5874 Beldart St · Houston, TX 77033

$189,900

3 bd · 1.0 ba · 1,293 sqft · SingleFamily public records · 66 Days on market

Built 1950 7,200 sqft lot $147/sqft · 24% above area Est $150k · 27% over

---

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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready, this updated 1-story home offers comfort, style, and value in a convenient Houston location. Featuring 3 bedrooms and a bright open-concept living area, the layout feels both functional and inviting. The kitchen includes granite countertops, soft-close drawers, and great prep space, all open to the main living area for easy everyday living and entertaining. The converted garage has been transformed into a spacious dining room—adding valuable living space and flexibility. Durable laminate and tile flooring run throughout, while natural light fills the home with a warm, welcoming feel. Enjoy a fully fenced backyard with a covered patio—perfect for relaxing or hosting. A double-wide driveway provides ample parking. Energy-efficient features include a high-efficiency HVAC system, programmable thermostat, and LED lighting. Ideal for first-time buyers, downsizing, or investors, with easy access to major roads, the Medical Center, and Downtown.

Key facts

• 7,200 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $186k (1.9% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Mading El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 339 students, 96% FRL); Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Sterling H S (math 16% / reading 27%, grade F, #1,377 of 1,632 statewide, top 85%, 1,421 students, 92% FRL) — zoned schools average 96% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 31% district-wide (-13 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 fast (+5.5%/yr); 345 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $1,863/mo this rent would consume 59% of the median local household income ($38k/yr) (locally 1728% 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 $6k 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 66 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $24k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.98% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (median comp): $149,735
• List price: $189,900
• Delta: 26.82%
• 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
5879 Belneath St	0.08mi	3/1.0	1,200 (-7%)	1mo	$95,000	$79	84
5842 Beldart St	0.09mi	3/2.0	1,185 (-8%)	1mo	$194,700	$164	77
5822 Beldart St	0.15mi	4/2.0 (+1)	1,200 (-7%)	2mo	$217,000	$181	70
5831 Lyndhurst Dr	0.48mi	3/1.0	1,212 (-6%)	2mo	$105,000	$87	66
5962 Belcrest St	0.29mi	3/2.0	1,172 (-9%)	2mo	$175,000	$149	65
5835 Kenilwood Dr	0.66mi	3/1.0	1,275 (-1%)	2mo	$108,000	$85	65
5707 Lyndhurst Dr	0.63mi	3/2.0	1,329 (+3%)	1mo	$200,000	$150	61
5639 Westover St	0.60mi	4/2.0 (+1)	1,289 (-0%)	3mo	$230,000	$178	60
5879 Belcrest St	0.23mi	3/2.0	1,485 (+15%)	1mo	$199,000	$134	60
6122 Beldart St	0.56mi	4/2.0 (+1)	1,320 (+2%)	3mo	$199,000	$151	59
5602 Beldart St	0.69mi	3/1.5	1,173 (-9%)	3mo	$160,000	$136	48
5951 Willow Glen Dr	0.56mi	2/1.0 (-1)	1,112 (-14%)	1mo	$105,000	$94	44

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-12,288
• Equity at exit: $28,315

10-year hold

• IRR: 6.2%
• Equity multiple: 1.51×
• Total profit: $27,328
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$996
• Tax from tax record: −$181 /mo · $2,169/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $216

Break-even live

Break-even rent $1,590

Max offer price $189,900

Occupancy floor 83%

Sensitivity live

Price	-10% $324	-5% $270	+0% $216	+5% $163	+10% $109
Rent	-10% $69	-5% $143	+0% $216	+5% $290	+10% $364
Rate	-1.0pp $312	-0.5pp $265	base $216	+0.5pp $167	+1.0pp $117

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	45d	1	0.35mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	45d	1	0.46mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,790	$1.24	0d	1	0.68mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	1d	1	0.68mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	17d	1	0.70mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	16d	1	0.84mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	45d	1	0.87mi
6419 Belarbor St Houston, TX	3.0	1.0	1240	$1,425	$1.15	45d	1	0.93mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	45d	1	1.04mi
6418 Hirondel St Houston, TX	3.0	2.0	1602	$1,999	$1.25	45d	1	1.04mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	45d	1	1.09mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	26d	1	1.09mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	45d	1	1.10mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	45d	1	1.25mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	26d	1	1.27mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	1d	1	1.29mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	45d	1	1.33mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	14d	1	1.37mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	45d	1	1.40mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	22d	1	1.42mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	45d	1	1.45mi
10902 Faircroft Dr Houston, TX	3.0	1.0	1308	$1,455	$1.11	1d	1	1.48mi

Listing history 17 events

1. 2026-06-15
   days on market $189,900 Pending 66 DOM
2. 2026-06-13
   statusdays on market $189,900 Pending 64 DOM
3. 2026-06-10
   days on market $189,900 Active 60 DOM
4. 2026-06-08
   days on market $189,900 Active 59 DOM
5. 2026-06-07
   days on market $189,900 Active 58 DOM
6. 2026-06-04
   days on market $189,900 Active 55 DOM
7. 2026-06-01
   days on market $189,900 Active 52 DOM
8. 2026-05-31
   days on market $189,900 Active 51 DOM
9. 2026-05-12
   price $209,000 996-char remark

   Show marketing remark (996 chars)

   Charming and move-in ready, this updated 1-story home offers comfort, style, and value in a convenient Houston location. Featuring 3 bedrooms and a bright open-concept living area, the layout feels both functional and inviting. The kitchen includes granite countertops, soft-close drawers, and great prep space, all open to the main living area for easy everyday living and entertaining. The converted garage has been transformed into a spacious dining room—adding valuable living space and flexibility. Durable laminate and tile flooring run throughout, while natural light fills the home with a warm, welcoming feel. Enjoy a fully fenced backyard with a covered patio—perfect for relaxing or hosting. A double-wide driveway provides ample parking. Energy-efficient features include a high-efficiency HVAC system, programmable thermostat, and LED lighting. Ideal for first-time buyers, downsizing, or investors, with easy access to major roads, the Medical Center, and Downtown.

10. 2026-04-10
    listed $214,000 Active 996-char remark

    Show marketing remark (996 chars)

    Charming and move-in ready, this updated 1-story home offers comfort, style, and value in a convenient Houston location. Featuring 3 bedrooms and a bright open-concept living area, the layout feels both functional and inviting. The kitchen includes granite countertops, soft-close drawers, and great prep space, all open to the main living area for easy everyday living and entertaining. The converted garage has been transformed into a spacious dining room—adding valuable living space and flexibility. Durable laminate and tile flooring run throughout, while natural light fills the home with a warm, welcoming feel. Enjoy a fully fenced backyard with a covered patio—perfect for relaxing or hosting. A double-wide driveway provides ample parking. Energy-efficient features include a high-efficiency HVAC system, programmable thermostat, and LED lighting. Ideal for first-time buyers, downsizing, or investors, with easy access to major roads, the Medical Center, and Downtown.

11. 2015-06-16
    soldstatus
12. 2015-06-12
    historical 153-char remark

    Show marketing remark (153 chars)

    THIS HOME HAS BEEN REMODELED AND LOOKS GREAT-FRESH PAINT INSIDE AND OUTSIDE-NEW CARPET- HARDI PLANK EXTERIOR-COME SEE BEFORE IT'S TO LATE!!HURRY!!HURRY!!

13. 2015-06-12
    soldstatus Sold 153-char remark

    Show marketing remark (153 chars)

    THIS HOME HAS BEEN REMODELED AND LOOKS GREAT-FRESH PAINT INSIDE AND OUTSIDE-NEW CARPET- HARDI PLANK EXTERIOR-COME SEE BEFORE IT'S TO LATE!!HURRY!!HURRY!!

14. 2015-05-11
    status Pending 153-char remark

    Show marketing remark (153 chars)

    THIS HOME HAS BEEN REMODELED AND LOOKS GREAT-FRESH PAINT INSIDE AND OUTSIDE-NEW CARPET- HARDI PLANK EXTERIOR-COME SEE BEFORE IT'S TO LATE!!HURRY!!HURRY!!

15. 2015-04-10
    listed $65,000 Active 153-char remark

    Show marketing remark (153 chars)

    THIS HOME HAS BEEN REMODELED AND LOOKS GREAT-FRESH PAINT INSIDE AND OUTSIDE-NEW CARPET- HARDI PLANK EXTERIOR-COME SEE BEFORE IT'S TO LATE!!HURRY!!HURRY!!

16. 2005-11-03
    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: $2,169 · $181/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$1,306/yr (+$109/mo · 60.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,362
• − Mortgage interest: −$10,637
• − Property taxes: −$2,169
• − Insurance: −$950
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$5,524
• Taxable loss: −$496
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $2,716/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

+221.5% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $209,000 HARMLS
• 2026-04-10 Listed $214,000 HARMLS
• 2015-06-16 Sold (Public Records) — Public Records
• 2015-06-12 Listing Removed — HARMLS
• 2015-06-12 Sold (MLS) — HARMLS
• 2015-05-11 Pending — HARMLS
• 2015-04-10 Listed $65,000 HARMLS
• 2005-11-03 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,169 · +11.7% YoY. Source: county tax records.