5818 Westover St · Houston, TX 77033

$165,000

3 bd · 1.0 ba · 1,219 sqft · SingleFamily public records · 38 Days on market

Built 1950 6,403 sqft lot $135/sqft · 15% below area Est $191k · 13% 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 +22.7/30.0
• ARV discount +13.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• 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

Handyman Special. Investment Special. Property has good bones but is definitely a fixer upper. Property needs work including AC and roof.

Key facts

• Hvac system replaced
• Convenient access
• New sewage line

Tags

• NEW SEWAGE LINE
• ROOF REPLACED
• HVAC SYSTEM REPLACED
• CONVENIENT ACCESS
• MINUTES FROM HOUSTON ZOO
• MINUTES FROM DOWNTOWN HOUSTON

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story (first-floor living)
• Construction: Built in 1950; Unknown exterior construction materials; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen:
• Bedrooms: Primary bedroom on the first floor (13 x 11); Three additional first-floor bedrooms, each about 11 x 11
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas); Has heating and cooling
• Interior features: 4 total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (15.1% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $140k (15.1% below list) — sets the bar for cash-flow.
• Cap rate 8.4% 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.
• 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $1,848/mo this rent would consume 58% 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 $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 ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $140,005 (15.1% 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 38 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.12% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $190,628
• List price: $165,000
• Delta: -13.44%
• 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
5879 Belneath St	0.18mi	3/1.0	1,200 (-2%)	1mo	$95,000	$79	88
5842 Beldart St	0.12mi	3/2.0	1,185 (-3%)	1mo	$194,700	$164	85
5831 Lyndhurst Dr	0.32mi	3/1.0	1,212 (-1%)	2mo	$105,000	$87	83
5822 Beldart St	0.10mi	4/2.0 (+1)	1,200 (-2%)	2mo	$217,000	$181	82
5962 Belcrest St	0.39mi	3/2.0	1,172 (-4%)	2mo	$175,000	$149	70
5835 Kenilwood Dr	0.52mi	3/1.0	1,275 (+5%)	2mo	$108,000	$85	66
5602 Beldart St	0.54mi	3/1.5	1,173 (-4%)	3mo	$160,000	$136	64
5707 Lyndhurst Dr	0.44mi	3/2.0	1,329 (+9%)	1mo	$200,000	$150	60
5639 Westover St	0.42mi	4/2.0 (+1)	1,289 (+6%)	3mo	$230,000	$178	59
5951 Willow Glen Dr	0.47mi	2/1.0 (-1)	1,112 (-9%)	1mo	$105,000	$94	57
7713 St Lo Rd	0.75mi	3/2.0	1,151 (-6%)	4mo	$199,900	$174	49
6122 Beldart St	0.73mi	4/2.0 (+1)	1,320 (+8%)	3mo	$199,000	$151	41

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: -18.4%
• Equity multiple: 0.33×
• Total profit: $-30,770
• Equity at exit: $24,602

10-year hold

• IRR: -4.9%
• Equity multiple: 0.63×
• Total profit: $-16,993
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$865
• Tax from tax record: −$241 /mo · $2,892/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-141

Break-even live

Break-even rent $2,027

Max offer price $140,005

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-95	+0% $-141	+5% $-188	+10% $-235
Rent	-10% $-287	-5% $-214	+0% $-141	+5% $-68	+10% $5
Rate	-1.0pp $-58	-0.5pp $-100	base $-141	+0.5pp $-184	+1.0pp $-228

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.17mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	45d	1	0.40mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	16d	1	0.50mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	1d	1	0.56mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	15d	1	0.68mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	45d	1	0.81mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	45d	1	0.82mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	26d	1	0.90mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	45d	1	0.93mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	45d	1	0.98mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	45d	1	1.06mi
6419 Belarbor St Houston, TX	3.0	1.0	1240	$1,425	$1.15	45d	1	1.08mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	45d	1	1.19mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	1d	1	1.23mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	45d	1	1.30mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	7d	1	1.34mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	26d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $165,000 Active 38 DOM
2. 2026-06-18
   days on market $165,000 Active 35 DOM
3. 2026-06-17
   days on market $165,000 Active 34 DOM
4. 2026-06-16
   days on market $165,000 Active 33 DOM
5. 2026-06-15
   days on market $165,000 Active 32 DOM
6. 2026-06-13
   days on market $165,000 Active 30 DOM
7. 2026-06-10
   days on market $165,000 Active 26 DOM
8. 2026-06-08
   days on market $165,000 Active 25 DOM
9. 2026-06-07
   days on market $165,000 Active 24 DOM
10. 2026-06-04
    days on market $165,000 Active 21 DOM
11. 2026-06-01
    days on market $165,000 Active 18 DOM
12. 2026-05-31
    days on market $165,000 Active 17 DOM
13. 2026-05-14
    listed $167,000 Active 790-char remark
14. 2026-05-14
    historical
15. 2026-05-09
    price $170,000
16. 2026-03-24
    price $167,000
17. 2026-03-05
    listed $173,000 Active
18. 2019-02-04
    soldstatus
19. 2018-11-19
    soldstatus Sold

    Show marketing remark (137 chars)

    Handyman Special. Investment Special. Property has good bones but is definitely a fixer upper. Property needs work including AC and roof.

20. 2018-11-19
    soldstatus

    Show marketing remark (137 chars)

    Handyman Special. Investment Special. Property has good bones but is definitely a fixer upper. Property needs work including AC and roof.

21. 2018-11-19
    soldstatus

    Show marketing remark (137 chars)

    Handyman Special. Investment Special. Property has good bones but is definitely a fixer upper. Property needs work including AC and roof.

22. 2018-11-14
    status Pending, Continue to Show

    Show marketing remark (137 chars)

    Handyman Special. Investment Special. Property has good bones but is definitely a fixer upper. Property needs work including AC and roof.

23. 2018-11-12
    listed $49,338 Active

    Show marketing remark (137 chars)

    Handyman Special. Investment Special. Property has good bones but is definitely a fixer upper. Property needs work including AC and roof.

24. 2018-02-27
    soldstatus
25. 1996-11-08
    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: $2,892 · $241/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$127/yr (+$11/mo · 4.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 95% 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: $22,179
• − Mortgage interest: −$9,243
• − Property taxes: −$2,892
• − Insurance: −$5,944
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$4,800
• Taxable loss: −$4,248
• Est. tax savings @ 24.0%: +$1,020
• After-tax cash flow: $-678/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

+234.4% since first listed

14 events — show timeline

• 2026-05-21 Price Changed $165,000 HARMLS
• 2026-05-14 Listing Removed — HARMLS
• 2026-05-14 Listed $167,000 HARMLS
• 2026-05-09 Price Changed $170,000 HARMLS
• 2026-03-24 Price Changed $167,000 HARMLS
• 2026-03-05 Listed $173,000 HARMLS
• 2019-02-04 Sold (Public Records) — Public Records
• 2018-11-19 Sold (Public Records) — Public Records
• 2018-11-19 Sold (Public Records) — Public Records
• 2018-11-19 Sold (MLS) — HARMLS
• 2018-11-14 Pending — HARMLS
• 2018-11-12 Listed $49,338 HARMLS
• 2018-02-27 Sold (Public Records) — Public Records
• 1996-11-08 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,892 · +8.7% YoY. Source: county tax records.