4629 Wild Indigo St #589 · Houston, TX 77027

$95,000

1 bd · 1.0 ba · 767 sqft · Condo public records · 55 Days on market

Built 1970 $124/sqft · 16% below area Est $114k · 16% under $403/mo HOA · 30% of rent ↓ 14% 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).

• ARV discount +14.9/15.0
• Cash flow +9.8/30.0
• 1% rule +9.1/10.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 1-bedroom, 1-bath rare corner unit in the desirable Greenway–Upper Kirby area, featuring an open-concept layout and abundant natural light throughout. Updated in 2020, this home showcases laminate flooring, stainless steel appliances, and a convenient in-unit washer and dryer. Additional highlights include double-pane windows and a TRANE HVAC system (2018) for energy efficiency and comfort. The HOA covers electricity, water, and basic cable for added value. Located within a gated community offering two pools and onsite laundry facilities. This unit also includes one covered, assigned parking space in the garage. Ideally situated near The Galleria and the Texas Medical Center, providing easy access to premier shopping, dining, and major employment hubs.

Key facts

• Laminate flooring
• Natural light
• Corner unit

Tags

• CORNER UNIT
• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT
• LAMINATE FLOORING
• STAINLESS STEEL APPLIANCES
• IN-UNIT WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (23.7% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $73k (23.7% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: School At St George Place (math 34% / reading 46%, grade F, #1,514 of 4,322 statewide, top 36%, 782 students, 55% FRL); Lanier Middle (math 73% / reading 82%, grade A+, #27 of 1,662 statewide, top 2%, 1,434 students, 29% FRL); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 44% FRL vs 71% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 56% at this address vs 31% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.4%/yr); 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 16% of the median local income ($104k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 30% of rent.
• Climate carrying-cost: major flood risk; 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 $72,528 (23.7% 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 55 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 5.9

CMA / ARV

• ARV (median comp): $113,650
• List price: $95,000
• Delta: -16.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.6%
• Equity multiple: -0.02×
• Total profit: $-27,082
• Equity at exit: $14,165

10-year hold

• IRR: -88.6%
• Equity multiple: -0.80×
• Total profit: $-47,804
• Equity at exit: $8,214

Cash invested: $26,600 (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 77027

• Rents YoY: -1.4%
• Active inventory: 187
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$498
• Tax from tax record: −$180 /mo · $2,160/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$403
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-127

Break-even live

Break-even rent $1,503

Max offer price $72,528

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-100	+0% $-127	+5% $-154	+10% $-181
Rent	-10% $-233	-5% $-180	+0% $-127	+5% $-74	+10% $-21
Rate	-1.0pp $-79	-0.5pp $-103	base $-127	+0.5pp $-152	+1.0pp $-177

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4641 Wild Indigo St Houston, TX	1.0–2.0	1.0–2.0	767	$949	$1.24	26d	3	0.05mi
4848 Pin Oak Park Houston, TX	1.0	1.0	600	$1,198	$2.00	14d	1	0.33mi
4848 Pin Oak Park Unit 325 Houston, TX	1.0	1.0	600	$1,249	$2.08	0d	1	0.33mi
4848 Pin Oak Park Unit 1162 Houston, TX	1.0	1.0	600	$1,209	$2.02	7d	1	0.33mi
4848 Pin Oak Park Apt 324 Houston, TX	1.0	1.0	600	$1,209	$2.02	9d	1	0.33mi
4848 Pin Oak Park Unit 4869 Houston, TX	1.0	1.0	600	$1,248	$2.08	13d	1	0.33mi
4848 Pin Oak Park Unit 4863 Houston, TX	1.0	1.0	600	$1,220	$2.03	16d	1	0.33mi
4858 Westpark Dr Houston, TX	1.0	1.0	759	$1,347	$1.77	26d	1	0.41mi
4748 Merwin St Houston, TX	1.0	1.0	617	$1,200	$1.94	26d	1	0.43mi
4807 Pin Oak Park Houston, TX	1.0–2.0	1.0–2.0	941	$1,206	$1.28	1d	27	0.43mi
4804 Merwin St Unit 4804 05 Houston, TX	1.0	1.0	718	$1,000	$1.39	26d	1	0.44mi
4822 Merwin St Unit 4822 06 Houston, TX	1.0	1.0	617	$1,200	$1.94	26d	1	0.45mi
4822 Merwin St Unit 4822 08 Houston, TX	1.0	1.0	617	$1,150	$1.86	26d	1	0.45mi
4822 Merwin St Unit 4822 11 Houston, TX	1.0	1.0	617	$1,000	$1.62	26d	1	0.45mi
5454 Newcastle Dr Unit VBA1 Houston, TX	1.0	1.0	769	$1,222	$1.59	7d	1	0.45mi
5454 Newcastle Dr Houston, TX	1.0–2.0	1.0–2.0	1081	$1,016	$0.94	0d	105	0.46mi
4854 Pin Oak Park Bellaire, TX	1.0	1.0	986	$1,371	$1.39	26d	1	0.46mi
3501 Vossdale Rd Houston, TX	1.0	1.0	670	$1,539	$2.30	14d	1	0.48mi
4106 Southwest Fwy Houston, TX	2.0	2.0	1092	$1,705	$1.56	45d	1	0.51mi
5335 West Loop S Houston, TX	1.0	1.0	769	$1,222	$1.59	20d	1	0.53mi
4100 Southwest Fwy Unit 1174 Houston, TX	1.0	1.0	754	$1,478	$1.96	13d	1	0.55mi
4100 Southwest Fwy Apt 324 Houston, TX	1.0	1.0	754	$1,438	$1.91	9d	1	0.55mi
4100 Southwest Fwy Unit 4115 Houston, TX	1.0	1.0	748	$1,489	$1.99	16d	1	0.55mi
4100 Southwest Fwy Unit 1187 Houston, TX	1.0	1.0	754	$1,478	$1.96	0d	1	0.55mi
4100 Southwest Fwy Unit 4115 Houston, TX	1.0	1.0	754	$1,477	$1.96	13d	1	0.55mi
4100 Southwest Fwy Unit 1162 Houston, TX	1.0	1.0	754	$1,438	$1.91	7d	1	0.55mi
3137 West Loop S Houston, TX	1.0	1.0	719	$1,490	$2.07	26d	1	0.56mi
5102 Academy St Unit 11 Houston, TX	1.0	1.0	620	$1,495	$2.41	9d	1	0.56mi
3131 West Loop S Houston, TX	2.0	1.0–2.0	933	$1,678	$1.80	0d	32	0.56mi
5210 Weslayan St Unit B104 Houston, TX	1.0	1.0	882	$1,650	$1.87	45d	1	0.58mi
4100 Freeway Houston, TX	1.0–2.0	1.0–2.0	968	$1,320	$1.36	0d	22	0.58mi
4544 Sunburst St Bellaire, TX	1.0	1.0	631	$1,076	$1.71	26d	1	0.58mi
4041 Drake St #116 Houston, TX	1.0	1.0	570	$1,150	$2.02	16d	1	0.59mi
5200 Weslayan St Houston, TX	2.0	1.0	1020	$2,700	$2.65	5d	1	0.61mi
4010 Southwest Fwy Houston, TX	1.0	1.0	1116	$1,925	$1.72	45d	1	0.61mi
3100 Post Oak Blvd Houston, TX	2.0	1.0–2.0	971	$2,026	$2.09	0d	25	0.66mi
3363 McCue Rd Houston, TX	1.0–3.0	1.0–2.0	1026	$1,155	$1.13	0d	17	0.69mi
3323 McCue Rd Houston, TX	1.0–3.0	1.0–2.0	1029	$1,093	$1.06	1d	46	0.74mi
5000 Hidalgo St Houston, TX	2.0	1.0	944	$1,379	$1.46	26d	1	0.74mi
3360 McCue Rd Houston, TX	1.0–2.0	1.0–2.5	902	$1,745	$1.93	1d	37	0.77mi

HOA detail condo

• Monthly dues: $403 · $4,836/yr
• Likely covers: waterelectriccablepoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-19
   status Pending 778-char remark

   Show marketing remark (778 chars)

   Renovated 1-bedroom, 1-bath rare corner unit in the desirable Greenway–Upper Kirby area, featuring an open-concept layout and abundant natural light throughout. Updated in 2020, this home showcases laminate flooring, stainless steel appliances, and a convenient in-unit washer and dryer. Additional highlights include double-pane windows and a TRANE HVAC system (2018) for energy efficiency and comfort. The HOA covers electricity, water, and basic cable for added value. Located within a gated community offering two pools and onsite laundry facilities. This unit also includes one covered, assigned parking space in the garage. Ideally situated near The Galleria and the Texas Medical Center, providing easy access to premier shopping, dining, and major employment hubs.

2. 2026-05-08
   price $95,000 778-char remark

   Show marketing remark (778 chars)

   Renovated 1-bedroom, 1-bath rare corner unit in the desirable Greenway–Upper Kirby area, featuring an open-concept layout and abundant natural light throughout. Updated in 2020, this home showcases laminate flooring, stainless steel appliances, and a convenient in-unit washer and dryer. Additional highlights include double-pane windows and a TRANE HVAC system (2018) for energy efficiency and comfort. The HOA covers electricity, water, and basic cable for added value. Located within a gated community offering two pools and onsite laundry facilities. This unit also includes one covered, assigned parking space in the garage. Ideally situated near The Galleria and the Texas Medical Center, providing easy access to premier shopping, dining, and major employment hubs.

3. 2026-04-14
   price $99,500 778-char remark

   Show marketing remark (778 chars)

   Renovated 1-bedroom, 1-bath rare corner unit in the desirable Greenway–Upper Kirby area, featuring an open-concept layout and abundant natural light throughout. Updated in 2020, this home showcases laminate flooring, stainless steel appliances, and a convenient in-unit washer and dryer. Additional highlights include double-pane windows and a TRANE HVAC system (2018) for energy efficiency and comfort. The HOA covers electricity, water, and basic cable for added value. Located within a gated community offering two pools and onsite laundry facilities. This unit also includes one covered, assigned parking space in the garage. Ideally situated near The Galleria and the Texas Medical Center, providing easy access to premier shopping, dining, and major employment hubs.

4. 2026-04-01
   listed $110,000 Active 778-char remark

   Show marketing remark (778 chars)

   Renovated 1-bedroom, 1-bath rare corner unit in the desirable Greenway–Upper Kirby area, featuring an open-concept layout and abundant natural light throughout. Updated in 2020, this home showcases laminate flooring, stainless steel appliances, and a convenient in-unit washer and dryer. Additional highlights include double-pane windows and a TRANE HVAC system (2018) for energy efficiency and comfort. The HOA covers electricity, water, and basic cable for added value. Located within a gated community offering two pools and onsite laundry facilities. This unit also includes one covered, assigned parking space in the garage. Ideally situated near The Galleria and the Texas Medical Center, providing easy access to premier shopping, dining, and major employment hubs.

5. 1988-01-01
   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: $2,160 · $180/mo
• Projected year-2 tax: $2,160 · $180/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 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $16,101
• − Mortgage interest: −$5,321
• − Property taxes: −$2,160
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − HOA: −$4,836
• − Depreciation: −$2,764
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $-848/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): 20,317
• Household income: $103,812
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 1336.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 14% Asian 10% Black 10%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 75% English-only · Spanish 12% Chinese 3% Other Indo-European 2%

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: ▼ -156.66%
• Current HPI: 232.8691
• Rent YoY: ▼ -1.43%
• 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

-13.6% since first listed

5 events — show timeline

• 2026-05-19 Pending — HARMLS
• 2026-05-08 Price Changed $95,000 HARMLS
• 2026-04-14 Price Changed $99,500 HARMLS
• 2026-04-01 Listed $110,000 HARMLS
• 1988-01-01 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,160 · -0.4% YoY. Source: county tax records.