6510 Tuskegee St · Houston, TX 77091

$197,620

3 bd · 3.0 ba · 1,227 sqft · SingleFamily · 35 Days on market

Built 2025 Good condition 3,001 sqft lot

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• 1% rule +2.5/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable home with an affordable monthly payment? This beautiful property has it all! Featuring 3 bedrooms and 3 full bathrooms, 9-foot ceilings, and lots of natural light, this home offers comfort and style. One bedroom with a full bath is conveniently located on the first floor (not the primary bedroom), perfect for guests or multi-generational living. Ideally located near freeways, shopping, downtown, and more, this home has everything you’re looking for. Don’t miss out!

Key facts

• 3,001 sq ft lot
• Built 2025
• Listed 35 days

🏗️ New construction. The $197,620 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $231,903.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (11.5% below list).
• Recommended offer: $175k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Highland Hts El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 450 students, 98% FRL); Williams Middle (math 9% / reading 15%, grade F, #1,623 of 1,662 statewide, top 98%, 411 students, 98% FRL); Washington B T H S (math 27% / reading 25%, grade F, #1,234 of 1,632 statewide, top 76%, 878 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 680 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 $1,749/mo this rent would consume 59% of the median local household income ($35k/yr) (locally 3210% 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 35 days — a 3% lower offer ($192k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,879 (11.5% 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 35 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.75% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $231,903
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6519 Arabella St	0.06mi	3/1.0	1,206 (-2%)	14mo	$150,000	$124	75
6827 Tuskegee	0.33mi	3/2.0	1,188 (-3%)	8mo	$225,000	$189	69
862 Rachel St	0.39mi	3/2.0	1,298 (+6%)	4mo	$275,900	$213	65
6828 Knox St	0.38mi	3/1.5	1,177 (-4%)	8mo	$240,000	$204	63
1315 Wilburforce St	0.37mi	2/1.0 (-1)	1,232 (+0%)	10mo	$396,000	$321	60
6525 Sealey St	0.67mi	3/1.0	1,236 (+1%)	4mo	$110,000	$89	56
1055 Wheatley Oak Ln	0.42mi	3/2.5	1,384 (+13%)	4mo	$299,990	$217	53
6706 Tippett St	0.57mi	4/2.0 (+1)	1,194 (-3%)	9mo	$133,000	$111	52
6538 Wheatley St Unit A	0.20mi	3/2.5	1,043 (-15%)	15mo	$209,900	$201	51
774 Green Meadow Ln	0.74mi	3/2.0	1,296 (+6%)	14mo	$195,000	$150	40
885 W Little York Rd	0.61mi	3/1.5	1,344 (+10%)	12mo	$155,000	$115	39
797 Millville Dr	0.67mi	3/2.0	1,348 (+10%)	13mo	$249,900	$185	37

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 · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.18×
• Total profit: $-53,203
• Equity at exit: $34,577

10-year hold

• IRR: -22.1%
• Equity multiple: -0.09×
• Total profit: $-70,677
• Equity at exit: $20,051

Cash invested: $64,933 (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 77091

• Home prices YoY: -24.9%
• Rents YoY: 2.1%
• Active inventory: 680
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$1,216
• Tax est. 1.5%: −$290 /mo · $3,479/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-221

Break-even live

Break-even rent $2,029

Max offer price $199,912

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-141	+0% $-221	+5% $-301	+10% $-381
Rent	-10% $-359	-5% $-290	+0% $-221	+5% $-152	+10% $-83
Rate	-1.0pp $-104	-0.5pp $-162	base $-221	+0.5pp $-281	+1.0pp $-342

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: $57,976
• Closing costs: $6,957
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Paul Quinn St Unit A Houston, TX	3.0	2.5	1226	$1,800	$1.47	45d	1	0.69mi
831 Paul Quinn St Unit B Houston, TX	3.0	2.5	1226	$1,800	$1.47	26d	1	0.69mi
5722 # E Unit Beall St unit Houston, TX	3.0	2.5	1474	$2,011	$1.36	45d	1	0.75mi
5720 Beall St Unit C Houston, TX	3.0	2.5	1474	$2,006	$1.36	45d	1	0.76mi
1200 W Tidwell Rd Houston, TX	2.0–3.0	1.0–2.0	938	$1,295	$1.38	1d	11	0.77mi
1825 W Little York Rd Houston, TX	2.0	1.0	787	$880	$1.12	45d	1	0.85mi
714 W Tidwell Rd Houston, TX	2.0	1.0	1296	$1,094	$0.84	45d	1	1.06mi
1010 Junell St Unit A Houston, TX	3.0	2.0	1040	$1,550	$1.49	26d	1	1.09mi
7486 N Shepherd Dr Houston, TX	3.0	2.0	1177	$1,290	$1.10	45d	1	1.12mi
1007 Pinemont Dr Houston, TX	2.0	2.0	985	$1,774	$1.80	45d	1	1.18mi
783 Fortune St Unit A Houston, TX	3.0	2.5	1328	$1,795	$1.35	18d	1	1.20mi
1001 Pinemont Dr Unit 2165 Houston, TX	2.0	2.0	1155	$1,414	$1.22	0d	1	1.24mi
1001 Pinemont Dr Unit 1058 Houston, TX	2.0	2.0	1155	$1,414	$1.22	45d	1	1.24mi
1001 Pinemont Dr Unit 1038 Houston, TX	2.0	2.0	1155	$1,413	$1.22	12d	1	1.24mi
1001 Pinemont Dr Unit 422 Houston, TX	2.0	2.0	1155	$1,389	$1.20	9d	1	1.24mi
1001 Pinemont Dr Unit 2112 Houston, TX	2.0	2.0	1155	$1,373	$1.19	0d	1	1.24mi
1001 Pinemont Dr Unit 96 Houston, TX	2.0	2.0	1155	$1,599	$1.38	45d	1	1.24mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	1.26mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	1.26mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,750	$1.17	1d	1	1.27mi
929 Marjorie St Unit 1060806P Houston, TX	3.0	2.0	1076	$3,091	$2.87	9d	1	1.28mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	45d	1	1.30mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	1.30mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	1.30mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	45d	1	1.30mi
312 W Sunnyside St Houston, TX	2.0	1.0	894	$1,001	$1.12	45d	1	1.33mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	1.33mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	1.34mi
5121 Royal Heath Dr Houston, TX	3.0	2.5	1435	$2,215	$1.54	0d	1	1.34mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	1.35mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	22d	1	1.35mi
2602 Dalview St Unit B Houston, TX	2.0	1.0	800	$1,400	$1.75	45d	1	1.47mi
301 W Little York Rd Unit 1722 Houston, TX	2.0	2.0	1322	$1,230	$0.93	22d	1	1.47mi
603 W Donovan St Houston, TX	3.0	1.0	948	$1,250	$1.32	45d	1	1.48mi
603 W Donovan St Houston, TX	3.0	1.0	948	$1,250	$1.32	24d	1	1.48mi
603 W Donovan St Houston, TX	2.0	1.0	828	$1,069	$1.29	26d	1	1.48mi
1464 Ferguson Way Houston, TX	2.0	3.0	850	$1,850	$2.18	45d	1	1.50mi

Listing history 2 events

1. 2026-04-14
   status Pending
2. 2026-03-09
   listed $197,620 Active

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,985
• − Mortgage interest: −$12,990
• − Property taxes: −$3,479
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$6,746
• Taxable loss: −$6,747
• Est. tax savings @ 24.0%: +$1,619
• After-tax cash flow: $-1,034/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.

Condition & rehab AI · 13 photos

Good 80/100 None rehab

This single-family home is in good condition with modern finishes and a well-maintained exterior. It offers a good balance of curb appeal and interior updates, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and property value
• Resale Updating the kitchen backsplash — A fresh backsplash can enhance the kitchen's aesthetic and appeal to potential buyers
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and property value ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can enhance the kitchen's aesthetic and appeal to potential buyers ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 28,728
• Household income: $35,432
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 3210.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 46% Black 45% Two or more races 15% White 7%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 55% English-only · Spanish 41% French/Haitian/Cajun 2%

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: ▼ -94.19%
• Current HPI: 283.7523
• Rent YoY: ▲ 2.10%
• 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

2 events — show timeline

• 2026-04-14 Pending — HARMLS
• 2026-03-09 Listed $197,620 HARMLS