4914 Angleton St · Houston, TX 77033

$215,000

3 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 23 Days on market

Built 1952 6,242 sqft lot Est $168k · 28% over

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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).

• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• 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

Beautifully updated 3-bedroom, 2-bath home featuring modern finishes and a functional open-concept layout. The renovated kitchen offers new cabinetry, quartz countertops, stainless steel appliances, a breakfast bar, and abundant storage. Spacious living and dining areas are enhanced by contemporary flooring, neutral paint tones, recessed lighting, and updated fixtures throughout. The primary suite includes a private en-suite bath, while two additional bedrooms provide flexibility for guests, home office space, or family needs. Both bathrooms have been updated with stylish finishes and modern touches.Recent improvements include a new roof, updated interior finishes, and refreshed systems for added peace of mind. Enjoy the large backyard,offering plenty of space for outdoor entertaining, recreation, or future customization. Conveniently located with easy access to major roadways, shopping, dining, and local amenities.

Key facts

• Quartz countertops
• Renovated kitchen
• New cabinetry

Tags

• RENOVATED KITCHEN
• NEW CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• ABUNDANT STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $47 ($558/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 $183k (15.1% below list).
• Recommended offer: $183k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Bastian El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 648 students, 99% FRL); Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,826/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 $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 23 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 1952 — 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 $182,569 (15.1% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.85% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $168,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4737 Alvin St	0.21mi	3/1.0	1,216 (+8%)	5mo	$95,000	$78	74
4842 Larkspur St	0.24mi	4/2.0 (+1)	1,200 (+6%)	2mo	$200,000	$167	68
5007 Northridge Dr	0.48mi	3/1.0	1,069 (-5%)	2mo	$163,900	$153	67
4813 Larkspur St	0.23mi	3/2.0	1,224 (+8%)	7mo	$175,000	$143	65
8126 Marcy Dr	0.23mi	4/2.0 (+1)	1,240 (+10%)	1mo	$195,000	$157	63
5602 Beldart St	0.64mi	3/1.5	1,173 (+4%)	3mo	$160,000	$136	60
4637 Carmen St	0.64mi	2/1.0 (-1)	1,084 (-4%)	2mo	$135,000	$125	57
4918 Carmen St	0.54mi	3/2.0	1,258 (+11%)	1mo	$213,000	$169	51
4522 Larkspur St	0.61mi	3/2.0	1,040 (-8%)	7mo	$155,000	$149	49
5306 Kenilwood Dr	0.67mi	2/1.0 (-1)	1,038 (-8%)	5mo	$80,000	$77	46
5622 Beldart St	0.70mi	2/1.0 (-1)	1,002 (-11%)	2mo	$120,000	$120	42
5639 Westover St	0.71mi	4/2.0 (+1)	1,289 (+14%)	3mo	$230,000	$178	32

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-27,294
• Equity at exit: $32,057

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-172
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$179 /mo · $2,145/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $47

Break-even live

Break-even rent $1,767

Max offer price $215,000

Occupancy floor 92%

Sensitivity live

Price	-10% $168	-5% $107	+0% $47	+5% $-14	+10% $-75
Rent	-10% $-98	-5% $-26	+0% $47	+5% $119	+10% $191
Rate	-1.0pp $155	-0.5pp $101	base $47	+0.5pp $-9	+1.0pp $-66

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	45d	1	0.39mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	45d	1	0.40mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	7d	1	0.42mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	26d	1	0.47mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	45d	1	0.52mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	26d	1	0.54mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	16d	1	0.54mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	15d	1	0.55mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	14d	1	0.55mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	45d	1	0.64mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	45d	1	0.65mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	45d	1	0.65mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	16d	1	0.65mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	14d	1	0.67mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	14d	1	0.67mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	13d	1	0.67mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	26d	1	0.70mi
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	9d	1	0.75mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	18d	1	0.86mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	45d	1	0.90mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	1d	2	0.97mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	45d	1	0.98mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	20d	1	0.99mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	45d	1	1.04mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	1d	1	1.04mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	1d	1	1.06mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	45d	1	1.20mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	45d	1	1.22mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	1d	1	1.22mi
4205 Grassmere St Houston, TX	2.0	1.0	824	$900	$1.09	26d	1	1.25mi
9414 Heno St Unit 13 Houston, TX	2.0	1.0	824	$900	$1.09	26d	1	1.28mi
4112 Grassmere St Houston, TX	2.0	1.0	711	$700	$0.98	12d	1	1.31mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	22d	1	1.35mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	45d	1	1.36mi
7826 Gladstone St Houston, TX	2.0	1.0	760	$1,250	$1.64	1d	1	1.38mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	45d	1	1.48mi

Listing history 14 events

1. 2026-06-21
   days on market $215,000 Active 23 DOM
2. 2026-06-18
   days on market $215,000 Active 20 DOM
3. 2026-06-17
   days on market $215,000 Active 19 DOM
4. 2026-06-16
   days on market $215,000 Active 18 DOM
5. 2026-06-15
   days on market $215,000 Active 17 DOM
6. 2026-06-13
   days on market $215,000 Active 15 DOM
7. 2026-06-09
   days on market $215,000 Active 11 DOM
8. 2026-06-08
   days on market $215,000 Active 10 DOM
9. 2026-06-07
   days on market $215,000 Active 9 DOM
10. 2026-06-04
    days on market $215,000 Active 6 DOM
11. 2026-06-03
    days on market $215,000 Active 5 DOM
12. 2026-06-02
    days on market $215,000 Active 4 DOM
13. 2026-06-01
    days on market $215,000 Active 3 DOM
14. 2026-05-31
    days on market $215,000 Active 2 DOM

ⓘ 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: $2,145 · $179/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$1,790/yr (+$149/mo · 83.5%)

ⓘ 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 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: $21,908
• − Mortgage interest: −$12,043
• − Property taxes: −$2,145
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$6,255
• Taxable loss: −$3,115
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $1,306/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

+444.4% since first listed

25 events — show timeline

• 2026-05-29 Listed $215,000 HARMLS
• 2026-03-02 Sold (Public Records) — Public Records
• 2026-02-27 Sold (MLS) — HARMLS
• 2026-01-30 Pending — HARMLS
• 2025-11-18 Relisted — HARMLS
• 2025-08-26 Pending — HARMLS
• 2025-07-21 Relisted — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-06-03 Pending — HARMLS
• 2025-04-18 Price Changed $122,500 HARMLS
• 2025-03-05 Price Changed $134,900 HARMLS
• 2025-02-12 Price Changed $144,500 HARMLS
• 2025-01-07 Price Changed $152,000 HARMLS
• 2024-10-30 Listed $160,000 HARMLS
• 2023-06-11 Rental Removed $1,100 RENT.
• 2022-05-12 Price Changed $1,100 RENT.
• 2021-12-15 Sold (Public Records) — Public Records
• 2012-09-10 Sold (Public Records) — Public Records
• 2006-03-30 Listing Removed — HARMLS
• 2006-03-19 Listed $81,950 HARMLS
• 2005-11-29 Sold (Public Records) — Public Records
• 2005-10-31 Sold (Public Records) — Public Records
• 2005-05-23 Listing Removed — HARMLS
• 2005-05-17 Listed $39,495 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,145 · -6.4% YoY. Source: county tax records.