5626 Schevers St · Houston, TX 77033

$125,000

3 bd · 1.0 ba · 930 sqft · SingleFamily public records · 52 Days on market

Built 1963 6,599 sqft lot $134/sqft · 26% below area Est $168k · 26% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor’s Special! Opportunity awaits at 5626 Schevers St, Houston, TX 77033. This property is a full rehab project, ideal for investors, flippers, or buyers looking to renovate and add value. The home requires extensive interior updates and is being sold as-is, making it a perfect canvas to bring your vision to life. Located in an established area of Houston with convenient access to major roadways, Downtown Houston, and nearby amenities, this property offers strong potential for resale or rental income. With the right improvements, this can be transformed into a great income-producing property or a beautifully updated home. Don’t miss out on this value-add opportunity—s

Key facts

• Established area
• Full rehab project
• Convenient access

Tags

• FULL REHAB PROJECT
• EXTENSIVE INTERIOR UPDATES
• ESTABLISHED AREA
• CONVENIENT ACCESS
• INCOME PRODUCING PROPERTY

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor)
• Construction: Built in 1963; Slab foundation; Composition roof
• Exterior features: Concrete road surface; Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floor (12 x 11); Bedroom on the first floor (12 x 9); Bedroom on the first floor (11 x 10)
• Bathrooms: 2 full bathrooms
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Sterling H S (math 16% / reading 27%, grade F, #1,377 of 1,632 statewide, top 85%, 1,421 students, 92% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 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 (+5.5%/yr); 345 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 42% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.06% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 7.9

CMA / ARV

• ARV (median comp): $168,163
• List price: $125,000
• Delta: -25.67%
• 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
8426 Rockford Dr	0.44mi	3/1.5	875 (-6%)	1mo	$100,000	$114	67
5342 Wenda St	0.28mi	3/2.0	975 (+5%)	14mo	$149,000	$153	63
5622 Beldart St	0.40mi	2/1.0 (-1)	1,002 (+8%)	2mo	$120,000	$120	62
5345 Higgins St	0.17mi	3/1.0	1,048 (+13%)	13mo	$115,000	$110	60
5714 Peacock St	0.62mi	3/1.0	932 (+0%)	15mo	$120,000	$129	58
5774 Belmark St	0.59mi	2/1.0 (-1)	936 (+1%)	11mo	$70,000	$75	58
8130 Rockford Dr	0.69mi	3/1.0	945 (+2%)	9mo	$169,999	$180	57
5218 Higgins St	0.37mi	2/1.0 (-1)	852 (-8%)	9mo	$99,000	$116	56
10225 Teneha Dr	0.57mi	2/2.0 (-1)	932 (+0%)	16mo	$124,000	$133	50
5915 Beldart St	0.71mi	3/1.0	969 (+4%)	15mo	$120,000	$124	48
4929 Paula St	0.72mi	3/1.0	989 (+6%)	13mo	$175,000	$177	45
8130 Sharondale Dr	0.65mi	3/1.0	862 (-7%)	18mo	$110,000	$128	42

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: -7.3%
• Equity multiple: 0.72×
• Total profit: $-9,731
• Equity at exit: $18,638

10-year hold

• IRR: 5.3%
• Equity multiple: 1.44×
• Total profit: $15,366
• Equity at exit: $10,808

Cash invested: $35,000 (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: 345
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$656
• Tax from tax record: −$226 /mo · $2,710/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $112

Break-even live

Break-even rent $1,182

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $183	-5% $147	+0% $112	+5% $76	+10% $41
Rent	-10% $7	-5% $60	+0% $112	+5% $164	+10% $216
Rate	-1.0pp $175	-0.5pp $144	base $112	+0.5pp $79	+1.0pp $46

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5038 Carmen St Apt 1 Houston, TX	2.0	1.0	672	$1,095	$1.63	4d	1	0.61mi
5042 Mallow St Houston, TX	2.0	1.0	672	$995	$1.48	6d	1	0.63mi
5010 Carmen St Houston, TX	2.0	1.0	672	$1,095	$1.63	44d	1	0.67mi
4923 Paula St Apt 2 Houston, TX	2.0	1.0	672	$1,095	$1.63	4d	1	0.75mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	44d	1	1.01mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	1.16mi
5602 Selinsky Rd Unit 2047 Houston, TX	2.0	2.0	1062	$1,114	$1.05	0d	1	1.45mi
5602 Selinsky Rd Unit 2047 Houston, TX	2.0	2.0	1062	$1,113	$1.05	4d	1	1.45mi
5602 Selinsky Rd Unit 421 Houston, TX	2.0	2.0	1062	$1,089	$1.03	6d	1	1.45mi
5602 Selinsky Rd Unit 5659 Houston, TX	2.0	2.0	1062	$1,113	$1.05	12d	1	1.45mi
5602 Selinsky Rd Unit 422 Houston, TX	2.0	2.0	1062	$1,089	$1.03	9d	1	1.45mi
5602 Selinsky Rd Unit 2187 Houston, TX	2.0	2.0	1062	$1,073	$1.01	0d	1	1.45mi

Listing history 15 events

1. 2026-06-21
   days on market $125,000 Active 52 DOM
2. 2026-06-18
   days on market $125,000 Active 49 DOM
3. 2026-06-17
   days on market $125,000 Active 48 DOM
4. 2026-06-16
   days on market $125,000 Active 47 DOM
5. 2026-06-15
   days on market $125,000 Active 46 DOM
6. 2026-06-13
   days on market $125,000 Active 44 DOM
7. 2026-06-10
   days on market $125,000 Active 40 DOM
8. 2026-06-08
   days on market $125,000 Active 39 DOM
9. 2026-06-07
   days on market $125,000 Active 38 DOM
10. 2026-06-04
    days on market $125,000 Active 35 DOM
11. 2026-06-01
    days on market $125,000 Active 32 DOM
12. 2026-05-31
    days on market $125,000 Active 31 DOM
13. 2026-04-30
    listed $115,000 Active 785-char remark
14. 2022-11-14
    soldstatus
15. 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: $2,710 · $226/mo
• Projected year-2 tax: $2,710 · $226/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: $15,876
• − Mortgage interest: −$7,002
• − Property taxes: −$2,710
• − Insurance: −$625
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,636
• Taxable loss: −$637
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,494/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

+8.7% since first listed

4 events — show timeline

• 2026-05-29 Price Changed $125,000 HARMLS
• 2026-04-30 Listed $115,000 HARMLS
• 2022-11-14 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,710 · +0.1% YoY. Source: county tax records.