6603 Schambray St · Houston, TX 77085

$199,900

3 bd · 2.0 ba · 1,262 sqft · SingleFamily public records · 52 Days on market

Built 2004 4,120 sqft lot $158/sqft · 6% below area Est $213k · 6% under

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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 +13.9/30.0
• ARV discount +10.3/15.0
• Schools +4.5/10.0
• Appreciation +4.4/10.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

Great starter home with 3 bedrooms and 2 bathrooms. Primary room is downstairs, and 2 guest room are upstairs. Newer 30-year roof in 2 years and new inside paint throughout. Many upgrades including fans and light fixtures, high quality 20mm vinyl plank flooring for stairs and all bedroom downstairs / upstairs, and 2 vanities/mirrors. HVAC and water heater in Dec 2020. Big backyard for family and BBQ events. Very low tax rate about 1.9%. The house is located next to major freeway such as Beltway 8, and Fort Bend Tollway, so very easy access to medical center, and Pearland.

Key facts

• Big backyard
• Newer 30-year roof
• 4,120 sq ft lot

Tags

• NEWER 30-YEAR ROOF
• BIG BACKYARD
• EASY ACCESS TO MEDICAL CENTER

Property features AI

Exterior

• Parking: Attached carport with 1 carport space
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2004; Slab foundation; Composition roof
• Construction: Cement siding construction
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the second floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $23 ($278/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 $176k (12.0% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: crime F.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Ridge El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 263 students, 89% FRL); Christa Mcauliffe Middle (math 9% / reading 20%, grade F, #1,583 of 1,662 statewide, top 96%, 835 students, 94% FRL); Willowridge H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 1,319 students, 87% FRL) — zoned schools average 90% FRL vs 35% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 48% district-wide (-33 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.5%/yr); 37 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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

• 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 $175,956 (12.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (median comp): $213,400
• List price: $199,900
• Delta: -6.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15615 Raven Trl	0.50mi	3/2.0	1,268 (+0%)	5mo	$229,999	$181	72
6647 Villarreal Dr	0.71mi	3/2.0	1,268 (+0%)	0mo	$194,800	$154	66
6913 Chasewood Dr	0.60mi	3/2.0	1,312 (+4%)	4mo	$99,000	$75	62
6706 Castleview Ln	0.51mi	3/2.0	1,364 (+8%)	2mo	$195,000	$143	61
6631 Indian Falls Dr	0.59mi	3/2.0	1,310 (+4%)	8mo	$191,500	$146	59
15431 Indian Woods Dr	0.40mi	3/2.0	1,357 (+8%)	12mo	$214,900	$158	59
15522 Briar Spring Ct	0.58mi	3/2.0	1,357 (+8%)	14mo	$237,500	$175	49
15439 Indian Woods Dr	0.43mi	4/2.0 (+1)	1,428 (+13%)	9mo	$268,000	$188	46
15515 Fall Briar Dr	0.71mi	3/2.0	1,357 (+8%)	13mo	$195,000	$144	43
6638 Villarreal Dr	0.68mi	4/2.0 (+1)	1,379 (+9%)	14mo	$189,900	$138	36
6731 Briargate Dr	0.48mi	3/2.0	1,450 (+15%)	20mo	$213,750	$147	36

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

Projected returns pro-forma

-1.21% appreciation · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.68×
• Total profit: $-18,039
• Equity at exit: $46,199

10-year hold

• IRR: -2.0%
• Equity multiple: 0.83×
• Total profit: $-9,580
• Equity at exit: $46,783

Cash invested: $55,972 (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 77085

• Home prices YoY: -0.5%
• Rents YoY: 1.5%
• Active inventory: 37
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $23

Break-even live

Break-even rent $1,730

Max offer price $199,900

Occupancy floor 94%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6610 Rowell Ct Missouri City, TX	3.0	2.0	1753	$2,056	$1.17	5d	1	0.40mi
6406 Summer Ridge Dr Missouri City, TX	3.0	2.0	1624	$1,958	$1.21	3d	1	0.49mi
13960 Hillcroft St Unit 425 Houston, TX	2.0	2.0	1332	$1,540	$1.16	8d	1	0.98mi
13960 Hillcroft St Unit 14017 Houston, TX	2.0	2.0	1332	$1,540	$1.16	16d	1	0.98mi
13960 Hillcroft St Unit 2174 Houston, TX	2.0	2.0	1332	$1,532	$1.15	3d	1	0.98mi
5721 Melanite Ave Houston, TX	3.0	1.5	1634	$1,481	$0.91	20d	1	1.07mi
13939 Hillcroft Ave Houston, TX	1.0–3.0	1.0–2.0	985	$2,254	$2.29	3d	22	1.14mi
13939 Hillcroft Ave Unit 13976 Houston, TX	2.0	2.0	1089	$1,703	$1.56	21d	1	1.14mi
13939 Hillcroft Ave Unit 13972 Houston, TX	3.0	2.0	1404	$2,164	$1.54	21d	1	1.14mi
16211 Corsair Rd Houston, TX	3.0	2.0	1139	$1,813	$1.59	24d	1	1.15mi
15703 Baybriar Dr Missouri City, TX	3.0	2.0	1252	$1,615	$1.29	20d	1	1.16mi
15823 Baybriar Dr Missouri City, TX	3.0	2.0	1335	$1,641	$1.23	5d	1	1.31mi
16432 Chimney Rock Rd Unit 2174 Houston, TX	2.0	2.0	1026	$1,327	$1.29	10d	1	1.46mi
16432 Chimney Rock Rd Unit 16489 Houston, TX	2.0	2.0	1026	$1,317	$1.28	44d	1	1.46mi
16432 Chimney Rock Rd Unit 2112 Houston, TX	2.0	2.0	1026	$1,284	$1.25	3d	1	1.46mi
16432 Chimney Rock Rd Unit 3174 Houston, TX	3.0	2.0	1349	$1,513	$1.12	10d	1	1.46mi
16432 Chimney Rock Rd Apt 424 Houston, TX	2.0	2.0	1026	$1,292	$1.26	5d	1	1.46mi
16432 Chimney Rock Rd Unit 3112 Houston, TX	3.0	2.0	1349	$1,481	$1.10	3d	1	1.46mi
16432 Chimney Rock Rd Unit 16465 Houston, TX	3.0	2.0	1349	$1,524	$1.13	44d	1	1.46mi

Listing history 42 events

1. 2026-06-18
   days on market $199,900 Active 52 DOM
2. 2026-06-17
   days on market $199,900 Active 51 DOM
3. 2026-06-16
   days on market $199,900 Active 50 DOM
4. 2026-06-15
   days on market $199,900 Active 49 DOM
5. 2026-06-13
   days on market $199,900 Active 47 DOM
6. 2026-06-09
   days on market $199,900 Active 43 DOM
7. 2026-06-07
   days on market $199,900 Active 41 DOM
8. 2026-06-04
   days on market $199,900 Active 38 DOM
9. 2026-06-03
   days on market $199,900 Active 37 DOM
10. 2026-06-02
    days on market $199,900 Active 36 DOM
11. 2026-06-01
    pricedays on market $199,900 Active 35 DOM
12. 2026-05-31
    days on market $202,000 Active 34 DOM
13. 2026-04-27
    listed $205,000 Active 583-char remark
14. 2025-04-02
    historical $1,650
15. 2025-04-01
    historical
16. 2025-03-25
    price $1,650
17. 2025-03-19
    listed $188,000 Active
18. 2025-03-19
    historical
19. 2025-03-04
    price $1,699
20. 2025-03-01
    status Active
21. 2025-02-28
    historical
22. 2025-02-19
    price $1,700
23. 2025-02-19
    price $190,000
24. 2025-02-09
    listed $1,725
25. 2025-01-24
    price $192,000
26. 2025-01-13
    price $195,000
27. 2024-12-19
    listed $198,000 Active
28. 2021-01-15
    soldstatus Sold
29. 2020-12-28
    status Pending
30. 2020-12-27
    status Active
31. 2020-12-27
    status Pending
32. 2020-12-26
    listed $119,000 Active
33. 2019-01-25
    soldstatus Sold
34. 2019-01-25
    soldstatus
35. 2018-12-26
    status Pending
36. 2018-12-17
    status Option Pending
37. 2018-12-12
    listed $115,000 Active
38. 2010-07-12
    historical
39. 2010-07-11
    listed $950
40. 2009-06-22
    historical
41. 2008-12-10
    listed $76,000
42. 2005-01-06
    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: $2,824 · $235/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$834/yr (+$70/mo · 29.5%)

ⓘ 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 ≥110°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,115
• − Mortgage interest: −$11,198
• − Property taxes: −$2,824
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$5,815
• Taxable loss: −$3,100
• Est. tax savings @ 24.0%: +$744
• After-tax cash flow: $1,022/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: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 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): 16,513
• Household income: $68,470
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 519.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Black 28% Two or more races 19% Native American 6% White 5% Asian 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Italian 1%
• Foreign-born: 32% · Canada, Vietnam, Dominican Republic
• Languages at home: 38% English-only · Spanish 57% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.21%
• Current HPI: 254.3084
• Rent YoY: ▲ 1.54%
• 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

+163.0% since first listed

32 events — show timeline

• 2026-06-01 Price Changed $199,900 HARMLS
• 2026-05-20 Price Changed $202,000 HARMLS
• 2026-04-27 Listed $205,000 HARMLS
• 2025-04-02 Rental Removed $1,650 HARMLS
• 2025-04-01 Listing Removed — HARMLS
• 2025-03-25 Price Changed $1,650 HARMLS
• 2025-03-19 Listing Removed — HARMLS
• 2025-03-19 Listed $188,000 HARMLS
• 2025-03-04 Price Changed $1,699 HARMLS
• 2025-03-01 Relisted — HARMLS
• 2025-02-28 Listing Removed — HARMLS
• 2025-02-19 Price Changed $1,700 HARMLS
• 2025-02-19 Price Changed $190,000 HARMLS
• 2025-02-09 Listed for Rent $1,725 HARMLS
• 2025-01-24 Price Changed $192,000 HARMLS
• 2025-01-13 Price Changed $195,000 HARMLS
• 2024-12-19 Listed $198,000 HARMLS
• 2021-01-15 Sold (MLS) — HARMLS
• 2020-12-28 Pending — HARMLS
• 2020-12-27 Relisted — HARMLS
• 2020-12-27 Pending — HARMLS
• 2020-12-26 Listed $119,000 HARMLS
• 2019-01-25 Sold (Public Records) — Public Records
• 2019-01-25 Sold (MLS) — HARMLS
• 2018-12-26 Pending — HARMLS
• 2018-12-17 Pending — HARMLS
• 2018-12-12 Listed $115,000 HARMLS
• 2010-07-12 Listing Removed — HARMLS
• 2010-07-11 Listed $950 HARMLS
• 2009-06-22 Listing Removed — HARMLS
• 2008-12-10 Listed $76,000 HARMLS
• 2005-01-06 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,824 · +6.3% YoY. Source: county tax records.