4626 Dewberry St · Houston, TX 77021

$213,000

4 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 15 Days on market

Built 1940 5,976 sqft lot Est $231k · 8% 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 +20.2/30.0
• ARV discount +11.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated 3-bedroom, 2-bath home offers a perfect blend of modern upgrades and classic charm. The spacious floor plan is flooded with natural light and flows seamlessly from room to room. The renovated kitchen is a true highlight, featuring stainless steel and black appliances, and granite countertops. The primary bedroom is a peaceful retreat, complete with an ensuite bathroom. Both bathrooms in the home have been thoughtfully updated with sleek, modern fixtures. Additional features include fresh paint, updated flooring This home combines comfort and convenience, making it the perfect choice for your next move.

Key facts

• Fresh paint
• Renovated kitchen
• Updated bathrooms

Tags

• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• UPDATED BATHROOMS
• MODERN FIXTURES
• FRESH PAINT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor)
• Construction: Built in 1940; Cement siding; Pillar/post/pier foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Free-standing range; Oven
• Bedrooms: Three bedrooms on the first floor (two 12x12, primary 11x11)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $213k).
• Recommended offer: $210k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 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 14% at this address vs 31% district-wide (-17 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 (+2.2%/yr); 471 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,185/mo this rent would consume 58% of the median local household income ($46k/yr) (locally 2532% 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 15 days — a 2% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $209,805 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $231,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6326 Calhoun Rd	0.19mi	3/2.5 (-1)	1,453 (+6%)	7mo	$299,000	$206	69
5126 Hull St	0.44mi	3/2.0 (-1)	1,306 (-5%)	3mo	$220,000	$168	64
5259 Perry St	0.60mi	4/2.0	1,400 (+2%)	7mo	$190,000	$136	64
5006 Idaho St	0.60mi	4/2.0	1,308 (-5%)	3mo	$225,000	$172	61
5111 Cosby St	0.28mi	3/2.0 (-1)	1,225 (-11%)	4mo	$225,000	$184	60
4902 Winfree Dr	0.49mi	3/2.0 (-1)	1,511 (+10%)	2mo	$169,500	$112	54
4715 Ward St	0.54mi	3/2.5 (-1)	1,454 (+6%)	7mo	$230,000	$158	53
4735 Marietta Ln	0.62mi	3/2.0 (-1)	1,439 (+5%)	7mo	$235,000	$163	53
4826 Culmore Dr	0.54mi	3/2.0 (-1)	1,501 (+9%)	3mo	$279,000	$186	52
4826 Ventura Ln	0.67mi	3/2.0 (-1)	1,268 (-8%)	2mo	$259,900	$205	49
5014 Yellowstone Blvd	0.46mi	3/2.0 (-1)	1,190 (-14%)	6mo	$189,900	$160	46
6625 Goforth St	0.61mi	3/1.0 (-1)	1,489 (+8%)	4mo	$142,000	$95	45

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-19,150
• Equity at exit: $31,759

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,797
• Equity at exit: $18,416

Cash invested: $59,640 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 471
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,117
• Tax from tax record: −$251 /mo · $3,016/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $269

Break-even live

Break-even rent $1,844

Max offer price $213,000

Occupancy floor 83%

Sensitivity live

Price	-10% $390	-5% $330	+0% $269	+5% $209	+10% $149
Rent	-10% $97	-5% $183	+0% $269	+5% $356	+10% $442
Rate	-1.0pp $377	-0.5pp $323	base $269	+0.5pp $214	+1.0pp $158

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6109 Wayland St Houston, TX	4.0	2.0	1600	$1,595	$1.00	0d	1	0.10mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	45d	1	0.27mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	0.27mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	19d	1	0.28mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	45d	1	0.36mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	45d	1	0.49mi
4907 Culmore Dr Houston, TX	4.0	2.0	1800	$2,700	$1.50	18d	1	0.60mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	18d	1	0.64mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	5d	1	0.67mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.72mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.72mi
4907 Marietta Ln Unit 1494902P Houston, TX	3.0	2.0	1593	$3,278	$2.06	15d	1	0.78mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	45d	1	0.88mi
5317 Chennault Rd Unit A Houston, TX	3.0	2.5	1608	$1,849	$1.15	0d	1	0.90mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	45d	1	1.00mi
4977 Martin Luther King Blvd Houston, TX	4.0	4.0	1396	$870	$0.62	25d	1	1.01mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	45d	1	1.03mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	45d	1	1.16mi
3644 Griggs Rd Unit 1047940P Houston, TX	3.0	2.5	1399	$2,161	$1.54	3d	1	1.24mi
4465 N MacGregor Way Houston, TX	4.0	4.0	1366	$940	$0.69	25d	1	1.27mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	22d	1	1.28mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	22d	1	1.28mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	45d	1	1.46mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	45d	1	1.46mi
6336 Culberson St Houston, TX	3.0	3.5	1822	$2,361	$1.30	6d	1	1.47mi
6334 Culberson St Houston, TX	3.0	3.5	1822	$2,311	$1.27	3d	1	1.47mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	45d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $213,000 Active 15 DOM
2. 2026-06-18
   days on market $213,000 Active 12 DOM
3. 2026-06-17
   statusdays on market $213,000 Active 11 DOM
4. 2026-06-16
   days on market $213,000 Active Under Contract 10 DOM
5. 2026-06-16
   status $213,000 Active Under Contract 9 DOM
6. 2026-04-30
   status Pending
7. 2026-04-20
   listed $213,000 Active
8. 2026-04-19
   historical
9. 2026-01-12
   listed $215,000 Active
10. 2025-04-03
    historical $1,580
11. 2025-03-26
    price $1,580
12. 2025-02-28
    price $1,600
13. 2025-02-16
    price $1,675
14. 2025-01-04
    listed $1,700
15. 2024-09-05
    soldstatus
16. 2005-11-23
    soldstatus
17. 1988-12-21
    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: $3,016 · $251/mo
• Projected year-2 tax: $3,898 · $325/mo
• Expected delta: +$882/yr (+$74/mo · 29.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $26,223
• − Mortgage interest: −$11,931
• − Property taxes: −$3,016
• − Insurance: −$1,065
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$6,196
• Taxable loss: −$181
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $3,275/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

+12429.4% since first listed

12 events — show timeline

• 2026-04-30 Pending — HARMLS
• 2026-04-20 Listed $213,000 HARMLS
• 2026-04-19 Listing Removed — HARMLS
• 2026-01-12 Listed $215,000 HARMLS
• 2025-04-03 Rental Removed $1,580 HARMLS
• 2025-03-26 Price Changed $1,580 HARMLS
• 2025-02-28 Price Changed $1,600 HARMLS
• 2025-02-16 Price Changed $1,675 HARMLS
• 2025-01-04 Listed for Rent $1,700 HARMLS
• 2024-09-05 Sold (Public Records) — Public Records
• 2005-11-23 Sold (Public Records) — Public Records
• 1988-12-21 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $3,016 · +63.0% YoY. Source: county tax records.