8033 Kenton St · Houston, TX 77028

$190,000

4 bd · 2.0 ba · 2,020 sqft · SingleFamily public records · 273 Days on market

Built 1940 0.26 ac lot $94/sqft · 14% below area Est $221k · 14% under ↓ 5% since listing

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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 +13.8/30.0
• ARV discount +13.8/15.0
• Appreciation +7.6/10.0
• 1% rule +5.9/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

INVESTMENT PROPERTY. SOLD AS IS CONDITION. THE HOME IS READY TO FINISHED OUT AND READY TO BE FLIPPED.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $17 ($203/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• 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: schools D, 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.
• Market conditions: Rents soft (-1.6%/yr); 353 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $2,067/mo this rent would consume 65% of the median local household income ($38k/yr) (locally 1177% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k 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 $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1940 — 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 $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.09% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 7.7

CMA / ARV

• ARV (median comp): $220,976
• List price: $190,000
• Delta: -14.02%
• 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
8125 Kenton St	0.08mi	3/2.0 (-1)	1,871 (-7%)	10mo	$275,000	$147	70
5503 Bacher St	0.33mi	4/2.5	1,860 (-8%)	1mo	$265,000	$142	68
7952 Blue St	0.29mi	3/2.5 (-1)	1,892 (-6%)	2mo	$195,000	$103	67
8114 Jeffery St	0.14mi	3/2.5 (-1)	1,784 (-12%)	4mo	$275,000	$154	64
8110 Filltop St	0.18mi	3/2.0 (-1)	1,890 (-6%)	15mo	$234,900	$124	63
7970 Angus St	0.16mi	4/2.5	1,793 (-11%)	15mo	$227,000	$127	60
8024 Ethel St	0.36mi	3/2.0 (-1)	1,890 (-6%)	14mo	$234,900	$124	56
7819 Angus St	0.35mi	3/2.5 (-1)	1,791 (-11%)	3mo	$284,900	$159	55
5505 Bacher St	0.32mi	4/2.5	1,726 (-15%)	6mo	$265,000	$154	54
8109 Saint Louis St	0.31mi	3/2.0 (-1)	1,800 (-11%)	13mo	$250,000	$139	52
6824 Bacher St	0.72mi	3/2.0 (-1)	1,890 (-6%)	15mo	$234,900	$124	38
7969 Rand St	0.70mi	3/2.0 (-1)	1,750 (-13%)	6mo	$255,000	$146	35

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: 12.3%
• Equity multiple: 1.78×
• Total profit: $41,698
• Equity at exit: $110,509

10-year hold

• IRR: 12.0%
• Equity multiple: 3.14×
• Total profit: $113,989
• Equity at exit: $193,114

Cash invested: $53,200 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 353
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$996
• Tax from tax record: −$540 /mo · $6,485/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $17

Break-even live

Break-even rent $2,046

Max offer price $190,000

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8135 Chateau St Houston, TX	3.0	3.0	1610	$1,645	$1.02	11d	1	0.34mi
7956 Bonaire St Unit A Houston, TX	3.0	2.5	1498	$2,100	$1.40	44d	1	0.38mi
7956 Bonaire St Unit B Houston, TX	3.0	2.5	1498	$2,150	$1.44	43d	1	0.38mi
5415 Bacher St Unit A Houston, TX	3.0	2.5	1540	$2,350	$1.53	43d	1	0.40mi
5415 Bacher St Unit A Houston, TX	3.0	2.5	1540	$2,350	$1.53	24d	1	0.40mi
8161 Tate St Houston, TX	3.0	3.0	2184	$1,850	$0.85	43d	1	0.44mi
7966 Henson St Unit B Houston, TX	3.0	2.0	1608	$1,410	$0.88	43d	1	0.50mi
5426 E Houston Rd Unit A Houston, TX	3.0	2.5	1608	$1,695	$1.05	15d	1	0.72mi
7426 Miley St Houston, TX	4.0	2.0	2095	$1,650	$0.79	24d	1	0.87mi
8102 Crestview Dr Unit A Houston, TX	3.0	2.5	1800	$1,900	$1.06	22d	1	1.43mi
8102 Crestview Dr Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	43d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $190,000 Active 273 DOM
2. 2026-06-17
   days on market $190,000 Active 272 DOM
3. 2026-06-16
   days on market $190,000 Active 271 DOM
4. 2026-06-15
   days on market $190,000 Active 270 DOM
5. 2026-06-13
   days on market $190,000 Active 268 DOM
6. 2026-06-10
   days on market $190,000 Active 264 DOM
7. 2026-06-08
   days on market $190,000 Active 263 DOM
8. 2026-06-07
   days on market $190,000 Active 262 DOM
9. 2026-06-04
   days on market $190,000 Active 259 DOM
10. 2026-06-01
    days on market $190,000 Active 256 DOM
11. 2026-05-31
    days on market $190,000 Active 255 DOM
12. 2026-04-09
    price $190,000 101-char remark

    Show marketing remark (101 chars)

    INVESTMENT PROPERTY. SOLD AS IS CONDITION. THE HOME IS READY TO FINISHED OUT AND READY TO BE FLIPPED.

13. 2025-12-09
    price $195,000 101-char remark

    Show marketing remark (101 chars)

    INVESTMENT PROPERTY. SOLD AS IS CONDITION. THE HOME IS READY TO FINISHED OUT AND READY TO BE FLIPPED.

14. 2025-09-18
    listed $200,000 Active 101-char remark

    Show marketing remark (101 chars)

    INVESTMENT PROPERTY. SOLD AS IS CONDITION. THE HOME IS READY TO FINISHED OUT AND READY TO BE FLIPPED.

15. 2019-07-05
    soldstatus
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: $6,485 · $540/mo
• Projected year-2 tax: $6,485 · $540/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $24,803
• − Mortgage interest: −$10,643
• − Property taxes: −$6,485
• − Insurance: −$950
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$5,527
• Taxable loss: −$2,770
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $868/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

-5.0% since first listed

5 events — show timeline

• 2026-04-09 Price Changed $190,000 HARMLS
• 2025-12-09 Price Changed $195,000 HARMLS
• 2025-09-18 Listed $200,000 HARMLS
• 2019-07-05 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+14.7%/yr

Latest (2025): $6,485 · +9.0% YoY. Source: county tax records.