7019 Sherwood Dr · Houston, TX 77021

$149,500

3 bd · 1.0 ba · 1,532 sqft · SingleFamily public records · 56 Days on market

Built 1950 6,298 sqft lot $98/sqft · 36% below area Est $233k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special - converted garage to make into a 4 bedroom home.

Key facts

• 4 bedroom home
• Converted garage
• 6,298 sq ft lot

Tags

• CONVERTED GARAGE
• 4 BEDROOM HOME

Property features AI

Finance

• Other: Living area reported as 1,532; Lot size about 6,300 sq ft (0.1446 acres)

Exterior

• Parking: Additional parking available
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1950; Slab foundation
• Construction: Composition roof
• Exterior features: Lot with other/unspecified features

Interior

• Kitchen: Gas cooktop; Gas oven; Disposal
• Bedrooms: Primary bedroom (first level) — approx. 13x11; Bedroom (first level) — approx. 12x10; Bedroom (first level) — approx. 11x10; Home can accommodate up to 4 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Laminate counters; Window treatments / coverings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.1% 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: Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 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 14% at this address vs 31% district-wide (-17 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 (+2.2%/yr); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $2,318/mo this rent would consume 61% of the median local household income ($46k/yr) (locally 2532% 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 $4k 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 + 2.2% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $145,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.50%
• DSCR: 1.87
• GRM: 5.4

CMA / ARV

• ARV (median comp): $232,547
• List price: $149,500
• Delta: -35.71%
• 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
4211 Faulkner St	0.12mi	3/2.5	1,610 (+5%)	3mo	$274,900	$171	77
6906 England St	0.16mi	3/2.5	1,600 (+4%)	4mo	$309,900	$194	76
6625 Goforth St	0.44mi	3/1.0	1,489 (-3%)	4mo	$142,000	$95	71
6832 Goforth St	0.28mi	3/1.0	1,392 (-9%)	5mo	$98,000	$70	67
7117 England St Unit C	0.19mi	3/2.5	1,700 (+11%)	1mo	$340,000	$200	66
7117 England St Unit A	0.19mi	3/2.5	1,700 (+11%)	5mo	$359,900	$212	63
7117 England St Unit B	0.19mi	3/2.5	1,700 (+11%)	5mo	$359,900	$212	62
3838 Daphne St	0.46mi	4/2.0 (+1)	1,461 (-5%)	2mo	$269,000	$184	60
6614 Sherwood Dr	0.40mi	3/2.0	1,701 (+11%)	5mo	$149,900	$88	55
4611 Idaho St	0.54mi	4/2.0 (+1)	1,640 (+7%)	4mo	$257,000	$157	50
3802 Rebecca St	0.68mi	3/2.0	1,348 (-12%)	4mo	$189,000	$140	41
3806 Cosby St	0.64mi	4/2.5 (+1)	1,740 (+14%)	5mo	$265,000	$152	32

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.31×
• Total profit: $13,101
• Equity at exit: $22,291

10-year hold

• IRR: 16.6%
• Equity multiple: 2.30×
• Total profit: $54,608
• Equity at exit: $12,926

Cash invested: $41,860 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$784
• Tax from tax record: −$304 /mo · $3,654/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $614

Break-even live

Break-even rent $1,541

Max offer price $149,500

Occupancy floor 69%

Sensitivity live

Price	-10% $699	-5% $656	+0% $614	+5% $572	+10% $529
Rent	-10% $431	-5% $522	+0% $614	+5% $705	+10% $797
Rate	-1.0pp $689	-0.5pp $652	base $614	+0.5pp $575	+1.0pp $536

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.07mi
6809 Conley St Houston, TX	3.0	4.0	1921	$2,600	$1.35	44d	1	0.22mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	21d	1	0.34mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	21d	1	0.34mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	44d	1	0.39mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	25d	1	0.47mi
3655 Seabrook St Unit 6 Houston, TX	2.0	1.0	1600	$1,000	$0.62	44d	1	0.50mi
3615 Dreyfus St Houston, TX	3.0	3.0	2011	$2,800	$1.39	44d	1	0.50mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.53mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.53mi
6731 New York St Houston, TX	3.0	3.0	2211	$2,100	$0.95	44d	1	0.58mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	17d	1	0.62mi
3731 Alsace St Unit 1560804P Houston, TX	3.0	2.0	2002	$3,387	$1.69	3d	1	0.76mi
7507 Springhill St Houston, TX	3.0	3.5	2000	$4,500	$2.25	44d	1	0.82mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.82mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.90mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	0.91mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	0.91mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	44d	1	0.91mi
3402 Nathaniel Brown St Unit B Houston, TX	3.0	2.5	1885	$2,025	$1.07	44d	1	0.91mi
3360 Alice St Unit 3174 Houston, TX	3.0	2.0	1154	$1,167	$1.01	0d	1	0.94mi
3360 Alice St Unit 510 Houston, TX	3.0	2.0	1154	$1,172	$1.02	12d	1	0.94mi
3360 Alice St Unit 3047 Houston, TX	3.0	2.0	1154	$1,172	$1.02	11d	1	0.95mi
6737 Peerless St Unit A Houston, TX	3.0	3.5	1732	$2,649	$1.53	17d	1	0.99mi
6735 Peerless St Unit CUNIT A Houston, TX	3.0	3.5	1732	$2,649	$1.53	17d	1	1.00mi
3311 Daphne St Unit 1255369P Houston, TX	3.0	3.5	1797	$6,357	$3.54	0d	1	1.00mi
3311 Daphne St Unit 3311 Houston, TX	3.0	3.5	1800	$7,500	$4.17	44d	1	1.00mi
6735c Peerless St Houston, TX	3.0	3.5	1732	$2,599	$1.50	0d	1	1.00mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	1.01mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	44d	1	1.04mi
3560 Dixie Dr Unit 3597 Houston, TX	2.0	2.0	1322	$1,434	$1.08	11d	1	1.05mi
3560 Dixie Dr Unit 2165 Houston, TX	2.0	2.0	1322	$1,440	$1.09	0d	1	1.05mi
3560 Dixie Dr Apt 422 Houston, TX	2.0	2.0	1322	$1,410	$1.07	8d	1	1.05mi
3560 Dixie Dr Unit 2162 Houston, TX	2.0	2.0	1322	$1,410	$1.07	6d	1	1.05mi
3560 Dixie Dr Unit 3617 Houston, TX	2.0	2.0	1322	$1,435	$1.09	44d	1	1.05mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	13d	1	1.07mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	1.07mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	12d	1	1.07mi
6336 Culberson St Houston, TX	3.0	3.5	1822	$2,361	$1.30	6d	1	1.08mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	44d	1	1.08mi

Listing history 13 events

1. 2026-06-18
   days on market $149,500 Active 56 DOM
2. 2026-06-17
   days on market $149,500 Active 55 DOM
3. 2026-06-16
   days on market $149,500 Active 54 DOM
4. 2026-06-15
   days on market $149,500 Active 53 DOM
5. 2026-06-13
   days on market $149,500 Active 51 DOM
6. 2026-06-10
   days on market $149,500 Active 47 DOM
7. 2026-06-08
   days on market $149,500 Active 46 DOM
8. 2026-06-07
   days on market $149,500 Active 45 DOM
9. 2026-06-04
   days on market $149,500 Active 42 DOM
10. 2026-06-01
    days on market $149,500 Active 39 DOM
11. 2026-05-31
    days on market $149,500 Active 38 DOM
12. 2026-04-23
    listed $149,500 Active 66-char remark
13. 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: $3,654 · $304/mo
• Projected year-2 tax: $3,654 · $304/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 7/10 Severe FEMA zone X (unshaded) · 96% 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: $27,814
• − Mortgage interest: −$8,374
• − Property taxes: −$3,654
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$4,349
• Taxable income: $5,442
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $6,061/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

• 2026-04-23 Listed $149,500 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $3,654 · +1.6% YoY. Source: county tax records.