6807 Kingsway Dr · Houston, TX 77087

$175,000

3 bd · 2.0 ba · 1,161 sqft · SingleFamily public records · 58 Days on market

Built 1957 7,100 sqft lot $151/sqft · 16% below area Est $208k · 16% under ↓ 8% since listing

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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).

• ARV discount +14.6/15.0
• Cash flow +10.7/30.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely, preserved, move-in ready home nestled in the quiet Andover Place community. Single story, 3-bedroom, 1-bath, single-car attached garage, waiting for you to call this charming & serene house a home. The upkeep of the home is impeccable! Brand New PEX Pipes, New Roof & Fresh Paint throughout makes the home flawless! Front & back lawns are large, manicured & pristine with mature trees, great for family gatherings & barbecues, no back neighbors! Has a luxurious formal living room, spacious kitchen with numerous cabinets & pantries, hardwood floors & cozy carpeted bedrooms. Utility garage has a designated storage room & two customized, wood

Key facts

• Fresh paint
• Brand new pex pipes
• Formal living room

Tags

• BRAND NEW PEX PIPES
• NEW ROOF
• FRESH PAINT
• LARGE MANICURED LAWNS
• MATURE TREES
• FORMAL LIVING ROOM

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: Attached garage (1 car); Driveway; Garage door opener
• Security: Prewired
• Utilities: Public water; Public sewer
• Home design: Residential property; Slab foundation; Composition roof; Built in 1957
• Construction: Vinyl siding; Wood siding
• Exterior features: Deck; Patio; Private yard; Fully fenced backyard; Paved driveway; Cleared lot; Backs to greenbelt/park; Side yard

Interior

• Kitchen: Free-standing range; Gas cooktop; Gas oven; Gas range; Oven; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on the first floor (14 x 11.5); Bedroom on the first floor (14 x 11); Bedroom on the first floor (13 x 11.5)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Window unit(s) for cooling; Has heating and cooling
• Interior features: Pots & pan drawers; Pantry; Tile countertops; Window treatments; Ceiling fan(s); Kitchen/dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-83 ($-999/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (16.6% below list).
• Recommended offer: $146k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Gregg El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 373 students, 99% FRL); Hartman Middle (math 15% / reading 23%, grade F, #1,466 of 1,662 statewide, top 89%, 904 students, 96% 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.
• Market conditions: Rents flat; 84 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 33% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 58 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $145,885 (16.6% 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 58 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (median comp): $207,724
• List price: $175,000
• Delta: -15.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6155 Andwood St	0.30mi	3/2.0	1,168 (+1%)	22mo	$179,900	$154	66
6722 Roxbury Rd	0.19mi	3/2.0	1,332 (+15%)	3mo	$189,000	$142	64
7168 Rook Blvd	0.51mi	3/1.0	1,064 (-8%)	14mo	$103,000	$97	47
6511 Belarbor St	0.69mi	4/2.0 (+1)	1,258 (+8%)	17mo	$214,900	$171	34
5918 Lancaster St	0.63mi	2/1.0 (-1)	1,004 (-14%)	12mo	$160,000	$159	29

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.24×
• Total profit: $-37,131
• Equity at exit: $26,093

10-year hold

• IRR: -24.6%
• Equity multiple: -0.08×
• Total profit: $-52,720
• Equity at exit: $15,131

Cash invested: $49,000 (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 77087

• Home prices YoY: -29.7%
• Rents YoY: 0.6%
• Active inventory: 84
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$918
• Tax from tax record: −$245 /mo · $2,941/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-83

Break-even live

Break-even rent $1,564

Max offer price $160,295

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-34	+0% $-83	+5% $-133	+10% $-182
Rent	-10% $-198	-5% $-141	+0% $-83	+5% $-26	+10% $32
Rate	-1.0pp $5	-0.5pp $-39	base $-83	+0.5pp $-129	+1.0pp $-175

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6419 Belarbor St Houston, TX	3.0	1.0	1240	$1,425	$1.15	45d	1	0.72mi
7623 Pecan Villas Dr Unit 7 Houston, TX	2.0	1.0	800	$1,050	$1.31	45d	1	1.22mi
7615 Grahamcrest Dr Houston, TX	1.0–2.0	1.0	778	$1,095	$1.41	1d	8	1.23mi
7952 Leonora St Houston, TX	2.0	2.5	1300	$1,350	$1.04	45d	1	1.25mi
8100 Leonora St Houston, TX	2.0–3.0	2.0–2.5	1575	$1,400	$0.89	45d	3	1.27mi
8100 Leonora St Houston, TX	2.0–3.0	2.0–2.5	1575	$1,400	$0.89	21d	2	1.27mi
7901 Leonora St Houston, TX	1.0–2.0	1.0	750	$1,245	$1.66	7d	10	1.30mi
3810 Weslow St Houston, TX	2.0	1.0	924	$1,449	$1.57	45d	1	1.31mi
3810 Weslow St Unit B Houston, TX	2.0	1.0	924	$1,149	$1.24	9d	1	1.31mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	45d	1	1.32mi
8101 Leonora St Houston, TX	1.0–2.0	1.0–2.0	975	$1,300	$1.33	4d	4	1.36mi
7437 Southway Dr Houston, TX	2.0	1.0	714	$920	$1.29	45d	1	1.37mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	45d	1	1.42mi

Listing history 16 events

1. 2026-06-21
   days on market $175,000 Pending 58 DOM
2. 2026-06-18
   days on market $175,000 Pending 55 DOM
3. 2026-06-17
   days on market $175,000 Pending 54 DOM
4. 2026-06-16
   days on market $175,000 Pending 53 DOM
5. 2026-06-15
   status $175,000 Pending 52 DOM
6. 2026-06-15
   days on market $175,000 Active 52 DOM
7. 2026-06-13
   days on market $175,000 Active 50 DOM
8. 2026-06-10
   days on market $175,000 Active 46 DOM
9. 2026-06-08
   days on market $175,000 Active 45 DOM
10. 2026-06-07
    pricestatusdays on market $175,000 Active 44 DOM
11. 2026-06-04
    days on market $187,000 Pending 41 DOM
12. 2026-06-01
    days on market $187,000 Pending 38 DOM
13. 2026-05-31
    days on market $187,000 Pending 37 DOM
14. 2026-05-07
    price $187,000 1040-char remark
15. 2026-04-24
    listed $190,000 Active 1040-char remark
16. 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: $2,941 · $245/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$261/yr (+$22/mo · 8.9%)

ⓘ 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 (unshaded) · 20% 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: $17,506
• − Mortgage interest: −$9,803
• − Property taxes: −$2,941
• − Insurance: −$875
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$5,091
• Taxable loss: −$4,005
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-38/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): 34,347
• Household income: $52,847
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 1219.0

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: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 22% Black 16% White 5% Native American 2%
• Hispanic origin (detail): Mexican 64%
• Foreign-born: 33% · Canada
• Languages at home: 31% English-only · Spanish 69%

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: ▼ -112.90%
• Current HPI: 266.8467
• Rent YoY: ▲ 0.55%
• 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

-7.9% since first listed

7 events — show timeline

• 2026-06-15 Pending — HARMLS
• 2026-06-04 Relisted — HARMLS
• 2026-06-04 Price Changed $175,000 HARMLS
• 2026-05-21 Pending — HARMLS
• 2026-05-07 Price Changed $187,000 HARMLS
• 2026-04-24 Listed $190,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,941 · +11.6% YoY. Source: county tax records.