4910 Southwind St · Houston, TX 77033

$165,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 327 Days on market

Built 1955 5,131 sqft lot $158/sqft · 29% above area Est $151k · 9% over

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Why this score? — see what drove the C- 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 +22.6/30.0
• DSCR +7.3/10.0
• 1% rule +6.5/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• ARV discount +3.3/15.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home was completely rebuilt in 2020 following fire damage, with all-new plumbing, electrical, roofing, siding, interior finishes, and structural components, creating a near-new construction standard. The property features high-quality upgrades, including granite countertops, stainless steel appliances, and modern fixtures, positioning it as a premium rental within the portfolio. Condition & Value-Add: While the property is in excellent condition, current rent is below market due to historical neighborhood factors. However, these have been mitigated—the adjacent drug house has been removed, and new construction is underway across the street, signaling neighborhood improvement and supporting future rent growth. With a month-to-month lease, investors have immediate flexibility to adjust rents or reposition the asset.

Key facts

• Completely rebuilt
• Granite countertops
• Modern fixtures

Tags

• COMPLETELY REBUILT
• HIGH-QUALITY UPGRADES
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MODERN FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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 fast (+5.5%/yr); 338 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $1,890/mo this rent would consume 60% of the median local household income ($38k/yr) (locally 1728% 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 $5k 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 + 5.5% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 327 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 327 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.15% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.3

CMA / ARV

• ARV (median comp): $151,019
• List price: $165,000
• Delta: 9.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7314 Forrestal St	0.22mi	3/1.0	1,020 (-2%)	0mo	$105,000	$103	86
5041 Southwind St	0.20mi	3/2.0	1,020 (-2%)	7mo	$195,000	$191	77
5007 Northridge Dr	0.44mi	3/1.0	1,069 (+2%)	2mo	$163,900	$153	74
7330 Hurtgen Forest Rd	0.26mi	3/2.0	1,154 (+10%)	3mo	$154,900	$134	64
5306 Kenilwood Dr	0.59mi	2/1.0 (-1)	1,038 (-1%)	5mo	$80,000	$77	63
5113 Doolittle Blvd	0.41mi	3/1.0	1,107 (+6%)	11mo	$120,000	$108	61
7338 England St	0.74mi	3/1.5	1,045 (+0%)	3mo	$76,500	$73	61
5106 Malmedy Rd	0.57mi	3/1.5	1,071 (+3%)	9mo	$159,999	$149	59
5318 Longmeadow St	0.59mi	3/1.0	1,138 (+9%)	3mo	$125,000	$110	55
7129 Foster St	0.65mi	2/1.0 (-1)	1,107 (+6%)	5mo	$120,000	$108	51
4525 Newberry St	0.52mi	3/2.0	1,176 (+13%)	8mo	$245,000	$208	44
7342 Okinawa Rd	0.55mi	4/2.0 (+1)	1,173 (+12%)	11mo	$215,000	$183	36

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-3,971
• Equity at exit: $24,602

10-year hold

• IRR: 10.1%
• Equity multiple: 1.88×
• Total profit: $40,509
• Equity at exit: $14,266

Cash invested: $46,200 (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 77033

• Home prices YoY: -16.3%
• Rents YoY: 5.5%
• Active inventory: 338
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$865
• Tax from tax record: −$278 /mo · $3,336/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $281

Break-even live

Break-even rent $1,534

Max offer price $165,000

Occupancy floor 80%

Sensitivity live

Price	-10% $375	-5% $328	+0% $281	+5% $235	+10% $188
Rent	-10% $132	-5% $207	+0% $281	+5% $356	+10% $431
Rate	-1.0pp $364	-0.5pp $323	base $281	+0.5pp $239	+1.0pp $195

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	0.39mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	44d	1	0.42mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.44mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	25d	1	0.49mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	25d	1	0.53mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	12d	1	0.53mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	13d	1	0.53mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	0.53mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	0.56mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.62mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.62mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	25d	1	0.63mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	44d	1	0.71mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	0.81mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.89mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	25d	1	0.90mi
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	8d	1	0.91mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.93mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	0.94mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	0.94mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	44d	1	1.01mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	15d	1	1.02mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	1.04mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	44d	1	1.07mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	0d	1	1.10mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	0d	1	1.10mi
7826 Gladstone St Houston, TX	2.0	1.0	760	$1,250	$1.64	0d	1	1.10mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	44d	1	1.22mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	1.26mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	6d	1	1.26mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	1.27mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	44d	1	1.28mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	14d	1	1.31mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	44d	1	1.33mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	44d	1	1.34mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	44d	1	1.36mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	21d	1	1.37mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	44d	1	1.41mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	44d	1	1.41mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	22d	1	1.41mi

Listing history 33 events

1. 2026-06-18
   days on market $165,000 Active 327 DOM
2. 2026-06-17
   days on market $165,000 Active 326 DOM
3. 2026-06-16
   days on market $165,000 Active 325 DOM
4. 2026-06-15
   days on market $165,000 Active 324 DOM
5. 2026-06-13
   days on market $165,000 Active 322 DOM
6. 2026-06-10
   days on market $165,000 Active 318 DOM
7. 2026-06-08
   days on market $165,000 Active 317 DOM
8. 2026-06-07
   days on market $165,000 Active 316 DOM
9. 2026-06-04
   days on market $165,000 Active 313 DOM
10. 2026-06-01
    days on market $165,000 Active 310 DOM
11. 2026-05-31
    days on market $165,000 Active 309 DOM
12. 2026-05-01
    status Active 842-char remark

    Show marketing remark (842 chars)

    This home was completely rebuilt in 2020 following fire damage, with all-new plumbing, electrical, roofing, siding, interior finishes, and structural components, creating a near-new construction standard. The property features high-quality upgrades, including granite countertops, stainless steel appliances, and modern fixtures, positioning it as a premium rental within the portfolio. Condition & Value-Add: While the property is in excellent condition, current rent is below market due to historical neighborhood factors. However, these have been mitigated—the adjacent drug house has been removed, and new construction is underway across the street, signaling neighborhood improvement and supporting future rent growth. With a month-to-month lease, investors have immediate flexibility to adjust rents or reposition the asset.

13. 2026-04-30
    historical 842-char remark

    Show marketing remark (842 chars)

    This home was completely rebuilt in 2020 following fire damage, with all-new plumbing, electrical, roofing, siding, interior finishes, and structural components, creating a near-new construction standard. The property features high-quality upgrades, including granite countertops, stainless steel appliances, and modern fixtures, positioning it as a premium rental within the portfolio. Condition & Value-Add: While the property is in excellent condition, current rent is below market due to historical neighborhood factors. However, these have been mitigated—the adjacent drug house has been removed, and new construction is underway across the street, signaling neighborhood improvement and supporting future rent growth. With a month-to-month lease, investors have immediate flexibility to adjust rents or reposition the asset.

14. 2025-11-04
    price $165,000 842-char remark

    Show marketing remark (842 chars)

    This home was completely rebuilt in 2020 following fire damage, with all-new plumbing, electrical, roofing, siding, interior finishes, and structural components, creating a near-new construction standard. The property features high-quality upgrades, including granite countertops, stainless steel appliances, and modern fixtures, positioning it as a premium rental within the portfolio. Condition & Value-Add: While the property is in excellent condition, current rent is below market due to historical neighborhood factors. However, these have been mitigated—the adjacent drug house has been removed, and new construction is underway across the street, signaling neighborhood improvement and supporting future rent growth. With a month-to-month lease, investors have immediate flexibility to adjust rents or reposition the asset.

15. 2025-07-25
    listed $175,000 Active 842-char remark

    Show marketing remark (842 chars)

    This home was completely rebuilt in 2020 following fire damage, with all-new plumbing, electrical, roofing, siding, interior finishes, and structural components, creating a near-new construction standard. The property features high-quality upgrades, including granite countertops, stainless steel appliances, and modern fixtures, positioning it as a premium rental within the portfolio. Condition & Value-Add: While the property is in excellent condition, current rent is below market due to historical neighborhood factors. However, these have been mitigated—the adjacent drug house has been removed, and new construction is underway across the street, signaling neighborhood improvement and supporting future rent growth. With a month-to-month lease, investors have immediate flexibility to adjust rents or reposition the asset.

16. 2020-10-01
    soldstatus
17. 2020-09-04
    soldstatus
18. 2020-06-04
    historical
19. 2020-05-01
    listed $149,650 Active
20. 2020-03-06
    soldstatus
21. 2020-02-28
    soldstatus Sold
22. 2020-02-13
    status Pending
23. 2020-02-07
    status Active
24. 2020-02-04
    status Pending
25. 2020-01-28
    status Active
26. 2020-01-23
    status Pending
27. 2020-01-21
    status Active
28. 2020-01-06
    status Pending
29. 2019-12-17
    listed $39,000 Active
30. 2005-12-27
    soldstatus
31. 2005-03-16
    historical
32. 2005-01-12
    listed $46,900
33. 1992-06-03
    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: $3,336 · $278/mo
• Projected year-2 tax: $3,336 · $278/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 6/10 Major FEMA zone X (unshaded) · 72% 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: $22,684
• − Mortgage interest: −$9,243
• − Property taxes: −$3,336
• − Insurance: −$825
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$4,800
• Taxable income: $851
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $3,172/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): 29,154
• Household income: $38,071
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1728.0

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 (55%)
• Race & ethnicity: Black 55% Hispanic / Latino 43% Two or more races 17% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1%
• Foreign-born: 18% · 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: ▼ -41.49%
• Current HPI: 212.6472
• Rent YoY: ▲ 5.45%
• 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

+251.8% since first listed

22 events — show timeline

• 2026-05-01 Relisted — HARMLS
• 2026-04-30 Listing Removed — HARMLS
• 2025-11-04 Price Changed $165,000 HARMLS
• 2025-07-25 Listed $175,000 HARMLS
• 2020-10-01 Sold (Public Records) — Public Records
• 2020-09-04 Sold (Public Records) — Public Records
• 2020-06-04 Listing Removed — HARMLS
• 2020-05-01 Listed $149,650 HARMLS
• 2020-03-06 Sold (Public Records) — Public Records
• 2020-02-28 Sold (MLS) — HARMLS
• 2020-02-13 Pending — HARMLS
• 2020-02-07 Relisted — HARMLS
• 2020-02-04 Pending — HARMLS
• 2020-01-28 Relisted — HARMLS
• 2020-01-23 Pending — HARMLS
• 2020-01-21 Relisted — HARMLS
• 2020-01-06 Pending — HARMLS
• 2019-12-17 Listed $39,000 HARMLS
• 2005-12-27 Sold (Public Records) — Public Records
• 2005-03-16 Listing Removed — HARMLS
• 2005-01-12 Listed $46,900 HARMLS
• 1992-06-03 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,336 · +13.4% YoY. Source: county tax records.