1920 6th St · Hempstead, TX 77445

$183,000

3 bd · 1.5 ba · 1,431 sqft · SingleFamily public records · 73 Days on market

Built 1994 6,250 sqft lot $128/sqft · 13% below area Est $210k · 13% under

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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).

• ARV discount +13.3/15.0
• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.5/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Welcome to this charming all-brick home nestled in a quiet, established neighborhood in Hempstead! Located at 1920 6th Street, this 3-bedroom, 1.5-bath property offers the perfect blend of comfort, functionality, and small-town charm. Step inside to find a cozy and inviting layout with plenty of natural light throughout. The spacious living area flows seamlessly into the kitchen and dining space, making it ideal for both everyday living and entertaining. Each bedroom offers comfortable space and versatility. Outside, enjoy the peace and privacy of the surrounding neighborhood, with ample yard space for relaxing, gardening, or creating your own outdoor retreat. The durable all-brick exterior provides timeless curb appeal and low-maintenance living. Whether you’re a first-time homebuyer, downsizing, or looking for an investment opportunity, this property is full of potential & ready to welcome you home! Schedule your showing today!

Key facts

• All brick home
• Ample yard space
• Durable exterior

Tags

• ALL BRICK HOME
• QUIET ESTABLISHED NEIGHBORHOOD
• AMPLE YARD SPACE
• DURABLE EXTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $-338 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (30.4% below list).
• Recommended offer: $123k (32.6% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 2.4% in Hempstead — 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 60/100 on livability (#1,099 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• Hempstead ISD (town): math 16% / reading 19% proficiency, ranked #795 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hempstead El (math 19% / reading 15%, grade F, #3,836 of 4,322 statewide, top 91%, 834 students, 90% FRL); Hempstead Middle (math 14% / reading 16%, grade F, #1,569 of 1,662 statewide, top 95%, 339 students, 84% FRL); Hempstead H S (math 12% / reading 32%, grade F, #1,366 of 1,632 statewide, top 84%, 465 students, 80% FRL).
• Market conditions: 425 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $183k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,351 (32.6% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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 F-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 D 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. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.91%
• DSCR: 0.65
• GRM: 12.0

CMA / ARV

• ARV (median comp): $210,211
• List price: $183,000
• Delta: -12.94%
• 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
2031 7th St	0.13mi	3/2.0	1,341 (-6%)	4mo	$200,000	$149	78
1915 8th St	0.18mi	3/2.0	1,334 (-7%)	4mo	$255,000	$191	75
1920 1st St	0.35mi	3/2.0	1,380 (-4%)	12mo	$250,000	$181	66
1910 1st St	0.35mi	3/2.0	1,380 (-4%)	13mo	$250,000	$181	65
1246 5th St	0.43mi	3/2.0	1,353 (-6%)	9mo	$110,000	$81	62
1112 1st St	0.62mi	3/1.5	1,344 (-6%)	9mo	$55,000	$41	53
1020 2nd St	0.64mi	3/2.5	1,376 (-4%)	14mo	$235,000	$171	48
925 7th St	0.64mi	3/2.0	1,336 (-7%)	12mo	$130,000	$97	47
1926 16th St	0.71mi	3/2.0	1,559 (+9%)	5mo	$245,000	$157	46
1041 Zero St	0.64mi	3/2.0	1,282 (-10%)	8mo	$199,000	$155	44
1036 8th St	0.57mi	2/3.0 (-1)	1,600 (+12%)	0mo	$160,000	$100	43
1275 Baker St	0.50mi	3/2.0	1,244 (-13%)	12mo	$129,950	$104	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.53×
• Total profit: $78,229
• Equity at exit: $164,861

10-year hold

• IRR: 17.4%
• Equity multiple: 5.83×
• Total profit: $247,419
• Equity at exit: $355,529

Cash invested: $51,240 (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 77445

• Home prices YoY: 12.3%
• Active inventory: 425
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$960
• Tax from tax record: −$308 /mo · $3,702/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-338

Break-even live

Break-even rent $1,702

Max offer price $123,351

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-286	+0% $-338	+5% $-389	+10% $-441
Rent	-10% $-438	-5% $-388	+0% $-338	+5% $-287	+10% $-237
Rate	-1.0pp $-246	-0.5pp $-291	base $-338	+0.5pp $-385	+1.0pp $-433

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1246 5th St Hempstead, TX	2.0	1.5	1353	$1,400	$1.03	12d	1	0.41mi
1305 9th St Hempstead, TX	3.0	1.0	1568	$1,450	$0.92	6d	1	0.44mi
1235 11th St Apt 8 Hempstead, TX	2.0	1.0	900	$975	$1.08	46d	1	0.59mi
1235 11th St Unit 15 Hempstead, TX	2.0	1.0	900	$950	$1.06	45d	1	0.59mi
1046 15th St Hempstead, TX	2.0	1.0	884	$1,100	$1.24	14d	1	0.83mi
302 16th St Hempstead, TX	3.0	2.0	1408	$1,450	$1.03	45d	1	1.23mi

Listing history 22 events

1. 2026-06-21
   days on market $183,000 Active 73 DOM
2. 2026-06-18
   days on market $183,000 Active 70 DOM
3. 2026-06-18
   price $183,000 Active 69 DOM
4. 2026-06-17
   days on market $189,000 Active 69 DOM
5. 2026-06-16
   days on market $189,000 Active 68 DOM
6. 2026-06-15
   days on market $189,000 Active 67 DOM
7. 2026-06-13
   days on market $189,000 Active 65 DOM
8. 2026-06-09
   days on market $189,000 Active 61 DOM
9. 2026-06-08
   days on market $189,000 Active 60 DOM
10. 2026-06-07
    days on market $189,000 Active 59 DOM
11. 2026-06-04
    days on market $189,000 Active 56 DOM
12. 2026-06-03
    days on market $189,000 Active 55 DOM
13. 2026-06-02
    days on market $189,000 Active 54 DOM
14. 2026-06-01
    days on market $189,000 Active 53 DOM
15. 2026-05-31
    days on market $189,000 Active 52 DOM
16. 2026-05-06
    price $189,000 953-char remark

    Show marketing remark (953 chars)

    Welcome to this charming all-brick home nestled in a quiet, established neighborhood in Hempstead! Located at 1920 6th Street, this 3-bedroom, 1.5-bath property offers the perfect blend of comfort, functionality, and small-town charm. Step inside to find a cozy and inviting layout with plenty of natural light throughout. The spacious living area flows seamlessly into the kitchen and dining space, making it ideal for both everyday living and entertaining. Each bedroom offers comfortable space and versatility. Outside, enjoy the peace and privacy of the surrounding neighborhood, with ample yard space for relaxing, gardening, or creating your own outdoor retreat. The durable all-brick exterior provides timeless curb appeal and low-maintenance living. Whether you’re a first-time homebuyer, downsizing, or looking for an investment opportunity, this property is full of potential & ready to welcome you home! Schedule your showing today!

17. 2026-04-09
    listed $199,999 Active 953-char remark

    Show marketing remark (953 chars)

    Welcome to this charming all-brick home nestled in a quiet, established neighborhood in Hempstead! Located at 1920 6th Street, this 3-bedroom, 1.5-bath property offers the perfect blend of comfort, functionality, and small-town charm. Step inside to find a cozy and inviting layout with plenty of natural light throughout. The spacious living area flows seamlessly into the kitchen and dining space, making it ideal for both everyday living and entertaining. Each bedroom offers comfortable space and versatility. Outside, enjoy the peace and privacy of the surrounding neighborhood, with ample yard space for relaxing, gardening, or creating your own outdoor retreat. The durable all-brick exterior provides timeless curb appeal and low-maintenance living. Whether you’re a first-time homebuyer, downsizing, or looking for an investment opportunity, this property is full of potential & ready to welcome you home! Schedule your showing today!

18. 2016-03-24
    soldstatus Sold 85-char remark

    Show marketing remark (85 chars)

    Beautiful 3/1.5 home located in a quiet neighborhood with easy access to major roads.

19. 2016-02-18
    status Pending 85-char remark

    Show marketing remark (85 chars)

    Beautiful 3/1.5 home located in a quiet neighborhood with easy access to major roads.

20. 2016-01-21
    price $57,500 85-char remark

    Show marketing remark (85 chars)

    Beautiful 3/1.5 home located in a quiet neighborhood with easy access to major roads.

21. 2015-12-16
    listed $62,500 Active 85-char remark

    Show marketing remark (85 chars)

    Beautiful 3/1.5 home located in a quiet neighborhood with easy access to major roads.

22. 1995-03-16
    soldstatus $53,500

ⓘ 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: $3,702 · $308/mo
• Projected year-2 tax: $3,702 · $308/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,293
• − Mortgage interest: −$10,251
• − Property taxes: −$3,702
• − Insurance: −$915
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$5,324
• Taxable loss: −$7,346
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $-2,289/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: Hempstead ISD
• NCES district ID: 4822920
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 19% ▼ -4.00%
• Median HH income: $40,396
• Composite: 14.92/100
• National rank: #9371
• State rank: #795 of 826 in TX

Livability — Hempstead

• Score: 60/100
• State rank: #1099
• US rank: #19446

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D Housing A+ Health & safety C User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hempstead, TX
• City population: 14,943
• Population (ZIP): 14,943

Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 34% White 32% Black 31% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 30% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 74% English-only · Spanish 25%

Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.43%
• Current HPI: 359.93
• Rent YoY: —
• Metro: —
• 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

+253.3% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $189,000 HARMLS
• 2026-04-09 Listed $199,999 HARMLS
• 2016-03-24 Sold (MLS) — HARMLS
• 2016-02-18 Pending — HARMLS
• 2016-01-21 Price Changed $57,500 HARMLS
• 2015-12-16 Listed $62,500 HARMLS
• 1995-03-16 Sold (Public Records) $53,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $3,702 · +17.4% YoY. Source: county tax records.