3920 Wayne St · Houston, TX 77026

$133,500

4 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 289 Days on market

Built 1940 9,613 sqft lot $88/sqft · 22% below area Est $172k · 22% under ↓ 14% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

INSIDE THE LOOP! We just listed this handy-man special home! This location has easy access to both 69 North and 610. This property will need some repairs but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dram property.

Key facts

• 9,613 sq ft lot
• Built 1940
• Listed 288 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 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 rising (+3.1%/yr); 445 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).
• At $1,878/mo this rent would consume 57% of the median local household income ($39k/yr) (locally 1531% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($923 loan paydown + $5k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.1% rent growth), your $37k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.41% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.08%
• DSCR: 1.85
• GRM: 5.9

CMA / ARV

• ARV (median comp): $171,813
• List price: $133,500
• Delta: -22.30%
• 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
4305 Engleford St	0.25mi	3/2.0 (-1)	1,406 (-7%)	2mo	$159,900	$114	70
3107 Amboy St	0.47mi	3/2.0 (-1)	1,503 (-1%)	5mo	$280,000	$186	67
4105 Hirsch Rd	0.21mi	3/2.0 (-1)	1,575 (+4%)	13mo	$165,000	$105	67
4404 Bond St	0.50mi	3/2.5 (-1)	1,529 (+1%)	3mo	$295,000	$193	66
4314 Gregory St	0.31mi	3/2.0 (-1)	1,502 (-1%)	18mo	$149,900	$100	64
5112 Collingsworth St	0.45mi	3/1.5 (-1)	1,502 (-1%)	9mo	$179,900	$120	64
3918 Falls St	0.29mi	3/2.0 (-1)	1,330 (-12%)	11mo	$229,999	$173	52
3311 Collingsworth St	0.62mi	3/2.0 (-1)	1,468 (-3%)	12mo	$130,000	$89	52
2901 Kirk St	0.65mi	3/2.0 (-1)	1,505 (-0%)	16mo	$290,000	$193	51
3317 Cavalcade St	0.66mi	4/2.0	1,698 (+12%)	4mo	$280,000	$165	46
4622 Russell St	0.60mi	4/1.5	1,732 (+15%)	5mo	$80,000	$46	42
5535 Crane St	0.72mi	3/1.5 (-1)	1,391 (-8%)	17mo	$193,000	$139	32

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

Projected returns pro-forma

3.89% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.90×
• Total profit: $33,612
• Equity at exit: $66,851

10-year hold

• IRR: 16.2%
• Equity multiple: 3.61×
• Total profit: $97,640
• Equity at exit: $108,680

Cash invested: $37,380 (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 77026

• Home prices YoY: 1.5%
• Rents YoY: 3.1%
• Active inventory: 445
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$700
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $168

Break-even live

Break-even rent $1,666

Max offer price $133,500

Occupancy floor 86%

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: $33,375
• Closing costs: $4,005
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	43d	1	0.48mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	21d	1	0.62mi
3910 Woolworth St Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	0.88mi
5414 Pardee St Houston, TX	3.0	2.0	1100	$1,500	$1.36	43d	1	0.89mi
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	43d	1	1.17mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	20d	1	1.20mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	20d	1	1.20mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,237	$3.00	2d	1	1.28mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	43d	1	1.29mi
4030 Reid St Houston, TX	3.0	2.0	1680	$2,000	$1.19	43d	1	1.33mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	43d	1	1.39mi
2516 Ivy St Houston, TX	3.0	1.0	1200	$1,500	$1.25	43d	1	1.41mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	43d	1	1.45mi
5124 Gold St Unit B Houston, TX	3.0	2.5	1650	$1,895	$1.15	43d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $133,500 Active 289 DOM
2. 2026-06-17
   days on market $133,500 Active 288 DOM
3. 2026-06-16
   days on market $133,500 Active 287 DOM
4. 2026-06-15
   days on market $133,500 Active 286 DOM
5. 2026-06-13
   days on market $133,500 Active 284 DOM
6. 2026-06-10
   days on market $133,500 Active 280 DOM
7. 2026-06-08
   days on market $133,500 Active 279 DOM
8. 2026-06-07
   days on market $133,500 Active 278 DOM
9. 2026-06-04
   days on market $133,500 Active 275 DOM
10. 2026-06-01
    days on market $133,500 Active 272 DOM
11. 2026-05-31
    days on market $133,500 Active 271 DOM
12. 2026-02-19
    price $133,500 409-char remark

    Show marketing remark (409 chars)

    INSIDE THE LOOP! We just listed this handy-man special home! This location has easy access to both 69 North and 610. This property will need some repairs but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dram property.

13. 2025-10-25
    status Active 409-char remark

    Show marketing remark (409 chars)

    INSIDE THE LOOP! We just listed this handy-man special home! This location has easy access to both 69 North and 610. This property will need some repairs but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dram property.

14. 2025-09-12
    status Pending 409-char remark

    Show marketing remark (409 chars)

    INSIDE THE LOOP! We just listed this handy-man special home! This location has easy access to both 69 North and 610. This property will need some repairs but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dram property.

15. 2025-09-08
    price $138,500 409-char remark

    Show marketing remark (409 chars)

    INSIDE THE LOOP! We just listed this handy-man special home! This location has easy access to both 69 North and 610. This property will need some repairs but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dram property.

16. 2025-07-21
    listed $154,899 Active 409-char remark

    Show marketing remark (409 chars)

    INSIDE THE LOOP! We just listed this handy-man special home! This location has easy access to both 69 North and 610. This property will need some repairs but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dram property.

17. 1998-11-03
    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: $1,605 · $134/mo
• Projected year-2 tax: $2,443 · $204/mo
• Expected delta: +$838/yr (+$70/mo · 52.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 19 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: $22,541
• − Mortgage interest: −$7,478
• − Property taxes: −$1,605
• − Insurance: −$5,786
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$3,884
• Taxable income: $181
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $1,971/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): 21,981
• Household income: $39,211
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1531.0

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · 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: ▲ 3.89%
• Current HPI: 267.5995
• Rent YoY: ▲ 3.08%
• 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

-13.8% since first listed

6 events — show timeline

• 2026-02-19 Price Changed $133,500 HARMLS
• 2025-10-25 Relisted — HARMLS
• 2025-09-12 Pending — HARMLS
• 2025-09-08 Price Changed $138,500 HARMLS
• 2025-07-21 Listed $154,899 HARMLS
• 1998-11-03 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,605 · -30.1% YoY. Source: county tax records.