804 Schweikhardt St · Houston, TX 77020

$379,900

3 bd · 3.5 ba · 1,778 sqft · SingleFamily · 17 Days on market

Built 2026 Excellent condition 1,438 sqft lot

---

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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks

Experience modern living just minutes from Downtown Houston, East River 9, EaDo, dining, entertainment, bars, and sports venues. This stunning new construction 3-story home offers 3 bedrooms, 3.5 bathrooms, and a 2-car garage. The first floor features a private secondary bedroom with an en-suite bath and walk-in closet. The second level showcases an open-concept layout with a spacious dining area, designer kitchen with a large island, and a bright living room with an electric fireplace and a convenient half bath. Step onto the private balcony and enjoy Downtown views. The third level offers a luxurious primary suite with breathtaking Downtown Houston views, a spa-inspired bathroom with dual

Key facts

• Designer kitchen
• Walk-in closet
• En-suite bath

Tags

• PRIVATE SECONDARY BEDROOM
• EN-SUITE BATH
• WALK-IN CLOSET
• OPEN-CONCEPT LAYOUT
• DESIGNER KITCHEN
• LARGE ISLAND

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2026); Slab foundation; Composition roof
• Construction: Cement siding; Built in 2026
• Exterior features: Subdivision lot

Interior

• Kitchen: Disposal; Microwave
• Bedrooms: Primary bedroom on third level (17 x 14); Bedroom on third level (12 x 10); Bedroom on first level (10 x 10)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Electric fireplace; Disposal; Microwave

🏗️ New construction. The $379,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $337,820.

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $380k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (36.8% below list).
• Recommended offer: $240k (36.8% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: Henderson N El (math 12% / reading 8%, grade F, #4,259 of 4,322 statewide, top 99%, 227 students, 100% FRL); Mcreynolds Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 398 students, 98% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% FRL) — zoned schools average 98% FRL vs 71% district-wide (26 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 fast (+4.3%/yr); 339 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $2,400/mo this rent would consume 57% of the median local household income ($50k/yr) (locally 969% 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 $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,958 (36.8% 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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $337,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
659 Press St	0.37mi	3/2.5	1,682 (-5%)	2mo	$299,900	$178	68
4430 Edmund St	0.22mi	3/3.5	2,023 (+14%)	2mo	$394,990	$195	65
1266 Finnigan Dr	0.29mi	3/3.5	1,988 (+12%)	2mo	$375,000	$189	65
4441 Gunter St	0.13mi	3/2.5	2,027 (+14%)	2mo	$329,000	$162	64
1264 Finnigan Dr	0.29mi	3/3.5	1,988 (+12%)	3mo	$375,000	$189	64
4439 Gunter St	0.14mi	3/2.5	2,027 (+14%)	2mo	$325,000	$160	64
4703 Oats St Unit B	0.61mi	3/3.0	1,768 (-1%)	6mo	$359,000	$203	64
4611 Buck St	0.06mi	3/1.0	1,541 (-13%)	8mo	$205,000	$133	59
5308 San Juan St	0.33mi	3/2.5	2,030 (+14%)	6mo	$415,000	$204	52
3616 Market St	0.63mi	3/3.0	1,607 (-10%)	2mo	$325,000	$202	51
4501 Rawley St	0.67mi	4/2.5 (+1)	1,924 (+8%)	6mo	$399,990	$208	41
3432 Cline St	0.75mi	3/2.0	1,582 (-11%)	3mo	$299,900	$190	38

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

Projected returns pro-forma

10.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $159,171
• Equity at exit: $304,335

10-year hold

• IRR: 19.1%
• Equity multiple: 6.26×
• Total profit: $497,424
• Equity at exit: $656,310

Cash invested: $94,590 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 339
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,400 high
• Mortgage (P&I): −$1,772
• Tax est. 1.5%: −$422 /mo · $5,067/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-439

Break-even live

Break-even rent $2,955

Max offer price $274,306

Occupancy floor —

Sensitivity live

Price	-10% $-205	-5% $-322	+0% $-439	+5% $-556	+10% $-672
Rent	-10% $-628	-5% $-534	+0% $-439	+5% $-344	+10% $-249
Rate	-1.0pp $-269	-0.5pp $-353	base $-439	+0.5pp $-526	+1.0pp $-616

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: $84,455
• Closing costs: $10,135
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	44d	1	0.20mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	44d	1	0.41mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	8d	1	0.41mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	0.47mi
4706 Hershe St Houston, TX	3.0	2.5	2283	$3,300	$1.45	44d	1	0.51mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	21d	1	0.61mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	21d	1	0.61mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	44d	1	0.74mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	44d	1	0.75mi
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	44d	1	0.80mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.81mi
1023 Hahlo St Houston, TX	4.0	2.0	1434	$1,775	$1.24	6d	1	0.83mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	8d	1	0.85mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	44d	1	0.87mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,376	$3.10	0d	1	0.88mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	44d	1	0.91mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	0.91mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	8d	1	0.92mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	44d	1	0.96mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$2,922	$1.47	0d	1	1.05mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,593	$1.59	6d	1	1.08mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	23d	1	1.18mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	0d	69	1.40mi

Listing history 10 events

1. 2026-06-21
   days on market $379,900 Active 17 DOM
2. 2026-06-18
   days on market $379,900 Active 14 DOM
3. 2026-06-17
   days on market $379,900 Active 13 DOM
4. 2026-06-16
   days on market $379,900 Active 12 DOM
5. 2026-06-15
   days on market $379,900 Active 11 DOM
6. 2026-06-13
   days on market $379,900 Active 9 DOM
7. 2026-06-09
   days on market $379,900 Active 5 DOM
8. 2026-06-08
   days on market $379,900 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $379,900 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,795
• − Mortgage interest: −$18,923
• − Property taxes: −$5,067
• − Insurance: −$1,689
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$9,827
• Taxable loss: −$11,319
• Est. tax savings @ 24.0%: +$2,717
• After-tax cash flow: $-2,551/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.

Condition & rehab AI · 14 photos

Excellent 95/100 None rehab

This modern, move-in-ready home is in excellent condition with no visible repairs or maintenance needed. It offers a prime location and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

1 event — show timeline

• 2026-06-04 Listed $379,900 HARMLS