6134 Guadalupe St · Houston, TX 77016

$169,900

3 bd · 1.5 ba · 1,022 sqft · SingleFamily public records · 1 Days on market

Built 1966 6,838 sqft lot Est $158k · 7% over ↓ 12% since listing

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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 +15.1/30.0
• Appreciation +9.3/10.0
• 1% rule +5.0/10.0
• DSCR +4.6/10.0
• ARV discount +4.2/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HURRY THIS HOME WILL NOT LAST LONG!!! Located just minutes away from Downtown Houston and Minute Maid Stadium. This home boasts a completely New Kitchen outfitted with granite countertops, New Stainless Steel Appliances & New Cabinetry. This fully renovated home features New HVAC, New Laminate Flooring through out, New Carpet in bedrooms along with Fresh Paint. This home showcases a open concept great for entertaining with a backyard ready for cookouts. Situated in a well established neighborhood this home is Move In Ready! Schedule your private tour today. Priced for a Quick Sale Make an Offer Today!

Key facts

• 6,838 sq ft lot
• Garage
• Built 1966

Property features AI

Finance

• Other: Owner is listing agent; Seller disclosure available
• HOA & community: Curbs in the community

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1966; Slab foundation; Composition roof
• Construction: Brick and wood siding exterior; Composition roof; Slab foundation; Year built: 1966
• Exterior features: Fenced backyard; Private yard; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal; Granite counters; Breakfast bar
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Granite counters; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $57 ($687/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (0.1% below list).
• Recommended offer: $170k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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: Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 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 flat; 372 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $169,667 (0.1% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $158,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6038 Guadalupe St	0.10mi	3/2.0	1,046 (+2%)	9mo	$195,000	$186	82
6406 Guadalupe St	0.20mi	3/1.0	1,036 (+1%)	6mo	$165,000	$159	81
6622 Cobalt St	0.41mi	3/1.0	1,048 (+2%)	1mo	$125,000	$119	73
11075 Spottswood Dr	0.51mi	3/1.5	995 (-3%)	4mo	$155,000	$156	68
11059 Vailview Dr	0.59mi	4/1.5 (+1)	1,025 (+0%)	4mo	$159,000	$155	64
6723 Leedale St	0.70mi	4/1.5 (+1)	1,025 (+0%)	3mo	$120,000	$117	59
11063 Vailview Dr	0.58mi	3/1.0	980 (-4%)	8mo	$159,900	$163	57
6618 Hopper Rd	0.49mi	3/1.0	929 (-9%)	5mo	$169,000	$182	56
6534 Mohawk St	0.52mi	3/1.0	936 (-8%)	5mo	$110,000	$118	55
11058 Vailview Dr	0.61mi	3/1.0	954 (-7%)	4mo	$140,000	$147	55
6535 Mohawk St	0.50mi	3/1.0	936 (-8%)	9mo	$118,000	$126	53
6315 Mardale Dr	0.48mi	3/1.0	894 (-12%)	5mo	$110,000	$123	50

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.61×
• Total profit: $76,584
• Equity at exit: $136,646

10-year hold

• IRR: 18.9%
• Equity multiple: 5.46×
• Total profit: $212,296
• Equity at exit: $278,797

Cash invested: $47,572 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$891
• Tax from tax record: −$321 /mo · $3,856/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $57

Break-even live

Break-even rent $1,624

Max offer price $169,900

Occupancy floor 92%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	22d	1	0.28mi
11435 Raincove Dr Unit A Houston, TX	3.0	1.0	1000	$1,345	$1.34	4d	1	0.28mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.47mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	5d	1	0.72mi
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	44d	1	0.76mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	19d	1	0.92mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	14d	1	1.27mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	8d	1	1.31mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	8d	1	1.39mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	44d	1	1.39mi

Listing history 2 events

1. 2026-06-18
   remarks 271-char remark
2. 2026-06-18
   listed $169,900 Active 1 DOM

ⓘ 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: $3,856 · $321/mo
• Projected year-2 tax: $3,856 · $321/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,360
• − Mortgage interest: −$9,517
• − Property taxes: −$3,856
• − Insurance: −$850
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$4,943
• Taxable loss: −$2,062
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $1,182/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

-11.7% since first listed

9 events — show timeline

• 2026-06-18 Listed $169,900 HARMLS
• 2025-11-03 Listing Removed — HARMLS
• 2025-05-27 Listed $220,000 HARMLS
• 2023-04-13 Sold (MLS) — HARMLS
• 2023-03-12 Pending — HARMLS
• 2023-03-04 Pending — HARMLS
• 2023-01-21 Listed $192,500 HARMLS
• 2022-08-30 Sold (Public Records) — Public Records
• 1990-01-01 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,856 · +11.7% YoY. Source: county tax records.