6115 Newquay St · Houston, TX 77085

$209,649

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 63 Days on market

Built 1962 7,200 sqft lot $137/sqft · 10% below area Est $233k · 10% under $4/mo HOA

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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).

• ARV discount +12.0/15.0
• Cash flow +10.6/30.0
• Appreciation +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 6115 Newquay St, where recent updates and a flexible layout cater to various lifestyles. This 1,526 sqft. brick home boasts 5 bedrooms and 2 bathrooms, with adaptable spaces for work, guests, or daily living. Improvements include new flooring and renovated kitchen and bathroom areas, providing a fresh, modern feel. The open-concept kitchen flows seamlessly into the main living area, creating a functional and inviting space. Outside, a spacious backyard and attached garage offer convenience and room to enjoy the outdoors. Conveniently located near US-90A and the Sam Houston Tollway, this home provides easy access to Houston destinations. Tenant-occupied. Contact the listing agent for details.

Key facts

• Recent updates
• Renovated bathroom
• Open-concept kitchen

Tags

• RECENT UPDATES
• FLEXIBLE LAYOUT
• NEW FLOORING
• RENOVATED KITCHEN
• RENOVATED BATHROOM
• OPEN-CONCEPT KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (13.0% below list).
• Recommended offer: $182k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 rising (+1.5%/yr); 37 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 63 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,310 (13.0% 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 63 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — 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: 0.87% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 9.6

CMA / ARV

• ARV (median comp): $232,964
• List price: $209,649
• Delta: -10.01%
• 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
6207 Mckinstry Blvd	0.15mi	3/2.0	1,509 (-1%)	5mo	$132,500	$88	87
5914 Newquay St	0.16mi	3/2.0	1,455 (-5%)	1mo	$229,500	$158	84
6403 Tiffany Dr	0.25mi	4/2.0 (+1)	1,526 (0%)	5mo	$246,000	$161	79
6219 Darlinghurst Dr	0.37mi	3/2.0	1,501 (-2%)	4mo	$219,950	$147	77
5634 Newquay St	0.47mi	3/2.0	1,516 (-1%)	5mo	$180,000	$119	73
6414 Heatherbloom Dr	0.44mi	4/2.0 (+1)	1,540 (+1%)	0mo	$229,000	$149	73
6242 Oakham St	0.45mi	3/2.0	1,563 (+2%)	6mo	$209,000	$134	70
6119 Mckinstry Blvd	0.16mi	4/2.0 (+1)	1,464 (-4%)	16mo	$235,000	$161	68
6102 Mckinstry Blvd	0.21mi	4/2.0 (+1)	1,405 (-8%)	9mo	$230,000	$164	65
6135 Heatherbrook Dr	0.23mi	3/2.0	1,724 (+13%)	9mo	$205,000	$119	60
5619 Newquay St	0.50mi	4/2.0 (+1)	1,643 (+8%)	1mo	$264,900	$161	58
6247 Oakham St	0.42mi	3/2.0	1,669 (+9%)	12mo	$200,000	$120	54

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

Projected returns pro-forma

-1.21% appreciation · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.54×
• Total profit: $-26,998
• Equity at exit: $48,452

10-year hold

• IRR: -5.5%
• Equity multiple: 0.54×
• Total profit: $-27,211
• Equity at exit: $49,065

Cash invested: $58,702 (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 77085

• Home prices YoY: -0.5%
• Rents YoY: 1.5%
• Active inventory: 37
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$1,099
• Tax from tax record: −$354 /mo · $4,243/yr
• Insurance: −$87
• HOA: −$4
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-104

Break-even live

Break-even rent $1,955

Max offer price $191,250

Occupancy floor —

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: $52,412
• Closing costs: $6,289
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5234 Jorns St Houston, TX	3.0	2.0	1274	$1,599	$1.26	22d	1	1.11mi
6406 Summer Ridge Dr Missouri City, TX	3.0	2.0	1624	$1,958	$1.21	3d	1	1.16mi
13960 Hillcroft St Unit 425 Houston, TX	2.0	2.0	1332	$1,540	$1.16	8d	1	1.20mi
13960 Hillcroft St Unit 2174 Houston, TX	2.0	2.0	1332	$1,532	$1.15	3d	1	1.20mi
13960 Hillcroft St Unit 14017 Houston, TX	2.0	2.0	1332	$1,540	$1.16	16d	1	1.20mi
13939 Hillcroft Ave Unit 13972 Houston, TX	3.0	2.0	1404	$2,164	$1.54	21d	1	1.23mi
13939 Hillcroft Ave Unit 13976 Houston, TX	2.0	2.0	1089	$1,703	$1.56	21d	1	1.23mi
13939 Hillcroft Ave Houston, TX	1.0–3.0	1.0–2.0	985	$2,254	$2.29	3d	22	1.23mi
6610 Rowell Ct Missouri City, TX	3.0	2.0	1753	$2,056	$1.17	5d	1	1.27mi
5721 Melanite Ave Houston, TX	3.0	1.5	1634	$1,481	$0.91	20d	1	1.28mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 14 events

1. 2026-06-18
   days on market $209,649 Active 63 DOM
2. 2026-06-17
   days on market $209,649 Active 62 DOM
3. 2026-06-16
   days on market $209,649 Active 61 DOM
4. 2026-06-15
   days on market $209,649 Active 60 DOM
5. 2026-06-13
   days on market $209,649 Active 58 DOM
6. 2026-06-10
   days on market $209,649 Active 54 DOM
7. 2026-06-08
   days on market $209,649 Active 53 DOM
8. 2026-06-07
   days on market $209,649 Active 52 DOM
9. 2026-06-04
   days on market $209,649 Active 49 DOM
10. 2026-06-01
    days on market $209,649 Active 46 DOM
11. 2026-05-31
    days on market $209,649 Active 45 DOM
12. 2026-04-16
    listed $209,649 Active 711-char remark

    Show marketing remark (711 chars)

    Welcome to 6115 Newquay St, where recent updates and a flexible layout cater to various lifestyles. This 1,526 sqft. brick home boasts 5 bedrooms and 2 bathrooms, with adaptable spaces for work, guests, or daily living. Improvements include new flooring and renovated kitchen and bathroom areas, providing a fresh, modern feel. The open-concept kitchen flows seamlessly into the main living area, creating a functional and inviting space. Outside, a spacious backyard and attached garage offer convenience and room to enjoy the outdoors. Conveniently located near US-90A and the Sam Houston Tollway, this home provides easy access to Houston destinations. Tenant-occupied. Contact the listing agent for details.

13. 2022-12-30
    soldstatus
14. 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: $4,243 · $354/mo
• Projected year-2 tax: $4,243 · $354/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $21,877
• − Mortgage interest: −$11,744
• − Property taxes: −$4,243
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$48
• − Depreciation: −$6,099
• Taxable loss: −$4,805
• Est. tax savings @ 24.0%: +$1,153
• After-tax cash flow: $-97/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): 16,513
• Household income: $68,470
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 519.0

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 Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Black 28% Two or more races 19% Native American 6% White 5% Asian 2%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Italian 1%
• Foreign-born: 32% · Canada, Vietnam, Dominican Republic
• Languages at home: 38% English-only · Spanish 57% Other Indo-European 1% Vietnamese 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: ▼ -1.21%
• Current HPI: 254.3084
• Rent YoY: ▲ 1.54%
• 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

3 events — show timeline

• 2026-04-16 Listed $209,649 HARMLS
• 2022-12-30 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,243 · +1.5% YoY. Source: county tax records.