$467,990	$196	46
1729 Lexington St	0.66mi	3/4.0 (-1)	2,381 (-9%)	5mo	$599,000	$252	46
1212 W Alabama St	0.68mi	3/2.5 (-1)	2,407 (-8%)	1mo	$650,000	$270	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.25×
• Total profit: $-136,093
• Equity at exit: $96,768

10-year hold

• IRR: -27.3%
• Equity multiple: -0.11×
• Total profit: $-200,922
• Equity at exit: $56,114

Cash invested: $181,720 (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 77006

• Rents YoY: -1.3%
• Active inventory: 266
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $5,732 high
• Mortgage (P&I): −$3,403
• Tax from tax record: −$1,080 /mo · $12,964/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,204
• Net cashflow: $-226

Break-even live

Break-even rent $6,018

Max offer price $609,113

Occupancy floor 99%

Sensitivity live

Price	-10% $142	-5% $-42	+0% $-226	+5% $-409	+10% $-593
Rent	-10% $-679	-5% $-452	+0% $-226	+5% $1	+10% $227
Rate	-1.0pp $101	-0.5pp $-61	base $-226	+0.5pp $-394	+1.0pp $-565

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4899 Montrose Blvd Houston, TX	1.0–3.0	1.0–2.5	2704	$10,080	$3.73	44d	10	0.16mi
4 Chelsea Blvd Houston, TX	1.0–3.0	1.0–2.0	1237	$3,850	$3.11	0d	24	0.25mi
5280 Caroline St Houston, TX	1.0–3.0	1.0–3.5	1880	$6,216	$3.31	0d	23	0.48mi
1216 Rosedale St Houston, TX	3.0	3.5	2584	$3,250	$1.26	13d	1	0.55mi
1216 Rosedale St Houston, TX	3.0	3.5	2584	$3,250	$1.26	15d	1	0.55mi
5350 Crawford St Unit 5383 Houston, TX	3.0	2.0	1991	$4,460	$2.24	12d	1	0.64mi
5350 Crawford St Unit 3165 Houston, TX	3.0	2.0	1991	$4,420	$2.22	0d	1	0.64mi
4908 Crawford St Houston, TX	3.0	2.0	2526	$3,250	$1.29	44d	1	0.71mi
4606 Austin St Houston, TX	3.0	3.5	2950	$3,000	$1.02	44d	1	0.73mi
1818 Prospect St Houston, TX	3.0	2.0	2923	$3,400	$1.16	5d	1	0.84mi
3411 Yoakum Blvd Unit 3165 Houston, TX	3.0	2.0	3110	$12,264	$3.94	0d	1	0.87mi
3411 Yoakum Blvd Unit 510 Houston, TX	3.0	2.0	3110	$12,304	$3.96	12d	1	0.87mi
1910 Oakdale St Unit A Houston, TX	3.0	3.5	2452	$3,890	$1.59	13d	1	0.89mi
4001 Fannin St Houston, TX	3.0	1.0–3.0	1536	$3,158	$2.06	0d	18	0.93mi
2025 Colquitt St Unit 1257741P Houston, TX	3.0	3.5	2594	$7,405	$2.85	44d	1	1.04mi
420 Hawthorne St Houston, TX	4.0	2.0	2230	$3,373	$1.51	44d	1	1.06mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	25d	1	1.21mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	44d	1	1.21mi
5933 Almeda Rd Unit 2-1405 Houston, TX	4.0	4.0	3055	$7,442	$2.44	44d	1	1.21mi
3300 Main St Unit 3165 Houston, TX	3.0	2.0	2861	$7,453	$2.61	0d	1	1.21mi
3300 Main St Unit 3333 Houston, TX	3.0	2.0	2861	$7,493	$2.62	12d	1	1.21mi
5927 Almeda Rd Houston, TX	2.0–4.0	2.5–4.0	3055	$7,635	$2.50	13d	2	1.21mi
5927 Almeda Rd Houston, TX	1.0–4.0	1.0–4.0	3055	$7,635	$2.50	0d	3	1.21mi
5927 Almeda Rd Houston, TX	1.0–4.0	1.0–4.0	3055	$7,635	$2.50	0d	4	1.21mi
5927 Almeda Rd Unit AHP3 Houston, TX	4.0	4.5	3055	$7,635	$2.50	5d	1	1.23mi
2403 Arbor St Houston, TX	3.0	2.5	2344	$2,800	$1.19	44d	1	1.24mi
1924 Fairview Ave Houston, TX	3.0	3.5	2830	$9,750	$3.45	44d	1	1.29mi
2323 Woodhead St Unit 1019542P Houston, TX	3.0	3.5	2820	$15,722	$5.58	25d	1	1.30mi
1326 Fairview Ave Houston, TX	3.0	3.0	2176	$3,250	$1.49	44d	1	1.33mi
414 Hyde Park Blvd Houston, TX	3.0	3.5	2300	$5,200	$2.26	0d	1	1.34mi
2311 Eagle St Houston, TX	3.0	4.0	1783	$2,500	$1.40	44d	1	1.35mi
2205 Commonwealth St Houston, TX	4.0	4.0	2513	$3,300	$1.31	44d	1	1.36mi
2243 W Alabama St Houston, TX	3.0	3.0	1998	$2,440	$1.22	44d	1	1.44mi
2209 Alabama St Unit B Houston, TX	3.0	2.5	2074	$2,350	$1.13	44d	1	1.45mi
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$12,783	$5.12	2d	2	1.45mi
2508 South Blvd Houston, TX	3.0	4.0	2514	$3,600	$1.43	25d	1	1.46mi
5122 Morningside Dr Unit 3187 Houston, TX	3.0	2.0	3059	$12,469	$4.08	0d	1	1.50mi

Listing history 13 events

1. 2026-06-21
   days on market $649,000 Active 19 DOM
2. 2026-06-18
   price $649,000 Active 16 DOM
3. 2026-06-18
   days on market $675,000 Active 16 DOM
4. 2026-06-17
   days on market $675,000 Active 15 DOM
5. 2026-06-16
   days on market $675,000 Active 14 DOM
6. 2026-06-15
   days on market $675,000 Active 13 DOM
7. 2026-06-13
   days on market $675,000 Active 11 DOM
8. 2026-06-09
   days on market $675,000 Active 7 DOM
9. 2026-06-08
   days on market $675,000 Active 6 DOM
10. 2026-06-07
    days on market $675,000 Active 5 DOM
11. 2026-06-04
    days on market $675,000 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $675,000 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: $12,964 · $1,080/mo
• Projected year-2 tax: $12,964 · $1,080/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 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: $68,786
• − Mortgage interest: −$36,354
• − Property taxes: −$12,964
• − Insurance: −$3,245
• − Repairs & maintenance: −$5,503
• − Management: −$5,503
• − Depreciation: −$18,880
• Taxable loss: −$13,663
• Est. tax savings @ 24.0%: +$3,279
• After-tax cash flow: $570/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): 24,892
• Household income: $106,533
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 1688.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 16% Two or more races 12% Asian 9% Black 8%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 12% Other Indo-European 3% Chinese 2%

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: ▼ -273.34%
• Current HPI: 204.0321
• Rent YoY: ▼ -1.29%
• 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

+170.0% since first listed

21 events — show timeline

• 2026-06-02 Listed $675,000 HARMLS
• 2022-05-20 Sold (Public Records) — Public Records
• 2022-05-20 Sold (MLS) — HARMLS
• 2022-04-26 Pending — HARMLS
• 2022-04-14 Pending — HARMLS
• 2022-02-21 Relisted — HARMLS
• 2022-02-14 Pending — HARMLS
• 2022-02-11 Relisted — HARMLS
• 2022-02-10 Pending — HARMLS
• 2022-02-06 Pending — HARMLS
• 2022-01-26 Pending — HARMLS
• 2022-01-04 Price Changed $595,000 HARMLS
• 2021-12-02 Listed $625,000 HARMLS
• 2016-09-16 Sold (Public Records) — Public Records
• 2016-09-15 Sold (MLS) — HARMLS
• 2016-08-07 Pending — HARMLS
• 2016-08-02 Pending — HARMLS
• 2016-07-27 Listed $555,000 HARMLS
• 2003-08-13 Sold (Public Records) — Public Records
• 1998-05-11 Sold (Public Records) $235,500 Public Records
• 1992-03-01 Sold (Public Records) $250,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $12,964 · +1.6% YoY. Source: county tax records.