5874 Westover St · Houston, TX 77033

$130,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 151 Days on market

Built 1950 6,298 sqft lot $139/sqft · 15% above area Est $145k · 10% under ↓ 16% 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).

• Cash flow +21.0/30.0
• ARV discount +12.1/15.0
• DSCR +6.7/10.0
• 1% rule +6.1/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A LOVELY STARTER HOME LOCATED CLOSE TO THE TEXAS MED CENTER AND DOWNTOWN HOUSTON. QUIET STREET. LARGE BACKYARD. NEW ROOF AND HARDWOOD FLOORS.

Key facts

• Large backyard
• New roof
• Hardwood floors

Tags

• LARGE BACKYARD
• NEW ROOF
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (33.0% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $87k (33.0% below list) — sets the bar for cash-flow.
• Cap rate 8.0% 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 fast (+5.5%/yr); 338 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,449/mo this rent would consume 46% 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 $899 of loan paydown is wiped out by about $4k 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 151 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,047 (33.0% 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 151 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (median comp): $144,815
• List price: $130,000
• Delta: -10.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5915 Beldart St	0.10mi	3/1.0	969 (+4%)	14mo	$120,000	$124	77
5774 Belmark St	0.26mi	2/1.0 (-1)	936 (0%)	11mo	$70,000	$75	74
5939 Belcrest St	0.19mi	3/1.5	806 (-14%)	9mo	$160,000	$199	58
6038 Belcrest St	0.45mi	2/1.0 (-1)	1,026 (+10%)	2mo	$148,000	$144	56
5622 Beldart St	0.64mi	2/1.0 (-1)	1,002 (+7%)	1mo	$120,000	$120	52
6003 Beldart St	0.34mi	3/1.0	1,072 (+14%)	11mo	$149,995	$140	50
6162 Beldart St	0.69mi	3/1.5	1,018 (+9%)	2mo	$190,995	$188	50
6003 Belneath St	0.34mi	3/1.0	1,050 (+12%)	17mo	$109,900	$105	50
5934 Longmeadow St	0.68mi	2/1.0 (-1)	1,017 (+9%)	3mo	$104,900	$103	46
6038 Glenhurst Dr	0.52mi	2/1.0 (-1)	840 (-10%)	10mo	$69,000	$82	46
8130 Sharondale Dr	0.73mi	3/1.0	862 (-8%)	18mo	$110,000	$128	38

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: -25.5%
• Equity multiple: 0.11×
• Total profit: $-32,569
• Equity at exit: $19,383

10-year hold

• IRR: -12.3%
• Equity multiple: 0.14×
• Total profit: $-31,199
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$682
• Tax from tax record: −$226 /mo · $2,707/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-243

Break-even live

Break-even rent $1,757

Max offer price $87,047

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	43d	1	0.97mi
5042 Mallow St Houston, TX	2.0	1.0	672	$995	$1.48	5d	1	1.09mi
5038 Carmen St Apt 1 Houston, TX	2.0	1.0	672	$1,095	$1.63	2d	1	1.18mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	43d	1	1.22mi
5010 Carmen St Houston, TX	2.0	1.0	672	$1,095	$1.63	43d	1	1.22mi
4923 Paula St Apt 2 Houston, TX	2.0	1.0	672	$1,095	$1.63	2d	1	1.34mi

Listing history 6 events

1. 2026-06-01
   days on market $130,000 Active 151 DOM
2. 2026-05-31
   days on market $130,000 Active 150 DOM
3. 2026-05-16
   price $130,000 149-char remark

   Show marketing remark (149 chars)

   THIS IS A LOVELY STARTER HOME LOCATED CLOSE TO THE TEXAS MED CENTER AND DOWNTOWN HOUSTON. QUIET STREET. LARGE BACKYARD. NEW ROOF AND HARDWOOD FLOORS.

4. 2026-02-17
   price $140,000 149-char remark

   Show marketing remark (149 chars)

   THIS IS A LOVELY STARTER HOME LOCATED CLOSE TO THE TEXAS MED CENTER AND DOWNTOWN HOUSTON. QUIET STREET. LARGE BACKYARD. NEW ROOF AND HARDWOOD FLOORS.

5. 2026-01-01
   listed $155,000 Active 149-char remark

   Show marketing remark (149 chars)

   THIS IS A LOVELY STARTER HOME LOCATED CLOSE TO THE TEXAS MED CENTER AND DOWNTOWN HOUSTON. QUIET STREET. LARGE BACKYARD. NEW ROOF AND HARDWOOD FLOORS.

6. 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: $2,707 · $226/mo
• Projected year-2 tax: $2,707 · $226/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 21 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: $17,391
• − Mortgage interest: −$7,282
• − Property taxes: −$2,707
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$3,782
• Taxable loss: −$4,931
• Est. tax savings @ 24.0%: +$1,184
• After-tax cash flow: $-1,734/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

-16.1% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $130,000 HARMLS
• 2026-02-17 Price Changed $140,000 HARMLS
• 2026-01-01 Listed $155,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,707 · -0.0% YoY. Source: county tax records.