7538 Bywood St · Houston, TX 77028

$160,585

2 bd · 1.0 ba · 1,119 sqft · SingleFamily public records · 13 Days on market

Built 1956 7,670 sqft lot Est $172k · 7% 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 +15.3/30.0
• ARV discount +10.6/15.0
• Appreciation +7.6/10.0
• 1% rule +4.7/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

Welcome to this single-story home offering a functional layout and plenty of potential. The interior features a comfortable living and dining area that flows into the kitchen, creating a welcoming space for everyday living and entertaining. The floor plan includes three bedrooms and two full bathrooms, providing added convenience and flexibility. A dedicated laundry area enhances the home’s practicality. Situated on a generously sized lot, the property offers ample outdoor space. This property presents an excellent opportunity to create value and make it your own with a little TLC. Conveniently located near major roadways, shopping, dining, and everyday amenities.

Key facts

• Ample outdoor space
• Generously sized lot
• Single-story home

Tags

• SINGLE-STORY HOME
• DEDICATED LAUNDRY AREA
• GENEROUSLY SIZED LOT
• AMPLE OUTDOOR SPACE

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Asphalt road access; Utilities details not further specified
• Home design: Residential property; Full ownership; One-story (entry level: first); Facing information not provided
• Construction: Built in 1956; Wood siding; Composition roof; Slab foundation
• Exterior features: Private yard; Wooded lot

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom (first level); Bedroom (first level); Bedroom (first level); 3 possible bedrooms total
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tub with shower; Ceiling fans; Kitchen/dining combo; Living/dining room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $58 ($696/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 $156k (2.6% below list).
• Recommended offer: $156k (2.6% below list) — sets the bar for 1% rule.

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: Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-14 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 soft (-1.6%/yr); 353 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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 1956 — 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 $156,429 (2.6% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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: 0.97% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $172,326
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7534 Bywood St	0.01mi	3/1.0 (+1)	1,107 (-1%)	10mo	$179,000	$162	84
7622 Delavan Dr	0.32mi	3/1.0 (+1)	1,120 (+0%)	6mo	$132,000	$118	75
7901 Richland Dr	0.47mi	2/1.0	1,108 (-1%)	10mo	$115,000	$104	68
7625 Delavan Dr	0.30mi	3/1.0 (+1)	1,092 (-2%)	12mo	$145,000	$133	67
7410 Glen Manor Dr	0.35mi	3/2.0 (+1)	1,140 (+2%)	6mo	$225,000	$197	67
7429 Springdale St	0.24mi	3/2.0 (+1)	1,230 (+10%)	9mo	$190,000	$154	56
7833 Linda Vista Rd	0.42mi	2/1.0	1,207 (+8%)	16mo	$135,000	$112	54
7646 Sundown Dr	0.43mi	3/1.0 (+1)	1,186 (+6%)	16mo	$169,000	$142	51
7229 Springdale St	0.43mi	3/1.0 (+1)	1,247 (+11%)	6mo	$195,000	$156	51
7518 S Finch Cir	0.65mi	2/1.5	1,176 (+5%)	14mo	$129,000	$110	48
7925 Crestview Dr	0.53mi	3/1.0 (+1)	1,032 (-8%)	15mo	$160,000	$155	44
7206 Bywood St	0.45mi	3/2.0 (+1)	1,266 (+13%)	7mo	$230,000	$182	42

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.86×
• Total profit: $38,444
• Equity at exit: $93,401

10-year hold

• IRR: 13.0%
• Equity multiple: 3.32×
• Total profit: $104,303
• Equity at exit: $163,217

Cash invested: $44,964 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 353
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$842
• Tax from tax record: −$269 /mo · $3,225/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $58

Break-even live

Break-even rent $1,491

Max offer price $160,585

Occupancy floor 91%

Sensitivity live

Price	-10% $149	-5% $103	+0% $58	+5% $13	+10% $-33
Rent	-10% $-66	-5% $-4	+0% $58	+5% $120	+10% $182
Rate	-1.0pp $139	-0.5pp $99	base $58	+0.5pp $16	+1.0pp $-26

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: $40,146
• Closing costs: $4,818
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	8d	1	0.17mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	16d	1	0.19mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	25d	1	0.21mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	22d	1	0.32mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	44d	1	0.56mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	44d	1	0.57mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	25d	1	0.80mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.82mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.89mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	8d	1	0.94mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.95mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	25d	1	0.96mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	8d	1	0.98mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	44d	1	1.04mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,199	$1.34	2d	5	1.04mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,665	$1.28	0d	1	1.09mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	6d	1	1.10mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	44d	1	1.12mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	44d	1	1.12mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	44d	1	1.12mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	44d	1	1.26mi
8158 Sunbury St Houston, TX	3.0	2.5	1300	$1,525	$1.17	25d	1	1.37mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,233	$1.21	14d	8	1.41mi
8117 Saint Louis St Houston, TX	3.0	2.0	1090	$1,335	$1.22	22d	1	1.43mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	44d	1	1.43mi
8119 Saint Louis St Houston, TX	3.0	2.0	1090	$1,349	$1.24	44d	1	1.43mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	44d	1	1.47mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	44d	1	1.48mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	44d	1	1.49mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	44d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $160,585 Pending 13 DOM
2. 2026-06-17
   status $160,585 Pending 12 DOM
3. 2026-06-17
   days on market $160,585 Active 12 DOM
4. 2026-06-16
   days on market $160,585 Active 11 DOM
5. 2026-06-15
   days on market $160,585 Active 10 DOM
6. 2026-06-13
   days on market $160,585 Active 8 DOM
7. 2026-06-09
   days on market $160,585 Active 4 DOM
8. 2026-06-08
   days on market $160,585 Active 3 DOM
9. 2026-06-07
   remarks 672-char remark
10. 2026-06-07
    listed $160,585 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: $3,225 · $269/mo
• Projected year-2 tax: $3,225 · $269/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥111°F today · 24 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: $18,771
• − Mortgage interest: −$8,995
• − Property taxes: −$3,225
• − Insurance: −$803
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$4,672
• Taxable loss: −$1,927
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $1,159/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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 (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

+89.0% since first listed

15 events — show timeline

• 2026-06-05 Listed $160,585 HARMLS
• 2026-04-30 Listing Removed — HARMLS
• 2025-12-03 Relisted — HARMLS
• 2025-11-24 Pending — HARMLS
• 2025-07-21 Price Changed $149,900 HARMLS
• 2025-05-30 Listed $165,000 HARMLS
• 2016-01-01 Listing Removed — HARMLS
• 2015-01-24 Listed $65,000 HARMLS
• 2009-01-15 Listing Removed — HARMLS
• 2008-07-14 Listed $60,900 HARMLS
• 2007-03-27 Listing Removed — HARMLS
• 2007-02-27 Listed $84,950 HARMLS
• 2004-11-12 Sold (Public Records) — Public Records
• 2004-07-23 Sold (Public Records) — Public Records
• 2000-04-14 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,225 · +19.3% YoY. Source: county tax records.