5818 Schevers St · Houston, TX 77033

$210,000

3 bd · 1.5 ba · 1,299 sqft · SingleFamily public records · 49 Days on market

Built 1956 6,865 sqft lot $162/sqft · 55% above area Est $214k · at est.

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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 +11.0/30.0
• ARV discount +8.3/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location in Edgewood Terrace! Located close to Hwy 288 and 610 with great access to the Texas Medical Center, downtown Houston, several Universities and Hobby Airport! This home is being sold "As Is" with a lot of potential. Expected to go fast, submit your offer. MULTIPLE OFFERS RECEIVED, PLEASE SUBMIT YOUR BEST OFFER.

Key facts

• New construction
• Full remodels
• 6,865 sq ft lot

Tags

• NEW CONSTRUCTION
• FULL REMODELS
• INCOME PRODUCING ASSET

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Built in 1956; Slab foundation; Composition roof; Construction materials: Unknown
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Seven bedrooms on the first floor, each approximately 11x11; Primary bedroom on the first floor, approximately 13x11
• Bathrooms: Four full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Eight total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (18.1% below list).
• Recommended offer: $172k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Sterling H S (math 16% / reading 27%, grade F, #1,377 of 1,632 statewide, top 85%, 1,421 students, 92% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 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 (+5.5%/yr); 338 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,720/mo this rent would consume 54% 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 $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 49 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $171,955 (18.1% 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 49 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $213,886
• List price: $210,000
• Delta: -1.82%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5842 Beldart St	0.39mi	3/2.0	1,185 (-9%)	1mo	$194,700	$164	64
5879 Belneath St	0.49mi	3/1.0	1,200 (-8%)	1mo	$95,000	$79	62
5822 Beldart St	0.39mi	4/2.0 (+1)	1,200 (-8%)	2mo	$217,000	$181	61
9211 Vinearbor St	0.54mi	3/1.0	1,192 (-8%)	1mo	$179,900	$151	58
5639 Westover St	0.67mi	4/2.0 (+1)	1,289 (-1%)	3mo	$230,000	$178	58
5234 Wilmington St	0.66mi	3/1.0	1,230 (-5%)	1mo	$76,500	$62	57
8918 Vinearbor St	0.47mi	4/3.0 (+1)	1,400 (+8%)	3mo	$239,900	$171	52
5602 Beldart St	0.65mi	3/1.5	1,173 (-10%)	3mo	$160,000	$136	51
5711 Belmark St	0.63mi	3/1.0	1,429 (+10%)	3mo	$86,000	$60	49
5962 Belcrest St	0.69mi	3/2.0	1,172 (-10%)	2mo	$175,000	$149	48
5774 Belarbor St	0.65mi	3/1.0	1,150 (-12%)	4mo	$89,000	$77	45
5879 Belcrest St	0.64mi	3/2.0	1,485 (+14%)	0mo	$199,000	$134	44

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: -16.5%
• Equity multiple: 0.40×
• Total profit: $-35,190
• Equity at exit: $31,312

10-year hold

• IRR: -4.4%
• Equity multiple: 0.68×
• Total profit: $-18,930
• Equity at exit: $18,157

Cash invested: $58,800 (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: 338
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$256 /mo · $3,077/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-87

Break-even live

Break-even rent $1,829

Max offer price $194,675

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	43d	1	0.54mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	43d	1	0.64mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	13d	1	0.76mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	43d	1	0.87mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	14d	1	0.88mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	20d	1	0.99mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	43d	1	1.00mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	24d	1	1.03mi
10902 Faircroft Dr Houston, TX	3.0	1.0	1308	$1,480	$1.13	43d	1	1.05mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	43d	1	1.13mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	12d	1	1.14mi
6418 Hirondel St Houston, TX	3.0	2.0	1602	$1,999	$1.25	43d	1	1.17mi
6419 Belarbor St Houston, TX	3.0	1.0	1240	$1,425	$1.15	43d	1	1.22mi
5426 Greylog Dr Houston, TX	3.0	2.0	1205	$1,750	$1.45	24d	1	1.24mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	43d	1	1.26mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	24d	1	1.27mi
6103 El Granate Dr Houston, TX	3.0	3.0	1755	$1,585	$0.90	24d	1	1.28mi
6107 El Granate Dr Houston, TX	3.0	2.0	1192	$1,000	$0.84	5d	1	1.29mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	43d	1	1.36mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	43d	1	1.39mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	5d	1	1.41mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	43d	1	1.46mi
5602 Selinsky Rd Unit 2047 Houston, TX	2.0	2.0	1062	$1,113	$1.05	2d	1	1.49mi
5602 Selinsky Rd Unit 3047 Houston, TX	3.0	2.0	1167	$1,324	$1.13	10d	1	1.49mi
5602 Selinsky Rd Unit 2187 Houston, TX	2.0	2.0	1062	$1,081	$1.02	2d	1	1.49mi
5602 Selinsky Rd Unit 3187 Houston, TX	3.0	2.0	1167	$1,281	$1.10	2d	1	1.49mi
5602 Selinsky Rd Unit 421 Houston, TX	2.0	2.0	1062	$1,089	$1.03	5d	1	1.49mi
5602 Selinsky Rd Unit 510 Houston, TX	3.0	2.0	1167	$1,313	$1.13	10d	1	1.49mi
5602 Selinsky Rd Unit 5659 Houston, TX	2.0	2.0	1062	$1,113	$1.05	10d	1	1.49mi
5602 Selinsky Rd Unit 422 Houston, TX	2.0	2.0	1062	$1,089	$1.03	7d	1	1.49mi

Listing history 18 events

1. 2026-06-15
   days on market $210,000 Pending 49 DOM
2. 2026-06-13
   days on market $210,000 Pending 47 DOM
3. 2026-06-10
   days on market $210,000 Pending 43 DOM
4. 2026-06-08
   statusdays on market $210,000 Pending 42 DOM
5. 2026-06-07
   days on market $210,000 Active 41 DOM
6. 2026-06-04
   days on market $210,000 Active 38 DOM
7. 2026-06-01
   days on market $210,000 Active 35 DOM
8. 2026-05-31
   days on market $210,000 Active 34 DOM
9. 2026-04-27
   listed $225,000 Active 799-char remark
10. 2025-02-08
    historical $655
11. 2025-02-06
    listed $655
12. 2024-09-10
    historical $1,895
13. 2024-08-08
    listed $1,895
14. 2019-10-03
    soldstatus
15. 2019-09-27
    soldstatus Sold 337-char remark

    Show marketing remark (337 chars)

    Great location in Edgewood Terrace! Located close to Hwy 288 and 610 with great access to the Texas Medical Center, downtown Houston, several Universities and Hobby Airport! This home is being sold "As Is" with a lot of potential. Expected to go fast, submit your offer. MULTIPLE OFFERS RECEIVED, PLEASE SUBMIT YOUR BEST OFFER.

16. 2019-09-06
    status Pending 337-char remark

    Show marketing remark (337 chars)

    Great location in Edgewood Terrace! Located close to Hwy 288 and 610 with great access to the Texas Medical Center, downtown Houston, several Universities and Hobby Airport! This home is being sold "As Is" with a lot of potential. Expected to go fast, submit your offer. MULTIPLE OFFERS RECEIVED, PLEASE SUBMIT YOUR BEST OFFER.

17. 2019-09-04
    listed $80,000 Active 337-char remark

    Show marketing remark (337 chars)

    Great location in Edgewood Terrace! Located close to Hwy 288 and 610 with great access to the Texas Medical Center, downtown Houston, several Universities and Hobby Airport! This home is being sold "As Is" with a lot of potential. Expected to go fast, submit your offer. MULTIPLE OFFERS RECEIVED, PLEASE SUBMIT YOUR BEST OFFER.

18. 1996-03-20
    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: $3,077 · $256/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$766/yr (+$64/mo · 24.9%)

ⓘ 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 2/10 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: $20,635
• − Mortgage interest: −$11,763
• − Property taxes: −$3,077
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$6,109
• Taxable loss: −$4,667
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $79/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

+162.5% since first listed

13 events — show timeline

• 2026-06-15 Pending — HARMLS
• 2026-06-08 Pending — HARMLS
• 2026-05-21 Price Changed $210,000 HARMLS
• 2026-04-27 Listed $225,000 HARMLS
• 2025-02-08 Rental Removed $655 ZUMPER1
• 2025-02-06 Listed for Rent $655 ZUMPER1
• 2024-09-10 Rental Removed $1,895 HARMLS
• 2024-08-08 Listed for Rent $1,895 HARMLS
• 2019-10-03 Sold (Public Records) — Public Records
• 2019-09-27 Sold (MLS) — HARMLS
• 2019-09-06 Pending — HARMLS
• 2019-09-04 Listed $80,000 HARMLS
• 1996-03-20 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,077 · +9.6% YoY. Source: county tax records.