3434 Sunbeam St Unit A · Houston, TX 77051

$289,900

2 bd · 2.5 ba · 1,575 sqft · SingleFamily · 7 Days on market

Built 2026 3,575 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks

Price to Sell! Check out this brand-new construction in South Houston’s Southcrest S/D. This 2-story single-family home offers 2 bedrooms & 1.5 full baths upstairs. Modern living, open concept, clean design features high ceilings, abundant natural light, and a stylish palette accented by sleek black fixtures and hardware. The kitchen showcases granite countertops, contemporary cabinetry, and a seamless flow into the living area extending out to the balcony, perfect for entertaining or family gatherings. The layout includes a primary suite with access to the balcony to enjoy your morning cup'o joe. second bedroom upstairs, along w/ 1.5 beautiful bathrooms & W/ D conx. The g

Key facts

• Open concept
• High ceilings
• Granite countertops

Tags

• BRAND-NEW CONSTRUCTION
• OPEN CONCEPT
• HIGH CEILINGS
• ABUNDANT NATURAL LIGHT
• GRANITE COUNTERTOPS
• CONTEMPORARY CABINETRY

Property features AI

Finance

• Other: Living area: 1,575; Lot area: 3,575 square feet
• Financial info: Full ownership; Lease considered: No

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with garage door opener
• Security: Prewired for security; Leased security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (builder: Rangel Builders); Slab foundation; Composition roof
• Construction: Cement siding; Year built: 2026
• Exterior features: Balcony; Fenced backyard; Private yard; Cleared lot in a subdivision; Asphalt road access

Interior

• Kitchen: Dishwasher; Free-standing range; Gas range and gas oven; Disposal; Microwave; Ice maker; Oven
• Bedrooms: Primary bedroom on second level (17 x 11); Bedroom on second level (9 x 9); Total bedrooms possible: 3
• Flooring: Concrete; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; Programmable thermostat; Energy-efficient HVAC and thermostat
• Interior features: Breakfast bar; Balcony; Double vanity; Kitchen island; Kitchen/family room combo; Primary bedroom with bath; Self-closing cabinet doors and drawers; Ceiling fans; Kitchen/dining combo; Living/dining room; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility rooms (6 x 5 on other level; 6 x 5 on second level)

🏗️ New construction. The $289,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,150.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-742 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (27.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (36.4% below list).
• Recommended offer: $184k (36.4% below list) — sets the bar for 1% rule.

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: Woodson School (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 572 students, 99% FRL); Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 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 (+4.8%/yr); 312 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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).
• At $1,844/mo this rent would consume 59% of the median local household income ($37k/yr) (locally 1446% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $184,395 (36.4% 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: 0.58% ✗
• Cap rate: 3.49%
• Cash-on-cash: -9.99%
• DSCR: 0.56
• GRM: 14.4

CMA / ARV

• ARV (on-the-fly): $318,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3623 Jipsie Ln	0.23mi	3/2.0 (+1)	1,617 (+3%)	2mo	$205,000	$127	76
3609 Dawson Ln	0.32mi	3/2.0 (+1)	1,648 (+5%)	2mo	$200,000	$121	69
9401 Kappa Dr	0.54mi	3/2.0 (+1)	1,631 (+4%)	1mo	$200,000	$123	61
10307 Penryn Forest Trl	0.66mi	3/2.5 (+1)	1,586 (+1%)	3mo	$304,990	$192	60
10211 Penryn Forest Trl	0.66mi	3/2.5 (+1)	1,486 (-6%)	3mo	$304,990	$205	53
10208 Penryn Forest Trl	0.68mi	3/2.5 (+1)	1,486 (-6%)	2mo	$299,990	$202	52
10322 Penryn Forest Trl	0.70mi	3/2.5 (+1)	1,486 (-6%)	2mo	$304,990	$205	51
2818 Milton Lodge Ln	0.62mi	3/2.5 (+1)	1,384 (-12%)	2mo	$279,990	$202	44
2814 Milton Lodge Ln	0.63mi	3/2.5 (+1)	1,384 (-12%)	3mo	$279,990	$202	43
10204 Penryn Forest Trl	0.68mi	3/2.5 (+1)	1,384 (-12%)	1mo	$284,990	$206	42
10108 Penryn Forest Trl	0.67mi	3/2.5 (+1)	1,384 (-12%)	2mo	$279,990	$202	41
10305 Penryn Forest Trl	0.66mi	3/2.5 (+1)	1,384 (-12%)	3mo	$279,990	$202	41

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.45×
• Total profit: $129,388
• Equity at exit: $286,615

10-year hold

• IRR: 16.9%
• Equity multiple: 5.78×
• Total profit: $425,528
• Equity at exit: $618,095

Cash invested: $89,082 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 312
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$1,668
• Tax est. 1.5%: −$398 /mo · $4,772/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-742

Break-even live

Break-even rent $2,783

Max offer price $210,790

Occupancy floor —

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: $79,538
• Closing costs: $9,544
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	43d	1	0.13mi
3710 Rockingham St Houston, TX	3.0	2.0	1890	$1,700	$0.90	43d	1	0.35mi
9610 Buffum St Houston, TX	3.0	3.0	1605	$1,799	$1.12	43d	1	0.58mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,400	$1.32	4d	1	0.70mi
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,450	$1.35	21d	1	0.70mi
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	17d	1	0.75mi
2910 Reed Rd Houston, TX	1.0–3.0	1.0–2.0	967	$1,088	$1.12	1d	5	0.78mi
10415 Lancaster Ln Houston, TX	3.0–4.0	2.5	1937	$2,525	$1.30	20d	1	0.87mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	2d	2	0.94mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$862	$0.95	43d	1	1.04mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	43d	1	1.27mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	5d	1	1.28mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	14d	1	1.30mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	24d	1	1.32mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	5d	1	1.34mi
3137 W Bellfort Ave Houston, TX	2.0	2.0	1164	$1,802	$1.55	43d	1	1.36mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	12d	1	1.37mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	43d	1	1.39mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	16d	1	1.42mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	20d	1	1.44mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	24d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $289,900 Active 7 DOM
2. 2026-06-17
   days on market $289,900 Active 6 DOM
3. 2026-06-16
   days on market $289,900 Active 5 DOM
4. 2026-06-15
   days on market $289,900 Active 4 DOM
5. 2026-06-13
   remarks 685-char remark
6. 2026-06-13
   listed $289,900 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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,127
• − Mortgage interest: −$17,821
• − Property taxes: −$4,772
• − Insurance: −$1,591
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$9,255
• Taxable loss: −$14,853
• Est. tax savings @ 24.0%: +$3,565
• After-tax cash flow: $-5,339/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

• 2026-06-11 Listed $289,900 HARMLS