5002 Lelia St · Houston, TX 77026

$237,000

2 bd · 1.0 ba · 1,539 sqft · SingleFamily public records · 104 Days on market

Built 1952 5,501 sqft lot $154/sqft · 13% above area ↓ 5% since listing

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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 +14.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

For Sale! Completely remodeled and move-in ready 3-bedroom, 2-bath home. This beautiful property features an open-concept layout with a spacious living room and formal dining area that flows into a gorgeous kitchen with new quartz countertops, stainless steel appliances, and new cabinetry. The well-sized bedrooms include walk-in closets. The fully fenced backyard offers ample parking space and outdoor flexibility. Recent upgrades include new plumbing, updated electrical fixtures, ceiling fans, modern lighting, new flooring, windows, doors, hardware, front and back decks, and fresh interior and exterior paint. Conveniently located near major freeways, schools, parks, shopping, and restaurants. This home offers modern updates, comfort, and great accessibility. A perfect opportunity for homeowners or investors looking for a move-in ready property. Don’t miss the chance to see all the upgrades this home has to offer!

Key facts

• Gorgeous kitchen
• Formal dining area
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING ROOM
• FORMAL DINING AREA
• GORGEOUS KITCHEN
• NEW QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $49 ($585/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (13.5% below list).
• Recommended offer: $205k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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 (+3.1%/yr); 445 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% 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 $2,051/mo this rent would consume 63% of the median local household income ($39k/yr) (locally 1531% 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 $11k of equity ($2k loan paydown + $9k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.1% rent growth), your $66k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $205,121 (13.5% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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: 0.87% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (median comp): $157,658
• List price: $237,000
• Delta: 50.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3107 Amboy St	0.31mi	3/2.0 (+1)	1,503 (-2%)	6mo	$280,000	$186	68
4404 Bond St	0.38mi	3/2.5 (+1)	1,529 (-1%)	3mo	$295,000	$193	68
5112 Collingsworth St	0.30mi	3/1.5 (+1)	1,502 (-2%)	9mo	$179,900	$120	68
4305 Engleford St	0.48mi	3/2.0 (+1)	1,406 (-9%)	2mo	$159,900	$114	53
4809 Nichols St	0.53mi	3/2.5 (+1)	1,581 (+3%)	9mo	$285,000	$180	52
2302 Wipprecht St	0.53mi	3/2.5 (+1)	1,636 (+6%)	6mo	$299,000	$183	48
2303 Wipprecht St	0.54mi	3/2.5 (+1)	1,764 (+15%)	2mo	$329,000	$187	38
2105 Sam Wilson St Unit A	0.69mi	3/3.5 (+1)	1,611 (+5%)	9mo	$270,000	$168	38
3620 Sakowitz St	0.47mi	3/2.0 (+1)	1,322 (-14%)	10mo	$215,000	$163	37
1907 Harlem St Unit A	0.74mi	2/2.5	1,700 (+10%)	9mo	$307,000	$181	35
2207 Dan St	0.63mi	3/2.5 (+1)	1,736 (+13%)	5mo	$339,000	$195	34
4703 Oats St Unit B	0.74mi	3/3.0 (+1)	1,768 (+15%)	6mo	$359,000	$203	23

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

Projected returns pro-forma

3.89% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.65×
• Total profit: $43,197
• Equity at exit: $118,680

10-year hold

• IRR: 12.6%
• Equity multiple: 3.05×
• Total profit: $136,132
• Equity at exit: $192,937

Cash invested: $66,360 (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 77026

• Home prices YoY: 1.5%
• Rents YoY: 3.1%
• Active inventory: 445
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$1,243
• Tax from tax record: −$230 /mo · $2,762/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $49

Break-even live

Break-even rent $1,990

Max offer price $237,000

Occupancy floor 93%

Sensitivity live

Price	-10% $183	-5% $116	+0% $49	+5% $-18	+10% $-85
Rent	-10% $-113	-5% $-32	+0% $49	+5% $130	+10% $211
Rate	-1.0pp $168	-0.5pp $109	base $49	+0.5pp $-13	+1.0pp $-75

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	44d	1	0.22mi
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	44d	1	0.59mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,237	$3.00	3d	1	0.68mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	44d	1	0.69mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	21d	1	0.71mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	21d	1	0.71mi
3910 Woolworth St Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.71mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	44d	1	1.17mi
5414 Pardee St Houston, TX	3.0	2.0	1100	$1,500	$1.36	44d	1	1.17mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	44d	1	1.18mi
5435 Pardee St Houston, TX	2.0	1.0	1634	$1,000	$0.61	44d	1	1.22mi
4711 Sayers St Unit A Houston, TX	2.0	1.0	1200	$1,650	$1.38	44d	1	1.23mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	1.34mi

Listing history 17 events

1. 2026-06-18
   days on market $237,000 Active 104 DOM
2. 2026-06-17
   days on market $237,000 Active 103 DOM
3. 2026-06-16
   days on market $237,000 Active 102 DOM
4. 2026-06-15
   days on market $237,000 Active 101 DOM
5. 2026-06-13
   days on market $237,000 Active 99 DOM
6. 2026-06-10
   days on market $237,000 Active 95 DOM
7. 2026-06-08
   days on market $237,000 Active 94 DOM
8. 2026-06-07
   days on market $237,000 Active 93 DOM
9. 2026-06-04
   days on market $237,000 Active 90 DOM
10. 2026-06-01
    days on market $237,000 Active 87 DOM
11. 2026-05-31
    days on market $237,000 Active 86 DOM
12. 2026-05-02
    price $237,000 932-char remark

    Show marketing remark (932 chars)

    For Sale! Completely remodeled and move-in ready 3-bedroom, 2-bath home. This beautiful property features an open-concept layout with a spacious living room and formal dining area that flows into a gorgeous kitchen with new quartz countertops, stainless steel appliances, and new cabinetry. The well-sized bedrooms include walk-in closets. The fully fenced backyard offers ample parking space and outdoor flexibility. Recent upgrades include new plumbing, updated electrical fixtures, ceiling fans, modern lighting, new flooring, windows, doors, hardware, front and back decks, and fresh interior and exterior paint. Conveniently located near major freeways, schools, parks, shopping, and restaurants. This home offers modern updates, comfort, and great accessibility. A perfect opportunity for homeowners or investors looking for a move-in ready property. Don’t miss the chance to see all the upgrades this home has to offer!

13. 2026-05-02
    price $244,000 932-char remark

    Show marketing remark (932 chars)

    For Sale! Completely remodeled and move-in ready 3-bedroom, 2-bath home. This beautiful property features an open-concept layout with a spacious living room and formal dining area that flows into a gorgeous kitchen with new quartz countertops, stainless steel appliances, and new cabinetry. The well-sized bedrooms include walk-in closets. The fully fenced backyard offers ample parking space and outdoor flexibility. Recent upgrades include new plumbing, updated electrical fixtures, ceiling fans, modern lighting, new flooring, windows, doors, hardware, front and back decks, and fresh interior and exterior paint. Conveniently located near major freeways, schools, parks, shopping, and restaurants. This home offers modern updates, comfort, and great accessibility. A perfect opportunity for homeowners or investors looking for a move-in ready property. Don’t miss the chance to see all the upgrades this home has to offer!

14. 2026-03-27
    price $242,000 932-char remark

    Show marketing remark (932 chars)

    For Sale! Completely remodeled and move-in ready 3-bedroom, 2-bath home. This beautiful property features an open-concept layout with a spacious living room and formal dining area that flows into a gorgeous kitchen with new quartz countertops, stainless steel appliances, and new cabinetry. The well-sized bedrooms include walk-in closets. The fully fenced backyard offers ample parking space and outdoor flexibility. Recent upgrades include new plumbing, updated electrical fixtures, ceiling fans, modern lighting, new flooring, windows, doors, hardware, front and back decks, and fresh interior and exterior paint. Conveniently located near major freeways, schools, parks, shopping, and restaurants. This home offers modern updates, comfort, and great accessibility. A perfect opportunity for homeowners or investors looking for a move-in ready property. Don’t miss the chance to see all the upgrades this home has to offer!

15. 2026-03-06
    listed $249,000 Active 932-char remark

    Show marketing remark (932 chars)

    For Sale! Completely remodeled and move-in ready 3-bedroom, 2-bath home. This beautiful property features an open-concept layout with a spacious living room and formal dining area that flows into a gorgeous kitchen with new quartz countertops, stainless steel appliances, and new cabinetry. The well-sized bedrooms include walk-in closets. The fully fenced backyard offers ample parking space and outdoor flexibility. Recent upgrades include new plumbing, updated electrical fixtures, ceiling fans, modern lighting, new flooring, windows, doors, hardware, front and back decks, and fresh interior and exterior paint. Conveniently located near major freeways, schools, parks, shopping, and restaurants. This home offers modern updates, comfort, and great accessibility. A perfect opportunity for homeowners or investors looking for a move-in ready property. Don’t miss the chance to see all the upgrades this home has to offer!

16. 2025-10-07
    soldstatus
17. 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: $2,762 · $230/mo
• Projected year-2 tax: $4,337 · $361/mo
• Expected delta: +$1,576/yr (+$131/mo · 57.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,615
• − Mortgage interest: −$13,276
• − Property taxes: −$2,762
• − Insurance: −$1,185
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$6,895
• Taxable loss: −$3,440
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $1,411/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): 21,981
• Household income: $39,211
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1531.0

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · 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: ▲ 3.89%
• Current HPI: 267.5995
• Rent YoY: ▲ 3.08%
• 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

-4.8% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $237,000 HARMLS
• 2026-05-02 Price Changed $244,000 HARMLS
• 2026-03-27 Price Changed $242,000 HARMLS
• 2026-03-06 Listed $249,000 HARMLS
• 2025-10-07 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,762 · +3.5% YoY. Source: county tax records.