5634 Schevers St · Houston, TX 77033

$129,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 100 Days on market

Built 1962 6,599 sqft lot $152/sqft · 11% below area Est $144k · 11% under ↓ 12% since listing

---

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 +18.4/30.0
• ARV discount +12.3/15.0
• DSCR +5.8/10.0
• 1% rule +5.2/10.0
• 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 MLS

5634 Schevers St, is located in Inwood Terrace subdivision in Harris County. This is a cozy home. This property could also be an investment home. Call me for a private tour of if you have any questions. Room measurements to be verified by buyer.

Key facts

• 6,599 sq ft lot
• Built 1962
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $117k (9.0% 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: 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 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 $892 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 100 days — a 9% lower offer ($117k) 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 $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (median comp): $144,438
• List price: $129,000
• Delta: -10.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8426 Rockford Dr	0.46mi	3/1.5	875 (+3%)	1mo	$100,000	$114	71
5218 Higgins St	0.39mi	2/1.0 (-1)	852 (+0%)	9mo	$99,000	$116	69
8130 Sharondale Dr	0.65mi	3/1.0	862 (+1%)	18mo	$110,000	$128	52
5342 Wenda St	0.29mi	3/2.0	975 (+15%)	14mo	$149,000	$153	46
5714 Peacock St	0.62mi	3/1.0	932 (+10%)	15mo	$120,000	$129	42
5774 Belmark St	0.58mi	2/1.0 (-1)	936 (+10%)	11mo	$70,000	$75	42
8130 Rockford Dr	0.70mi	3/1.0	945 (+11%)	9mo	$169,999	$180	41
5242 Carmen St	0.31mi	3/2.0	975 (+15%)	23mo	$134,999	$138	38
10225 Teneha Dr	0.59mi	2/2.0 (-1)	932 (+10%)	16mo	$124,000	$133	34
5915 Beldart St	0.70mi	3/1.0	969 (+14%)	15mo	$120,000	$124	32

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-9,910
• Equity at exit: $19,234

10-year hold

• IRR: 5.3%
• Equity multiple: 1.44×
• Total profit: $15,736
• Equity at exit: $11,154

Cash invested: $36,120 (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 77033

• Home prices YoY: -16.3%
• Rents YoY: 5.5%
• Active inventory: 345
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$676
• Tax from tax record: −$194 /mo · $2,326/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $120

Break-even live

Break-even rent $1,170

Max offer price $129,000

Occupancy floor 86%

Sensitivity live

Price	-10% $193	-5% $156	+0% $120	+5% $83	+10% $47
Rent	-10% $15	-5% $67	+0% $120	+5% $172	+10% $224
Rate	-1.0pp $185	-0.5pp $152	base $120	+0.5pp $86	+1.0pp $52

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: $32,250
• Closing costs: $3,870
• 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	45d	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	45d	1	1.01mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	45d	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 16 events

1. 2026-06-21
   days on market $129,000 Active 100 DOM
2. 2026-06-18
   days on market $129,000 Active 97 DOM
3. 2026-06-17
   days on market $129,000 Active 96 DOM
4. 2026-06-16
   days on market $129,000 Active 95 DOM
5. 2026-06-15
   days on market $129,000 Active 94 DOM
6. 2026-06-13
   days on market $129,000 Active 92 DOM
7. 2026-06-10
   days on market $129,000 Active 88 DOM
8. 2026-06-08
   days on market $129,000 Active 87 DOM
9. 2026-06-07
   days on market $129,000 Active 86 DOM
10. 2026-06-04
    days on market $129,000 Active 83 DOM
11. 2026-06-01
    days on market $129,000 Active 80 DOM
12. 2026-05-31
    days on market $129,000 Active 79 DOM
13. 2026-05-05
    price $129,000 247-char remark

    Show marketing remark (247 chars)

    5634 Schevers St, is located in Inwood Terrace subdivision in Harris County. This is a cozy home. This property could also be an investment home. Call me for a private tour of if you have any questions. Room measurements to be verified by buyer.

14. 2026-04-08
    price $143,000 247-char remark

    Show marketing remark (247 chars)

    5634 Schevers St, is located in Inwood Terrace subdivision in Harris County. This is a cozy home. This property could also be an investment home. Call me for a private tour of if you have any questions. Room measurements to be verified by buyer.

15. 2026-03-13
    listed $147,000 Active 247-char remark

    Show marketing remark (247 chars)

    5634 Schevers St, is located in Inwood Terrace subdivision in Harris County. This is a cozy home. This property could also be an investment home. Call me for a private tour of if you have any questions. Room measurements to be verified by buyer.

16. 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: $2,326 · $194/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$34/yr (+$3/mo · 1.5%)

ⓘ 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 2/10 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: $15,853
• − Mortgage interest: −$7,226
• − Property taxes: −$2,326
• − Insurance: −$645
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,753
• Taxable loss: −$633
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $1,587/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

-12.2% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $129,000 HARMLS
• 2026-04-08 Price Changed $143,000 HARMLS
• 2026-03-13 Listed $147,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,326 · +11.7% YoY. Source: county tax records.