5733 Winsome Ln · Houston, TX 77057

$4,000

3 bd · 3.5 ba · 2,481 sqft · Townhouse public records · 2 Days on market

Built 2014 1,406 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0

Listing remarks MLS

Luxurious 3 bed/3.5 bath home built by Carnegie Homes. Ideal location just minutes from the Galleria, 59 and 610. The home has a private driveway, a large backyard that can accommodate a cocktail pool and a rooftop terramce with CITY VIEWS. The second floor has a Large living room with a balcony and a spacious island Kitchen. Third floor dedicated to the Master Suite. Game Room with wet bar, another bedroom and a terrific rooftop terrace with outstanding views on the fourth floor.

Key facts

• Open-concept design
• Rooftop terrace
• Private driveway

Tags

• PRIVATE DRIVEWAY
• FENCED BACKYARD
• ROOFTOP TERRACE
• OPEN-CONCEPT DESIGN
• ISLAND KITCHEN
• PRIMARY SUITE

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Lease considered

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Electric power available
• Home design: Residential property; 4 stories; Entry level information not provided; Built in 2014
• Construction: Stucco exterior; Composition roof; Slab foundation
• Exterior features: Deck; Fence; Patio; Rooftop patio/rooftop access

Interior

• Kitchen: Kitchen located on second level (approx. 15 x 11)
• Bedrooms: Primary bedroom on third level (approx. 17 x 16); Bedroom on first level (approx. 10 x 12); Bedroom on fourth level (approx. 10 x 12)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Interior features: Dryer; Dishwasher; Washer; 6 total rooms
• Laundry & utility: Utility room on third level

🏷️ Possibly a rental listed for sale. The $4,000 price doesn't fit this home's estimated sale value (~$493,719) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $4k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $4k).
• Cap rate 731.6% 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: 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: School At St George Place (math 34% / reading 46%, grade F, #1,514 of 4,322 statewide, top 36%, 782 students, 55% FRL); Tanglewood Middle (math 29% / reading 42%, grade F, #827 of 1,662 statewide, top 51%, 808 students, 62% FRL); Wisdom H S (math 17% / reading 16%, grade F, #1,497 of 1,632 statewide, top 92%, 2,260 students, 97% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents soft (-1.8%/yr); 393 active listings in the ZIP; 38 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; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,095/mo this rent would consume 55% of the median local household income ($67k/yr) (locally 3533% 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 (-1.2%/yr); year-one equity from $28 of loan paydown is wiped out by about $49 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 (-1.2% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 77.39% ✓
• Cap rate: 731.63%
• Cash-on-cash: 2590.48%
• DSCR: 116.26
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $493,719
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2945 Sandcastle Ln	0.06mi	3/2.5	2,377 (-4%)	1mo	$349,000	$147	86
2820 Bering Dr	0.06mi	3/2.5	2,192 (-12%)	7mo	$399,900	$182	68
2464 Bering Dr #2464	0.41mi	2/2.5 (-1)	2,370 (-4%)	6mo	$270,000	$114	59
5563 Beverlyhill St	0.46mi	3/2.5	2,334 (-6%)	7mo	$449,900	$193	59
5591 Beverlyhill St	0.44mi	3/2.5	2,334 (-6%)	14mo	$625,000	$268	54
2506 Potomac Dr Unit A	0.64mi	3/2.5	2,690 (+8%)	2mo	$535,000	$199	50
5583 Beverlyhill St	0.45mi	3/2.5	2,334 (-6%)	18mo	$499,900	$214	50
2527 Potomac Dr Unit B	0.56mi	3/2.5	2,336 (-6%)	13mo	$549,999	$235	49
5827 Val Verde St	0.12mi	4/3.5 (+1)	2,850 (+15%)	19mo	$425,000	$149	49
2309 Nantucket Dr Unit A	0.66mi	3/2.5	2,427 (-2%)	16mo	$425,000	$175	48
50 Milan Ests	0.75mi	3/2.5	2,426 (-2%)	15mo	$585,000	$241	45
2421 Potomac Dr Unit C	0.63mi	3/2.5	2,113 (-15%)	7mo	$510,000	$241	36

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

Projected returns pro-forma

-1.23% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 130.13×
• Total profit: $144,622
• Equity at exit: $921

10-year hold

• IRR: —
• Equity multiple: 259.60×
• Total profit: $289,635
• Equity at exit: $930

Cash invested: $1,120 (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 77057

• Home prices YoY: -0.7%
• Rents YoY: -1.8%
• Active inventory: 393
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,095 high
• Mortgage (P&I): −$21
• Tax est. 1.5%: −$5 /mo · $60/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $2,418

Break-even live

Break-even rent $35

Max offer price $4,000

Occupancy floor 17%

Sensitivity live

Price	-10% $2,421	-5% $2,419	+0% $2,418	+5% $2,416	+10% $2,415
Rent	-10% $2,173	-5% $2,296	+0% $2,418	+5% $2,540	+10% $2,662
Rate	-1.0pp $2,420	-0.5pp $2,419	base $2,418	+0.5pp $2,417	+1.0pp $2,416

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: $1,000
• Closing costs: $120
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5733 Winsome Ln Houston, TX	3.0	3.5	2481	$4,000	$1.61	13d	1	0.02mi
5640 Dolores St Houston, TX	3.0	4.0	2144	$3,999	$1.87	44d	1	0.09mi
5625 Dolores St Houston, TX	4.0	4.0	2935	$4,500	$1.53	44d	1	0.13mi
5615 Winsome Ln Houston, TX	4.0	4.0	3150	$3,195	$1.01	44d	1	0.14mi
5815 Fairdale Ln Houston, TX	3.0	4.0	2047	$2,800	$1.37	44d	1	0.18mi
5914 Val Verde St Houston, TX	3.0	4.0	2036	$3,900	$1.92	44d	1	0.20mi
2425 Fountain View Dr Unit 210 Houston, TX	2.0	1.0	2410	$2,000	$0.83	44d	1	0.41mi
2468 Bering Dr Houston, TX	2.0	3.0	1808	$2,200	$1.22	44d	1	0.43mi
2454 Bering Dr Houston, TX	3.0	2.5	2150	$2,800	$1.30	44d	1	0.43mi
2351 Bering Dr Houston, TX	3.0	3.0	1776	$2,440	$1.37	44d	1	0.46mi
2351 Bering Dr Houston, TX	3.0	3.0	1776	$2,440	$1.37	23d	1	0.46mi
2345 Bering Dr Houston, TX	1.0–3.0	1.0–3.0	1313	$2,329	$1.77	4d	17	0.47mi
2380 Bering Dr Houston, TX	2.0	2.0	1720	$2,357	$1.37	44d	1	0.48mi
5331 Beverly Hill St Houston, TX	1.0–4.0	1.0–2.5	1420	$1,688	$1.19	0d	88	0.64mi
5421 Judalon Ln Houston, TX	3.0	2.0	1740	$3,600	$2.07	44d	1	0.67mi
2226 Nantucket Dr Unit A Houston, TX	3.0	2.5	2304	$2,600	$1.13	25d	1	0.74mi
3000 Sage Rd Houston, TX	1.0–2.0	1.0–2.0	1225	$1,870	$1.53	0d	33	0.75mi
3319 Bingham Manor Ln Houston, TX	3.0	4.0	2866	$2,900	$1.01	44d	1	0.76mi
6353 Richmond Ave Houston, TX	3.0	2.0–2.5	1666	$2,224	$1.33	44d	3	0.92mi
6353 Richmond Ave Houston, TX	3.0	2.0–2.5	1666	$2,197	$1.32	25d	2	0.92mi
6130 Southwest Fwy Houston, TX	4.0	1.0–2.0	1170	$1,875	$1.60	14d	20	0.98mi
2927 El Fenice Ln Houston, TX	3.0	3.0	2181	$3,200	$1.47	44d	1	0.99mi
2909 El Fenice Ln Unit 1538926P Houston, TX	3.0	2.5	2249	$7,906	$3.52	16d	1	1.00mi
2914 El Fenice Ln Unit 1538927P Houston, TX	3.0	2.5	2249	$7,906	$3.52	16d	1	1.01mi
2926 El Fenice Ln Unit 1514061P Houston, TX	3.0	2.5	2292	$6,039	$2.63	44d	1	1.01mi
2926 El Fenice Ln Unit 1514060P Houston, TX	3.0	2.5	2174	$6,326	$2.91	0d	1	1.01mi
2910 El Fenice Ln Unit 1538928P Houston, TX	3.0	2.5	2249	$6,426	$2.86	6d	1	1.02mi
2912 El Fenice Ln Unit 1538929P Houston, TX	3.0	2.5	2249	$7,906	$3.52	21d	1	1.02mi
2908 El Fenice Ln Unit 1538925P Houston, TX	3.0	2.5	2249	$7,906	$3.52	16d	1	1.02mi
2345 Sage Rd Houston, TX	1.0–3.0	1.0–3.0	1203	$2,520	$2.09	3d	39	1.04mi
2525 McCue Rd Unit 354 Houston, TX	3.0	2.0	1750	$1,900	$1.09	44d	1	1.15mi
2525 McCue Rd Houston, TX	1.0–3.0	1.0–2.0	1235	$2,545	$2.06	0d	23	1.15mi
2323 McCue Rd Houston, TX	3.0	1.0–3.0	1540	$4,850	$3.15	0d	13	1.17mi
1441 Bering Dr Houston, TX	2.0	2.5	1767	$2,312	$1.31	2d	3	1.18mi
6463 Burgoyne Rd #35 Houston, TX	2.0	2.5	1596	$1,980	$1.24	44d	1	1.24mi
1112 Bering Dr #67 Houston, TX	2.0	2.5	1610	$2,200	$1.37	25d	1	1.31mi
1770 S Post Oak Ln Unit 525 Houston, TX	3.0	2.0	2271	$7,585	$3.34	0d	1	1.33mi
1770 S Post Oak Ln Unit 1803 Houston, TX	3.0	2.0	2271	$7,625	$3.36	11d	1	1.33mi

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $4,000 Active 2 DOM

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

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 · 25 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: $37,146
• − Mortgage interest: −$224
• − Property taxes: −$60
• − Insurance: −$20
• − Repairs & maintenance: −$2,972
• − Management: −$2,972
• − Depreciation: −$116
• Taxable income: $30,782
• Est. tax owed @ 24.0%: −$7,388
• After-tax cash flow: $21,626/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): 46,569
• Household income: $66,971
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 3533.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 38% White 37% Two or more races 22% Black 12% Asian 10% Native American 1%
• Hispanic origin (detail): Mexican 13% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 38% · Canada, China, Jamaica
• Languages at home: 50% English-only · Spanish 33% Other Indo-European 6% Other Asian/Pacific 3%

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: ▼ -1.23%
• Current HPI: 167.8863
• Rent YoY: ▼ -1.83%
• 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

-99.3% since first listed

34 events — show timeline

• 2026-06-06 Listed for Rent $4,000 RENTSPREE
• 2026-06-05 Listed $4,000 HARMLS
• 2025-01-01 Rental Removed $5,000 HARMLS
• 2024-08-21 Listed for Rent $5,000 HARMLS
• 2024-02-03 Rental Removed $3,700 HARMLS
• 2023-12-22 Listed for Rent $3,700 HARMLS
• 2023-12-19 Sold (Public Records) — Public Records
• 2023-12-18 Sold (MLS) — HARMLS
• 2023-12-12 Pending — HARMLS
• 2023-12-05 Pending — HARMLS
• 2023-10-26 Price Changed $614,900 HARMLS
• 2023-09-30 Price Changed $634,900 HARMLS
• 2023-09-08 Listed $649,900 HARMLS
• 2023-09-06 Coming Soon $649,900 HARMLS
• 2016-11-29 Sold (Public Records) — Public Records
• 2016-11-29 Sold (Public Records) — Public Records
• 2016-11-28 Sold (MLS) — HARMLS
• 2016-11-04 Pending — HARMLS
• 2016-10-25 Pending — HARMLS
• 2016-10-13 Sold (Public Records) — Public Records
• 2016-07-08 Relisted — HARMLS
• 2016-06-28 Pending — HARMLS
• 2016-04-21 Listing Removed — HARMLS
• 2016-04-21 Listed $579,900 HARMLS
• 2015-11-24 Listed $559,900 HARMLS
• 2015-11-21 Listing Removed — HARMLS
• 2015-09-10 Price Changed $559,900 HARMLS
• 2015-07-06 Price Changed $579,900 HARMLS
• 2015-05-21 Listed $599,900 HARMLS
• 2015-03-20 Listing Removed — HARMLS
• 2014-08-31 Listing Removed — HARMLS
• 2014-08-29 Listed $599,900 HARMLS
• 2013-11-18 Pending — HARMLS
• 2013-11-18 Listed $579,900 HARMLS

Property tax history

+10.3%/yr

Latest (2025): $12,164 · +0.7% YoY. Source: county tax records.