4926 Van Fleet St · Houston, TX 77033

$120,000

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 88 Days on market

Built 1955 5,131 sqft lot Est $142k · 16% under ↓ 33% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention buyers and investors! Don’t miss this incredible opportunity to own a home in South Park subdivision! Located in a growing area near Highway 610, NRG Stadium, and Hobby Airport. This home offers both comfort and great potential. Featuring 3 bedrooms and 2 full bathrooms, including a garage conversion that added the third bedroom along with and additional bathroom. Enjoy the convenience of central air conditioning and heating-no window units. Partial updates have been made to the electrical and plumbing systems over the past few years, including a water heater 2025. No back neighbors! Schedule your showing today.

Key facts

• Garage conversion
• Partial updates
• No back neighbors

Tags

• GARAGE CONVERSION
• CENTRAL AIR CONDITIONING
• PARTIAL UPDATES
• NO BACK NEIGHBORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 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 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 345 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,747/mo this rent would consume 55% 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 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 1955 — 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $142,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7314 Forrestal St	0.25mi	3/1.0 (+1)	1,020 (-4%)	0mo	$105,000	$103	77
5007 Northridge Dr	0.38mi	3/1.0 (+1)	1,069 (+1%)	2mo	$163,900	$153	74
5041 Southwind St	0.18mi	3/2.0 (+1)	1,020 (-4%)	7mo	$195,000	$191	71
5306 Kenilwood Dr	0.53mi	2/1.0	1,038 (-2%)	5mo	$80,000	$77	68
7330 Hurtgen Forest Rd	0.26mi	3/2.0 (+1)	1,154 (+9%)	3mo	$154,900	$134	62
5113 Doolittle Blvd	0.41mi	3/1.0 (+1)	1,107 (+4%)	11mo	$120,000	$108	59
7710 Sharondale Dr	0.73mi	2/1.0	1,050 (-1%)	10mo	$75,000	$71	56
5106 Malmedy Rd	0.60mi	3/1.5 (+1)	1,071 (+1%)	9mo	$159,999	$149	56
7129 Foster St	0.71mi	2/1.0	1,107 (+4%)	5mo	$120,000	$108	56
5318 Longmeadow St	0.54mi	3/1.0 (+1)	1,138 (+7%)	3mo	$125,000	$110	55
4525 Newberry St	0.53mi	3/2.0 (+1)	1,176 (+11%)	8mo	$245,000	$208	42
7713 St Lo Rd	0.70mi	3/2.0 (+1)	1,151 (+9%)	4mo	$199,900	$174	41

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: 11.8%
• Equity multiple: 1.48×
• Total profit: $16,257
• Equity at exit: $17,892

10-year hold

• IRR: 22.8%
• Equity multiple: 3.19×
• Total profit: $73,656
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$629
• Tax from tax record: −$210 /mo · $2,522/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $490

Break-even live

Break-even rent $1,126

Max offer price $120,000

Occupancy floor 67%

Sensitivity live

Price	-10% $558	-5% $524	+0% $490	+5% $456	+10% $422
Rent	-10% $352	-5% $421	+0% $490	+5% $559	+10% $628
Rate	-1.0pp $551	-0.5pp $521	base $490	+0.5pp $459	+1.0pp $428

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	44d	1	0.37mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.43mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	25d	1	0.45mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	25d	1	0.47mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	0.49mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	12d	1	0.49mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	13d	1	0.49mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	0.49mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	44d	1	0.65mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.68mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.69mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	0.76mi
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	8d	1	0.87mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	25d	1	0.94mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.94mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	16d	1	0.98mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	19d	1	1.00mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	1.01mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	1.01mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	44d	1	1.04mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	0d	1	1.07mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	44d	1	1.07mi
7826 Gladstone St Houston, TX	2.0	1.0	760	$1,250	$1.64	0d	1	1.10mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	6d	1	1.19mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	1.20mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	44d	1	1.22mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	1.29mi
6030 Schroeder Rd Houston, TX	1.0	1.0	740	$850	$1.15	44d	1	1.34mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	44d	1	1.35mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	21d	1	1.35mi
4515 Dewberry St Houston, TX	1.0	1.0	1400	$664	$0.47	21d	1	1.35mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	17d	1	1.37mi
7812 Tierwester St Houston, TX	2.0	1.0	800	$950	$1.19	17d	2	1.45mi
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	5d	1	1.46mi
3603 Alice St Houston, TX	1.0	1.0	848	$1,000	$1.18	5d	1	1.46mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	1.47mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	44d	1	1.47mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	1.47mi
5924 Schroeder Rd Houston, TX	1.0	1.0	800	$795	$0.99	25d	1	1.48mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	23d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $120,000 Active 88 DOM
2. 2026-06-18
   days on market $120,000 Active 85 DOM
3. 2026-06-17
   days on market $120,000 Active 84 DOM
4. 2026-06-16
   days on market $120,000 Active 83 DOM
5. 2026-06-15
   days on market $120,000 Active 82 DOM
6. 2026-06-13
   statusdays on market $120,000 Active 80 DOM
7. 2026-06-10
   status $120,000 Active Under Contract 76 DOM
8. 2026-04-22
   status Pending
9. 2026-04-16
   status Pending
10. 2026-02-04
    listed $120,000 Active
11. 2025-07-28
    historical
12. 2025-06-24
    listed $135,000 Active
13. 2025-06-23
    historical
14. 2025-05-20
    listed $150,000 Active
15. 2025-05-19
    historical
16. 2025-05-03
    status Active
17. 2025-05-01
    status Option Pending
18. 2025-04-30
    status Pending
19. 2025-04-23
    status Option Pending
20. 2025-03-12
    price $150,000
21. 2025-02-20
    listed $180,000 Active
22. 2020-12-15
    soldstatus
23. 2003-11-12
    soldstatus
24. 1988-10-01
    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: $2,522 · $210/mo
• Projected year-2 tax: $2,522 · $210/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 6/10 Major FEMA zone X (unshaded) · 71% 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: $20,958
• − Mortgage interest: −$6,722
• − Property taxes: −$2,522
• − Insurance: −$600
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$3,491
• Taxable income: $4,270
• Est. tax owed @ 24.0%: −$1,025
• After-tax cash flow: $4,859/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

-33.3% since first listed

17 events — show timeline

• 2026-04-22 Pending — HARMLS
• 2026-04-16 Pending — HARMLS
• 2026-02-04 Listed $120,000 HARMLS
• 2025-07-28 Listing Removed — HARMLS
• 2025-06-24 Listed $135,000 HARMLS
• 2025-06-23 Listing Removed — HARMLS
• 2025-05-20 Listed $150,000 HARMLS
• 2025-05-19 Listing Removed — HARMLS
• 2025-05-03 Relisted — HARMLS
• 2025-05-01 Pending — HARMLS
• 2025-04-30 Pending — HARMLS
• 2025-04-23 Pending — HARMLS
• 2025-03-12 Price Changed $150,000 HARMLS
• 2025-02-20 Listed $180,000 HARMLS
• 2020-12-15 Sold (Public Records) — Public Records
• 2003-11-12 Sold (Public Records) — Public Records
• 1988-10-01 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,522 · +14.6% YoY. Source: county tax records.