6627 Eastwood St · Houston, TX 77021

$180,000

3 bd · 1.0 ba · 1,507 sqft · SingleFamily public records · 38 Days on market

Built 1950 6,695 sqft lot $119/sqft · 29% below area Est $254k · 29% under ↓ 19% since listing

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath home with a 2-car garage is located on a 6,695 sq. ft. lot and offers incredible potential with a little TLC. Situated in a prime location with easy access to 610 and 288, the property is minutes away from Houston’s top attractions, including the University Area (U of H, TSU, and Rice University), the Texas Medical Center, NRG Stadium, Hermann Park, and the Houston Zoo. It is also conveniently located just 10 minutes from Downtown Houston—home to Minute Maid Park, the George R. Brown Convention Center, and Discovery Green—and only 20 minutes from Hobby Airport. Additionally, a brand new 90,000 sq. ft. HEB is only 7–10 minutes away. With signifi

Key facts

• Brand new heb nearby
• 6,695 sq ft lot
• 2 garage spots

Tags

• EASY ACCESS TO 610 AND 288
• BRAND NEW HEB NEARBY

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1950; Slab foundation
• Construction: Construction materials: Unknown
• Exterior features: Lot about 6,695 sq ft; Lot includes other/unspecified features; Composition roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central electric air conditioning
• Interior features: 7 total rooms; Seller disclosure provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 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 14% at this address vs 31% district-wide (-17 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 (+2.2%/yr); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,169/mo this rent would consume 57% of the median local household income ($46k/yr) (locally 2532% 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 $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.20% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 6.9

CMA / ARV

• ARV (median comp): $253,997
• List price: $180,000
• Delta: -29.13%
• 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
6625 Goforth St	0.10mi	3/1.0	1,489 (-1%)	4mo	$142,000	$95	90
6906 England St	0.35mi	3/2.5	1,600 (+6%)	4mo	$309,900	$194	64
4611 Idaho St	0.29mi	4/2.0 (+1)	1,640 (+9%)	4mo	$257,000	$157	59
3838 Daphne St	0.54mi	4/2.0 (+1)	1,461 (-3%)	2mo	$269,000	$184	59
4211 Faulkner St	0.47mi	3/2.5	1,610 (+7%)	3mo	$274,900	$171	59
6614 Sherwood Dr	0.39mi	3/2.0	1,701 (+13%)	5mo	$149,900	$88	52
7121 England St	0.53mi	3/1.0	1,296 (-14%)	1mo	$139,900	$108	51
6419 Madrid St	0.44mi	3/2.5	1,693 (+12%)	3mo	$329,900	$195	50
7117 England St Unit C	0.52mi	3/2.5	1,700 (+13%)	1mo	$340,000	$200	48
7117 England St Unit A	0.51mi	3/2.5	1,700 (+13%)	5mo	$359,900	$212	45
5006 Idaho St	0.57mi	4/2.0 (+1)	1,308 (-13%)	3mo	$225,000	$172	40
5126 Hull St	0.71mi	3/2.0	1,306 (-13%)	3mo	$220,000	$168	38

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,839
• Equity at exit: $26,839

10-year hold

• IRR: 5.6%
• Equity multiple: 1.40×
• Total profit: $20,240
• Equity at exit: $15,563

Cash invested: $50,400 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$944
• Tax from tax record: −$301 /mo · $3,615/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $393

Break-even live

Break-even rent $1,671

Max offer price $180,000

Occupancy floor 77%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6731 New York St Houston, TX	3.0	3.0	2211	$2,100	$0.95	43d	1	0.19mi
6809 Conley St Houston, TX	3.0	4.0	1921	$2,600	$1.35	43d	1	0.34mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	17d	1	0.35mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.39mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	43d	1	0.40mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	43d	1	0.51mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	4d	1	0.70mi
3731 Alsace St Unit 1560804P Houston, TX	3.0	2.0	2002	$3,387	$1.69	3d	1	0.74mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	20d	1	0.79mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	20d	1	0.79mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	43d	1	0.80mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	43d	1	0.85mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	43d	1	0.94mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	43d	1	0.99mi
3615 Dreyfus St Houston, TX	3.0	3.0	2011	$2,800	$1.39	43d	1	1.01mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	43d	1	1.02mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	24d	1	1.03mi
5317 Chennault Rd Unit A Houston, TX	3.0	2.5	1608	$1,999	$1.24	43d	1	1.04mi
3655 Seabrook St Unit 6 Houston, TX	2.0	1.0	1600	$1,000	$0.62	43d	1	1.05mi
4907 Culmore Dr Houston, TX	4.0	2.0	1800	$2,700	$1.50	17d	1	1.05mi
5154 Griggs Rd Unit CAVE Houston, TX	2.0	2.0	1322	$1,420	$1.07	3d	1	1.06mi
3560 Dixie Dr Unit 3617 Houston, TX	2.0	2.0	1322	$1,435	$1.09	43d	1	1.07mi
3560 Dixie Dr Unit 2165 Houston, TX	2.0	2.0	1322	$1,402	$1.06	3d	1	1.07mi
3560 Dixie Dr Apt 422 Houston, TX	2.0	2.0	1322	$1,410	$1.07	7d	1	1.07mi
3560 Dixie Dr Unit 2162 Houston, TX	2.0	2.0	1322	$1,410	$1.07	5d	1	1.07mi
3560 Dixie Dr Unit 3597 Houston, TX	2.0	2.0	1322	$1,434	$1.08	11d	1	1.07mi
3644 Griggs Rd Unit 1047940P Houston, TX	3.0	2.5	1399	$2,161	$1.54	2d	1	1.07mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	43d	1	1.10mi
6336 Culberson St Houston, TX	3.0	3.5	1822	$2,361	$1.30	5d	1	1.15mi
6334 Culberson St Houston, TX	3.0	3.5	1822	$2,311	$1.27	2d	1	1.15mi
6737 Peerless St Unit A Houston, TX	3.0	3.5	1732	$2,649	$1.53	17d	1	1.21mi
6735 Peerless St Unit CUNIT A Houston, TX	3.0	3.5	1732	$2,649	$1.53	17d	1	1.21mi
4907 Marietta Ln Unit 1494902P Houston, TX	3.0	2.0	1593	$3,278	$2.06	14d	1	1.24mi
3311 Daphne St Unit 1255369P Houston, TX	3.0	3.5	1797	$6,544	$3.64	2d	1	1.25mi
3311 Daphne St Unit 3311 Houston, TX	3.0	3.5	1800	$7,500	$4.17	43d	1	1.25mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	43d	1	1.28mi
5514 Griggs Rd Unit 422 Houston, TX	2.0	2.0	1322	$1,190	$0.90	7d	1	1.30mi
5514 Griggs Rd Unit 5571 Houston, TX	2.0	2.0	1322	$1,214	$0.92	11d	1	1.30mi
5514 Griggs Rd Unit 2187 Houston, TX	2.0	2.0	1322	$1,182	$0.89	3d	1	1.30mi
5514 Griggs Rd Unit 2162 Houston, TX	2.0	2.0	1322	$1,190	$0.90	5d	1	1.30mi

Listing history 42 events

1. 2026-06-18
   days on market $180,000 Active 38 DOM
2. 2026-06-17
   days on market $180,000 Active 37 DOM
3. 2026-06-16
   days on market $180,000 Active 36 DOM
4. 2026-06-15
   days on market $180,000 Active 35 DOM
5. 2026-06-13
   days on market $180,000 Active 33 DOM
6. 2026-06-10
   days on market $180,000 Active 29 DOM
7. 2026-06-08
   days on market $180,000 Active 28 DOM
8. 2026-06-07
   days on market $180,000 Active 27 DOM
9. 2026-06-04
   days on market $180,000 Active 24 DOM
10. 2026-06-01
    days on market $180,000 Active 21 DOM
11. 2026-05-31
    days on market $180,000 Active 20 DOM
12. 2026-05-11
    listed $180,000 Active 811-char remark
13. 2025-12-30
    historical
14. 2025-08-01
    price $180,000
15. 2025-07-31
    status Active
16. 2025-07-21
    historical
17. 2025-07-08
    price $200,000
18. 2025-05-05
    price $205,000
19. 2025-05-05
    status Active
20. 2025-03-24
    historical
21. 2025-02-21
    price $210,000
22. 2025-01-09
    listed $215,000 Active
23. 2024-11-28
    historical
24. 2024-11-28
    listed $215,000 Active
25. 2024-11-06
    historical
26. 2023-02-23
    soldstatus
27. 2023-02-22
    soldstatus Sold
28. 2022-09-30
    status Pending
29. 2022-09-24
    status Option Pending
30. 2022-09-19
    listed $195,000 Active
31. 2022-09-10
    status Pending
32. 2022-09-10
    status Pending, Continue to Show
33. 2022-07-26
    status Pending
34. 2022-07-26
    historical
35. 2022-06-11
    status Active
36. 2022-05-28
    status Pending, Continue to Show
37. 2022-05-10
    status Active
38. 2022-05-08
    status Pending
39. 2022-04-30
    status Option Pending
40. 2021-09-17
    price $195,000
41. 2021-07-14
    listed $221,100 Active
42. 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: $3,615 · $301/mo
• Projected year-2 tax: $3,615 · $301/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $26,027
• − Mortgage interest: −$10,083
• − Property taxes: −$3,615
• − Insurance: −$900
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$5,236
• Taxable income: $2,028
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $4,232/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

-18.6% since first listed

31 events — show timeline

• 2026-05-11 Listed $180,000 HARMLS
• 2025-12-30 Listing Removed — HARMLS
• 2025-08-01 Price Changed $180,000 HARMLS
• 2025-07-31 Relisted — HARMLS
• 2025-07-21 Listing Removed — HARMLS
• 2025-07-08 Price Changed $200,000 HARMLS
• 2025-05-05 Price Changed $205,000 HARMLS
• 2025-05-05 Relisted — HARMLS
• 2025-03-24 Listing Removed — HARMLS
• 2025-02-21 Price Changed $210,000 HARMLS
• 2025-01-09 Listed $215,000 HARMLS
• 2024-11-28 Listing Removed — HARMLS
• 2024-11-28 Listed $215,000 HARMLS
• 2024-11-06 Coming Soon — HARMLS
• 2023-02-23 Sold (Public Records) — Public Records
• 2023-02-22 Sold (MLS) — HARMLS
• 2022-09-30 Pending — HARMLS
• 2022-09-24 Pending — HARMLS
• 2022-09-19 Listed $195,000 HARMLS
• 2022-09-10 Pending — HARMLS
• 2022-09-10 Pending — HARMLS
• 2022-07-26 Pending — HARMLS
• 2022-07-26 Listing Removed — HARMLS
• 2022-06-11 Relisted — HARMLS
• 2022-05-28 Pending — HARMLS
• 2022-05-10 Relisted — HARMLS
• 2022-05-08 Pending — HARMLS
• 2022-04-30 Pending — HARMLS
• 2021-09-17 Price Changed $195,000 HARMLS
• 2021-07-14 Listed $221,100 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,615 · -5.4% YoY. Source: county tax records.