6633 Avenue N · Houston, TX 77011

$199,000

3 bd · 1.5 ba · 1,316 sqft · SingleFamily public records · 149 Days on market

Built 1930 5,797 sqft lot $151/sqft · 15% below area Est $234k · 15% under ↓ 7% since listing

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Why this score? — see what drove the C- 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 +14.3/15.0
• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

This is Your Perfect Opportunity to Remodel this 3 Bedroom, 1 Bath Home in the Highly Desired East End area. A Fully Fenced Home on a 5,800 SF Lot with an Attached Carport that Fits Multiple Vehicles. This Home Features Wood Floors in the Living Room, Large Kitchen and Laundry area nearby. Settled in between I45 and I10, the convenience is only 10 minutes away either way. Only a 12 minute Drive to Downtown Houston. And, Close to UH Main, Stadiums, Theater, and More!

Key facts

• Fully fenced home
• Attached carport
• Wood floors

Tags

• FULLY FENCED HOME
• LARGE KITCHEN
• WOOD FLOORS
• ATTACHED CARPORT
• CONVENIENCE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.0% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.1% 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 soft (-2.9%/yr); 161 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 42% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $175,046 (12.0% 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 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.88% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 9.5

CMA / ARV

• ARV (median comp): $234,207
• List price: $199,000
• Delta: -15.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6718 Avenue L	0.19mi	2/2.0 (-1)	1,332 (+1%)	7mo	$314,990	$236	76
6605 Avenue L	0.12mi	3/2.0	1,328 (+1%)	19mo	$279,500	$210	75
6515 Avenue F	0.41mi	3/2.0	1,228 (-7%)	5mo	$285,000	$232	64
6809 Sherman St	0.56mi	3/2.5	1,350 (+3%)	2mo	$335,000	$248	63
6602 Avenue F	0.43mi	2/2.0 (-1)	1,200 (-9%)	5mo	$289,000	$241	54
6526 Sherman St	0.53mi	2/1.5 (-1)	1,217 (-8%)	9mo	$265,950	$219	50
7002 Avenue O	0.48mi	2/1.0 (-1)	1,142 (-13%)	1mo	$165,000	$144	48
118 Caylor St	0.58mi	3/2.0	1,140 (-13%)	20mo	$239,999	$211	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.71×
• Total profit: $95,209
• Equity at exit: $179,275

10-year hold

• IRR: 18.6%
• Equity multiple: 5.99×
• Total profit: $277,819
• Equity at exit: $386,613

Cash invested: $55,720 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$384 /mo · $4,612/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-128

Break-even live

Break-even rent $1,912

Max offer price $176,392

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-72	+0% $-128	+5% $-184	+10% $-241
Rent	-10% $-266	-5% $-197	+0% $-128	+5% $-59	+10% $10
Rate	-1.0pp $-28	-0.5pp $-77	base $-128	+0.5pp $-180	+1.0pp $-232

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$3,466	$2.81	3d	2	0.56mi
7043 Avenue L Houston, TX	3.0	2.0	999	$1,845	$1.85	44d	1	0.61mi
5601 Canal St Unit 2148 Houston, TX	2.0	2.0	943	$1,570	$1.66	0d	1	0.67mi
5601 Canal St Unit 424 Houston, TX	2.0	2.0	943	$1,540	$1.63	8d	1	0.67mi
5601 Canal St Unit 2174 Houston, TX	2.0	2.0	943	$1,575	$1.67	12d	1	0.67mi
5601 Canal St Unit 5658 Houston, TX	2.0	2.0	943	$1,564	$1.66	11d	1	0.69mi
217 N 72nd St Houston, TX	2.0	2.0	1017	$1,525	$1.50	44d	1	0.93mi
7250 Avenue C Houston, TX	1.0–3.0	1.0–2.0	886	$1,680	$1.90	0d	15	1.00mi
5504 Texas St Unit 1514810P Houston, TX	3.0	2.5	1808	$7,026	$3.89	3d	1	1.02mi
5502 Texas St Unit 1514806P Houston, TX	3.0	2.5	1808	$7,216	$3.99	8d	1	1.02mi
7310 Sherman St Houston, TX	1.0–3.0	1.0–2.0	879	$1,499	$1.71	0d	11	1.10mi
7334 Texas St Houston, TX	3.0	2.0	1782	$2,200	$1.23	44d	1	1.20mi
6526 Jamail Dr Houston, TX	2.0	2.0	1025	$1,449	$1.41	44d	1	1.22mi
6520 Jamail Dr Houston, TX	1.0–2.0	1.0–2.0	903	$1,529	$1.69	0d	6	1.23mi
956 Villa De Matel Rd Houston, TX	2.0	1.0	928	$1,039	$1.12	22d	1	1.26mi
956 Villa De Matel Rd Houston, TX	2.0	1.0	928	$1,039	$1.12	25d	1	1.26mi
960 Villa De Matel Rd Houston, TX	2.0	1.0	1056	$1,129	$1.07	25d	1	1.27mi
5121 Polk St Unit 1 Houston, TX	2.0	1.0	1300	$1,600	$1.23	25d	1	1.33mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,199	$0.86	25d	1	1.38mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,982	$1.42	44d	1	1.38mi
1010 S Wayside Dr Unit 402 Houston, TX	2.0	2.0	950	$1,659	$1.75	44d	1	1.38mi
1016 S Wayside Dr Houston, TX	3.0	2.0	1021	$1,425	$1.40	44d	1	1.40mi
2 Jenkins St Houston, TX	3.0	2.0	1242	$2,250	$1.81	44d	1	1.50mi

Listing history 5 events

1. 2026-05-19
   status Pending 475-char remark

   Show marketing remark (475 chars)

   This is Your Perfect Opportunity to Remodel this 3 Bedroom, 1 Bath Home in the Highly Desired East End area. A Fully Fenced Home on a 5,800 SF Lot with an Attached Carport that Fits Multiple Vehicles. This Home Features Wood Floors in the Living Room, Large Kitchen and Laundry area nearby. Settled in between I45 and I10, the convenience is only 10 minutes away either way. Only a 12 minute Drive to Downtown Houston. And, Close to UH Main, Stadiums, Theater, and More!

2. 2026-05-14
   status Pending 475-char remark

   Show marketing remark (475 chars)

   This is Your Perfect Opportunity to Remodel this 3 Bedroom, 1 Bath Home in the Highly Desired East End area. A Fully Fenced Home on a 5,800 SF Lot with an Attached Carport that Fits Multiple Vehicles. This Home Features Wood Floors in the Living Room, Large Kitchen and Laundry area nearby. Settled in between I45 and I10, the convenience is only 10 minutes away either way. Only a 12 minute Drive to Downtown Houston. And, Close to UH Main, Stadiums, Theater, and More!

3. 2026-01-26
   price $199,000 475-char remark

   Show marketing remark (475 chars)

   This is Your Perfect Opportunity to Remodel this 3 Bedroom, 1 Bath Home in the Highly Desired East End area. A Fully Fenced Home on a 5,800 SF Lot with an Attached Carport that Fits Multiple Vehicles. This Home Features Wood Floors in the Living Room, Large Kitchen and Laundry area nearby. Settled in between I45 and I10, the convenience is only 10 minutes away either way. Only a 12 minute Drive to Downtown Houston. And, Close to UH Main, Stadiums, Theater, and More!

4. 2025-12-15
   listed $215,000 Active 475-char remark

   Show marketing remark (475 chars)

   This is Your Perfect Opportunity to Remodel this 3 Bedroom, 1 Bath Home in the Highly Desired East End area. A Fully Fenced Home on a 5,800 SF Lot with an Attached Carport that Fits Multiple Vehicles. This Home Features Wood Floors in the Living Room, Large Kitchen and Laundry area nearby. Settled in between I45 and I10, the convenience is only 10 minutes away either way. Only a 12 minute Drive to Downtown Houston. And, Close to UH Main, Stadiums, Theater, and More!

5. 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: $4,612 · $384/mo
• Projected year-2 tax: $4,612 · $384/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) · 21% 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: $21,006
• − Mortgage interest: −$11,147
• − Property taxes: −$4,612
• − Insurance: −$995
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,789
• Taxable loss: −$4,899
• Est. tax savings @ 24.0%: +$1,176
• After-tax cash flow: $-360/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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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 Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

-7.4% since first listed

5 events — show timeline

• 2026-05-19 Pending — HARMLS
• 2026-05-14 Pending — HARMLS
• 2026-01-26 Price Changed $199,000 HARMLS
• 2025-12-15 Listed $215,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,612 · +6.3% YoY. Source: county tax records.