6319 Coachwood Dr · Houston, TX 77035

$215,000

3 bd · 2.0 ba · 2,026 sqft · SingleFamily public records · 91 Days on market

Built 1978 5,048 sqft lot $106/sqft · 5% above area Est $204k · 5% over $27/mo HOA · 1% of rent

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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 +11.7/30.0
• ARV discount +5.2/15.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning single-story residence offering 4 generously sized, updated bedrooms and 2 beautifully renovated bathrooms. Thoughtfully designed with a light-filled atrium, this home showcases a designer inlaid stainless steel sink, elegant granite countertops, and refined finishes throughout. The spacious den features a warm, inviting fireplace, while the expansive backyard creates the perfect setting for entertaining or hosting memorable gatherings.

Key facts

• Inviting fireplace
• Light-filled atrium
• Expansive backyard

Tags

• LIGHT-FILLED ATRIUM
• GRANITE COUNTERTOPS
• SPACIOUS DEN
• INVITING FIREPLACE
• EXPANSIVE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-63 ($-752/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (6.7% below list).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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 flat; 199 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 41% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 91 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $195,650 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.93% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 8.9

CMA / ARV

• ARV (median comp): $204,427
• List price: $215,000
• Delta: 5.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11630 Coachfield Ln	0.12mi	3/2.0	1,909 (-6%)	3mo	$219,900	$115	82
6319 Ivyknoll Dr	0.05mi	3/2.0	1,820 (-10%)	6mo	$284,000	$156	76
6030 Beaudry Dr	0.34mi	4/2.0 (+1)	2,010 (-1%)	3mo	$415,750	$207	75
5911 Warm Springs Rd	0.54mi	3/2.0	2,035 (+0%)	1mo	$317,000	$156	73
6335 Portal Dr	0.55mi	3/2.5	1,960 (-3%)	1mo	$360,000	$184	66
11618 Hillcroft Ave	0.56mi	4/2.0 (+1)	2,062 (+2%)	0mo	$200,000	$97	66
6010 Cartagena St	0.39mi	4/2.0 (+1)	2,171 (+7%)	1mo	$220,000	$101	64
5907 Beaudry Dr	0.49mi	3/2.0	2,172 (+7%)	2mo	$385,000	$177	64
6405 Dawnridge Dr	0.29mi	3/2.5	1,758 (-13%)	7mo	$229,900	$131	56
7619 Southmeadow Dr	0.68mi	3/2.0	1,854 (-8%)	4mo	$285,000	$154	51
5830 Cartagena St	0.67mi	3/2.0	2,191 (+8%)	6mo	$309,600	$141	50
7631 Southmeadow Dr	0.71mi	4/2.5 (+1)	2,304 (+14%)	6mo	$244,000	$106	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 · 0.02% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.26×
• Total profit: $-44,540
• Equity at exit: $32,057

10-year hold

• IRR: -27.3%
• Equity multiple: -0.10×
• Total profit: $-65,976
• 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 77035

• Rents YoY: 0.0%
• Active inventory: 199
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$403 /mo · $4,839/yr
• Insurance: −$90
• HOA: −$27
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-63

Break-even live

Break-even rent $2,085

Max offer price $203,934

Occupancy floor 98%

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6031 Cerritos Dr Houston, TX	4.0	2.0	2232	$2,450	$1.10	43d	1	0.28mi
11418 Braewick Dr Unit 1514798P Houston, TX	4.0	2.0	1991	$12,178	$6.12	22d	1	0.32mi
6171 Dryad Dr Houston, TX	3.0	2.0	2240	$2,000	$0.89	14d	1	0.40mi
11714 Hillcroft Ave Houston, TX	4.0	2.0	2156	$8,750	$4.06	22d	1	0.56mi
11714 Hillcroft Ave Unit 1019510P Houston, TX	4.0	2.0	2152	$14,236	$6.62	22d	1	0.57mi
6038 W Airport Blvd Houston, TX	3.0	2.0	1617	$1,755	$1.09	14d	1	0.57mi
5907 Warm Springs Rd Unit 1019555P Houston, TX	4.0	3.0	2357	$14,324	$6.08	22d	1	0.57mi
5907 Warm Springs Rd Houston, TX	4.0	3.0	2368	$8,750	$3.70	22d	1	0.57mi
12115 Hillcroft Ave Houston, TX	3.0	2.0	1837	$1,961	$1.07	43d	1	0.68mi
6011 Bankside Dr Unit Labs Houston, TX	3.0	2.0	1635	$2,140	$1.31	43d	1	0.84mi
5631 Cerritos Dr Unit 1514826P Houston, TX	4.0	3.0	1883	$11,906	$6.32	22d	1	0.99mi
5615 Cerritos Dr Unit 1514815P Houston, TX	4.0	2.0	1883	$7,300	$3.88	43d	1	1.04mi
5751 Firenza Dr Houston, TX	4.0	3.0	1777	$5,750	$3.24	1d	1	1.08mi
12404 Riva Ridge Ln Houston, TX	4.0	3.0	1679	$1,750	$1.04	43d	1	1.09mi
5815 Farwell Dr Houston, TX	4.0	2.0	2418	$2,200	$0.91	43d	1	1.10mi
5518 McKnight St Houston, TX	3.0	2.0	1550	$2,800	$1.81	43d	1	1.16mi
11280 Braes Forest Dr #301 Houston, TX	3.0	3.5	2908	$1,000	$0.34	43d	1	1.17mi
6222 Rutherglenn Dr Houston, TX	4.0	2.0	2202	$2,400	$1.09	43d	1	1.44mi
12463 Windy Wisp Ln Houston, TX	3.0	2.0	1817	$1,795	$0.99	3d	1	1.47mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 33 events

1. 2026-06-18
   days on market $215,000 Active 91 DOM
2. 2026-06-17
   days on market $215,000 Active 90 DOM
3. 2026-06-16
   days on market $215,000 Active 89 DOM
4. 2026-06-15
   days on market $215,000 Active 88 DOM
5. 2026-06-13
   days on market $215,000 Active 86 DOM
6. 2026-06-10
   days on market $215,000 Active 82 DOM
7. 2026-06-08
   days on market $215,000 Active 81 DOM
8. 2026-06-07
   days on market $215,000 Active 80 DOM
9. 2026-06-04
   days on market $215,000 Active 77 DOM
10. 2026-06-01
    days on market $215,000 Active 74 DOM
11. 2026-05-31
    days on market $215,000 Active 73 DOM
12. 2026-04-24
    price $215,000 449-char remark

    Show marketing remark (449 chars)

    Stunning single-story residence offering 4 generously sized, updated bedrooms and 2 beautifully renovated bathrooms. Thoughtfully designed with a light-filled atrium, this home showcases a designer inlaid stainless steel sink, elegant granite countertops, and refined finishes throughout. The spacious den features a warm, inviting fireplace, while the expansive backyard creates the perfect setting for entertaining or hosting memorable gatherings.

13. 2026-04-21
    status Active 449-char remark

    Show marketing remark (449 chars)

    Stunning single-story residence offering 4 generously sized, updated bedrooms and 2 beautifully renovated bathrooms. Thoughtfully designed with a light-filled atrium, this home showcases a designer inlaid stainless steel sink, elegant granite countertops, and refined finishes throughout. The spacious den features a warm, inviting fireplace, while the expansive backyard creates the perfect setting for entertaining or hosting memorable gatherings.

14. 2026-04-16
    status Pending 449-char remark

    Show marketing remark (449 chars)

    Stunning single-story residence offering 4 generously sized, updated bedrooms and 2 beautifully renovated bathrooms. Thoughtfully designed with a light-filled atrium, this home showcases a designer inlaid stainless steel sink, elegant granite countertops, and refined finishes throughout. The spacious den features a warm, inviting fireplace, while the expansive backyard creates the perfect setting for entertaining or hosting memorable gatherings.

15. 2026-03-19
    listed $230,000 Active 449-char remark

    Show marketing remark (449 chars)

    Stunning single-story residence offering 4 generously sized, updated bedrooms and 2 beautifully renovated bathrooms. Thoughtfully designed with a light-filled atrium, this home showcases a designer inlaid stainless steel sink, elegant granite countertops, and refined finishes throughout. The spacious den features a warm, inviting fireplace, while the expansive backyard creates the perfect setting for entertaining or hosting memorable gatherings.

16. 2022-06-13
    soldstatus
17. 2014-06-03
    soldstatus
18. 2014-05-28
    soldstatus Sold 328-char remark

    Show marketing remark (328 chars)

    Single story home with 4 spacious updated bedrooms and 2 updated bathrooms. This home features a well designed atrium, designer inlayed stainless steel sink, granite kitchen countertops, new ceramic tile and carpet. The den features a cozy fireplace. Enjoy the relaxing backyard for your next BQ. Spacious home for entertaining.

19. 2014-05-11
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Single story home with 4 spacious updated bedrooms and 2 updated bathrooms. This home features a well designed atrium, designer inlayed stainless steel sink, granite kitchen countertops, new ceramic tile and carpet. The den features a cozy fireplace. Enjoy the relaxing backyard for your next BQ. Spacious home for entertaining.

20. 2014-05-02
    status Option Pending 328-char remark

    Show marketing remark (328 chars)

    Single story home with 4 spacious updated bedrooms and 2 updated bathrooms. This home features a well designed atrium, designer inlayed stainless steel sink, granite kitchen countertops, new ceramic tile and carpet. The den features a cozy fireplace. Enjoy the relaxing backyard for your next BQ. Spacious home for entertaining.

21. 2014-04-25
    listed $113,000 Active 328-char remark

    Show marketing remark (328 chars)

    Single story home with 4 spacious updated bedrooms and 2 updated bathrooms. This home features a well designed atrium, designer inlayed stainless steel sink, granite kitchen countertops, new ceramic tile and carpet. The den features a cozy fireplace. Enjoy the relaxing backyard for your next BQ. Spacious home for entertaining.

22. 2013-12-31
    soldstatus Sold
23. 2013-12-06
    status Pending
24. 2013-11-25
    listed $42,400 Active
25. 2013-11-25
    historical
26. 2013-04-09
    status Pending, Continue to Show
27. 2013-04-05
    status Active
28. 2013-04-02
    status Pending, Continue to Show
29. 2013-02-27
    listed $55,900 Active
30. 2013-01-24
    historical
31. 2012-09-27
    listed $45,000 Active
32. 2002-01-16
    soldstatus
33. 2001-07-06
    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: $4,839 · $403/mo
• Projected year-2 tax: $4,839 · $403/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 (shaded) · 68% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,071
• − Mortgage interest: −$12,043
• − Property taxes: −$4,839
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$324
• − Depreciation: −$6,255
• Taxable loss: −$4,316
• Est. tax savings @ 24.0%: +$1,036
• After-tax cash flow: $284/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): 36,019
• Household income: $58,686
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 2844.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 42% Black 29% White 23% Two or more races 19% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 26% · Canada, China
• Languages at home: 56% English-only · Spanish 37% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -145.44%
• Current HPI: 266.5195
• Rent YoY: ▬ 0.02%
• 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

+377.8% since first listed

22 events — show timeline

• 2026-04-24 Price Changed $215,000 HARMLS
• 2026-04-21 Relisted — HARMLS
• 2026-04-16 Pending — HARMLS
• 2026-03-19 Listed $230,000 HARMLS
• 2022-06-13 Sold (Public Records) — Public Records
• 2014-06-03 Sold (Public Records) — Public Records
• 2014-05-28 Sold (MLS) — HARMLS
• 2014-05-11 Pending — HARMLS
• 2014-05-02 Pending — HARMLS
• 2014-04-25 Listed $113,000 HARMLS
• 2013-12-31 Sold (MLS) — HARMLS
• 2013-12-06 Pending — HARMLS
• 2013-11-25 Listed $42,400 HARMLS
• 2013-11-25 Listing Removed — HARMLS
• 2013-04-09 Pending — HARMLS
• 2013-04-05 Relisted — HARMLS
• 2013-04-02 Pending — HARMLS
• 2013-02-27 Listed $55,900 HARMLS
• 2013-01-24 Listing Removed — HARMLS
• 2012-09-27 Listed $45,000 HARMLS
• 2002-01-16 Sold (Public Records) — Public Records
• 2001-07-06 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $4,839 · -2.0% YoY. Source: county tax records.