8628 Scott St · Houston, TX 77051

$325,000

3 bd · 2.5 ba · 2,016 sqft · SingleFamily public records · 33 Days on market

Built 2023 3,131 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

New construction home in Sunnyside Courts offering 3 bedrooms, 2.5 baths, and a functional two story layout designed for everyday living. The first floor features an open concept design with the living, dining, and kitchen areas seamlessly connected, complemented by tile flooring, 9 foot ceilings, neutral paint tones, and French doors that provide natural light and access to the backyard. The kitchen includes ample cabinet and counter space along with a large island suitable for daily use and gatherings. All bedrooms are located on the second floor for added privacy. The primary suite offers a spacious layout, with an en suite bath featuring dual sinks, a walk in shower, a separate tub, and

Key facts

• French doors
• Open concept design
• Large island

Tags

• OPEN CONCEPT DESIGN
• TILE FLOORING
• FRENCH DOORS
• AMPLE CABINET SPACE
• LARGE ISLAND
• EN SUITE BATH

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Security: Security gate
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (built 2023); 2,016 total building area; Slab foundation
• Construction: Brick and cement siding; Shingle and wood roof; Built in 2023; Slab foundation
• Exterior features: Subdivision lot; Concrete road surface; Security gate

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; ENERGY STAR qualified appliances; Pantry; Granite counters
• Bedrooms: Primary bedroom on second level (18 x 12); Bedroom on second level (12 x 12); Bedroom on second level (11 x 12)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Double vanity; Granite counters; Pantry; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $325,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,160.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (27.0% below list).
• Recommended offer: $237k (27.1% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: 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: Young El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 385 students, 99% FRL); 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.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 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 fast (+4.8%/yr); 321 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $2,373/mo this rent would consume 76% of the median local household income ($37k/yr) (locally 1446% 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 $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 14673% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,769 (27.1% 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 33 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.87% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.15%
• DSCR: 0.86
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $272,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9003 Comal St	0.36mi	3/3.5	2,012 (-0%)	2mo	$339,900	$169	77
4425 Elmwood St	0.46mi	3/2.5	1,995 (-1%)	4mo	$310,000	$155	73
4427 Elmwood St	0.47mi	3/2.5	1,995 (-1%)	4mo	$310,000	$155	73
8813 Edgar St	0.47mi	3/2.5	2,000 (-1%)	7mo	$365,000	$183	71
4010 Mckinley St	0.30mi	3/2.5	2,145 (+6%)	7mo	$281,990	$131	70
4338 Larkspur St	0.54mi	3/2.5	1,958 (-3%)	4mo	$230,000	$117	67
4418 Rosemont St	0.43mi	4/3.5 (+1)	1,961 (-3%)	1mo	$250,000	$127	66
4430 Sunflower St	0.55mi	3/2.0	2,076 (+3%)	6mo	$225,000	$108	62
9023 Comal St	0.41mi	3/2.5	2,246 (+11%)	2mo	$335,000	$149	60
4516 Galesburg St Unit B	0.55mi	3/2.5	2,186 (+8%)	1mo	$289,900	$133	59
4357 Maggie St	0.50mi	4/3.0 (+1)	1,781 (-12%)	3mo	$239,950	$135	47
4508 Clover St	0.69mi	4/3.0 (+1)	2,159 (+7%)	5mo	$275,000	$127	45

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

Projected returns pro-forma

10.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.84×
• Total profit: $139,922
• Equity at exit: $245,183

10-year hold

• IRR: 20.8%
• Equity multiple: 6.67×
• Total profit: $431,770
• Equity at exit: $528,747

Cash invested: $76,205 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 321
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,373 high
• Mortgage (P&I): −$1,427
• Tax from tax record: −$535 /mo · $6,416/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-200

Break-even live

Break-even rent $2,627

Max offer price $236,769

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-123	+0% $-200	+5% $-277	+10% $-354
Rent	-10% $-388	-5% $-294	+0% $-200	+5% $-107	+10% $-13
Rate	-1.0pp $-63	-0.5pp $-131	base $-200	+0.5pp $-271	+1.0pp $-343

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: $68,040
• Closing costs: $8,165
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	22d	1	0.31mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	5d	1	0.38mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	19d	1	0.45mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	26d	1	0.57mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	45d	1	0.60mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	17d	1	0.62mi
8606 Lee Otis St Houston, TX	4.0	2.5	1869	$1,975	$1.06	1d	1	0.67mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	45d	1	0.75mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	45d	1	0.76mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	45d	1	0.77mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	0.86mi
3710 Rockingham St Houston, TX	3.0	2.0	1890	$1,700	$0.90	45d	1	0.86mi
4835 Sunflower St Unit 1546466P Houston, TX	3.0	2.0	1883	$4,516	$2.40	17d	1	0.93mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	7d	1	1.02mi
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	45d	1	1.05mi
9610 Buffum St Houston, TX	3.0	3.0	1605	$1,799	$1.12	45d	1	1.14mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	22d	1	1.20mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	22d	1	1.20mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	45d	1	1.22mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	26d	1	1.25mi
3655 Seabrook St Unit 6 Houston, TX	2.0	1.0	1600	$1,000	$0.62	45d	1	1.30mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	45d	1	1.36mi
7507 Springhill St Houston, TX	3.0	3.5	2000	$4,500	$2.25	45d	1	1.36mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$2,262	$1.67	0d	48	1.41mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$2,041	$1.64	26d	18	1.41mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	45d	1	1.41mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	14d	1	1.49mi
3615 Dreyfus St Houston, TX	3.0	3.0	2011	$2,800	$1.39	45d	1	1.49mi
3088 Holly Hall St Unit 1 Houston, TX	2.0	2.5	1600	$1,750	$1.09	17d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $325,000 Active 33 DOM
2. 2026-06-18
   days on market $325,000 Active 30 DOM
3. 2026-06-17
   days on market $325,000 Active 29 DOM
4. 2026-06-16
   days on market $325,000 Active 28 DOM
5. 2026-06-15
   days on market $325,000 Active 27 DOM
6. 2026-06-13
   days on market $325,000 Active 25 DOM
7. 2026-06-10
   days on market $325,000 Active 21 DOM
8. 2026-06-08
   days on market $325,000 Active 20 DOM
9. 2026-06-07
   days on market $325,000 Active 19 DOM
10. 2026-06-04
    days on market $325,000 Active 16 DOM
11. 2026-06-01
    days on market $325,000 Active 13 DOM
12. 2026-05-31
    days on market $325,000 Active 12 DOM
13. 2026-05-20
    listed $2,200
14. 2026-05-19
    listed $325,000 Active
15. 2026-04-09
    historical $2,200
16. 2026-02-21
    price $2,200
17. 2026-02-03
    listed $2,300
18. 2025-11-13
    soldstatus
19. 2024-05-22
    historical
20. 2023-12-01
    listed $320,000 Active

ⓘ 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: $6,416 · $535/mo
• Projected year-2 tax: $6,416 · $535/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $28,481
• − Mortgage interest: −$15,245
• − Property taxes: −$6,416
• − Insurance: −$1,361
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$7,917
• Taxable loss: −$7,016
• Est. tax savings @ 24.0%: +$1,684
• After-tax cash flow: $-720/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

-99.3% since first listed

8 events — show timeline

• 2026-05-20 Listed for Rent $2,200 HARMLS
• 2026-05-19 Listed $325,000 HARMLS
• 2026-04-09 Rental Removed $2,200 HARMLS
• 2026-02-21 Price Changed $2,200 HARMLS
• 2026-02-03 Listed for Rent $2,300 HARMLS
• 2025-11-13 Sold (Public Records) — Public Records
• 2024-05-22 Listing Removed — HARMLS
• 2023-12-01 Listed $320,000 HARMLS

Property tax history

+115.0%/yr

Latest (2025): $6,416 · +39.7% YoY. Source: county tax records.