6651 Crestmont St · Houston, TX 77033

$187,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 74 Days on market

Built 1950 6,973 sqft lot $124/sqft · 20% above area Est $156k · 20% over ↓ 7% 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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate Home with all new windows!!!Location is crucial in Real Estate, and this property is conveniently close to Houston's top spots like stadiums, colleges, restaurants and historical sites. Near the 610 freeway, public transportation is easily accessible. Situated on a corner lot with a spacious backyard, this home boasts all new windows and three bedrooms, with an extra room that can be utilized as an in-law suite or game room. Don't miss out on the chance to make this your new home - schedule a viewing today!

Key facts

• All new windows
• Spacious backyard
• Extra room

Tags

• CORNER LOT
• SPACIOUS BACKYARD
• ALL NEW WINDOWS
• EXTRA ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $179k (4.0% below list).
• Recommended offer: $176k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Kelso El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 397 students, 99% FRL); Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 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 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 347 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,795/mo this rent would consume 57% 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 74 days — a 6% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $175,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (median comp): $155,518
• List price: $187,000
• Delta: 20.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5911 Southurst St	0.11mi	4/2.0 (+1)	1,444 (-4%)	10mo	$220,000	$152	75
5978 Southmont St	0.24mi	4/2.5 (+1)	1,520 (+1%)	9mo	$240,000	$158	72
5938 Southlark St	0.11mi	3/2.5	1,329 (-12%)	1mo	$195,000	$147	72
6718 Crestridge St	0.39mi	3/1.0	1,464 (-3%)	5mo	$194,900	$133	69
5915 Southtown St	0.42mi	4/1.0 (+1)	1,472 (-2%)	4mo	$115,000	$78	64
6650 Crestridge St	0.32mi	4/2.0 (+1)	1,624 (+8%)	10mo	$175,000	$108	59
5823 Southgood St	0.41mi	3/2.0	1,300 (-14%)	1mo	$217,900	$168	57
5815 Pershing St	0.63mi	3/1.0	1,518 (+1%)	10mo	$80,000	$53	57
6116 Beekman Rd	0.63mi	3/2.0	1,566 (+4%)	9mo	$305,000	$195	56
6511 Beekman Rd	0.64mi	4/2.0 (+1)	1,480 (-2%)	10mo	$165,000	$111	54
6802 Crestridge St	0.44mi	4/2.0 (+1)	1,351 (-10%)	11mo	$167,500	$124	49
5259 Perry St	0.68mi	4/2.0 (+1)	1,400 (-7%)	7mo	$190,000	$136	46

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: -7.0%
• Equity multiple: 0.73×
• Total profit: $-13,919
• Equity at exit: $27,882

10-year hold

• IRR: 5.3%
• Equity multiple: 1.43×
• Total profit: $22,665
• Equity at exit: $16,168

Cash invested: $52,360 (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: 347
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$981
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $186

Break-even live

Break-even rent $1,559

Max offer price $187,000

Occupancy floor 85%

Sensitivity live

Price	-10% $292	-5% $239	+0% $186	+5% $133	+10% $80
Rent	-10% $44	-5% $115	+0% $186	+5% $257	+10% $328
Rate	-1.0pp $280	-0.5pp $234	base $186	+0.5pp $138	+1.0pp $88

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	46d	1	0.23mi
6850 Southbank St Unit A Houston, TX	3.0	3.0	2000	$2,200	$1.10	6d	1	0.44mi
6850 Southbank St Unit A Houston, TX	3.0	3.0	2000	$2,200	$1.10	7d	1	0.44mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	46d	1	0.48mi
5317 Chennault Rd Unit A Houston, TX	3.0	2.5	1608	$1,849	$1.15	1d	1	0.60mi
5514 Griggs Rd Unit 422 Houston, TX	2.0	2.0	1322	$1,190	$0.90	10d	1	0.69mi
5514 Griggs Rd Unit 2162 Houston, TX	2.0	2.0	1322	$1,190	$0.90	7d	1	0.69mi
5514 Griggs Rd Unit 5571 Houston, TX	2.0	2.0	1322	$1,214	$0.92	13d	1	0.69mi
5514 Griggs Rd Unit 2187 Houston, TX	2.0	2.0	1322	$1,225	$0.93	0d	1	0.69mi
5514 Griggs Rd Unit 2165 Houston, TX	2.0	2.0	1322	$1,215	$0.92	1d	1	0.69mi
5514 Griggs Rd Houston, TX	2.0	2.0	1322	$1,210	$0.92	46d	1	0.71mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,225	$0.93	13d	1	0.77mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,214	$0.92	5d	1	0.77mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	46d	1	0.78mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	24d	1	0.78mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	46d	1	0.91mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,790	$1.24	0d	1	0.94mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	1d	1	0.94mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	46d	1	1.01mi
5154 Griggs Rd Unit CAVE Houston, TX	2.0	2.0	1322	$1,420	$1.07	5d	1	1.06mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	46d	1	1.06mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	46d	1	1.07mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	46d	1	1.07mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	46d	1	1.16mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	1d	1	1.16mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	20d	1	1.17mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	46d	1	1.19mi
6109 Wayland St Houston, TX	4.0	2.0	1600	$1,595	$1.00	1d	1	1.25mi
3810 Weslow St Unit A Houston, TX	3.0	2.0	1517	$1,399	$0.92	4d	1	1.28mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	19d	1	1.33mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	46d	1	1.33mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	46d	1	1.34mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	26d	1	1.35mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	17d	1	1.35mi
6731 New York St Houston, TX	3.0	3.0	2211	$2,100	$0.95	46d	1	1.41mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	1d	1	1.41mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	1d	1	1.42mi
5101 Martin Luther King Blvd Unit MO54 Houston, TX	2.0	2.0	1322	$1,210	$0.92	14d	1	1.48mi
4907 Culmore Dr Houston, TX	4.0	2.0	1800	$2,700	$1.50	19d	1	1.49mi

Listing history 18 events

1. 2026-06-22
   days on market $187,000 Active 74 DOM
2. 2026-06-21
   days on market $187,000 Active 73 DOM
3. 2026-06-18
   days on market $187,000 Active 70 DOM
4. 2026-06-17
   days on market $187,000 Active 69 DOM
5. 2026-06-16
   days on market $187,000 Active 68 DOM
6. 2026-06-15
   days on market $187,000 Active 67 DOM
7. 2026-06-13
   days on market $187,000 Active 65 DOM
8. 2026-06-10
   days on market $187,000 Active 61 DOM
9. 2026-06-08
   days on market $187,000 Active 60 DOM
10. 2026-06-07
    days on market $187,000 Active 59 DOM
11. 2026-06-04
    days on market $187,000 Active 56 DOM
12. 2026-06-02
    price $187,000 Active 53 DOM
13. 2026-06-01
    days on market $195,000 Active 53 DOM
14. 2026-05-31
    days on market $195,000 Active 52 DOM
15. 2026-05-12
    price $195,000 523-char remark

    Show marketing remark (523 chars)

    Immaculate Home with all new windows!!!Location is crucial in Real Estate, and this property is conveniently close to Houston's top spots like stadiums, colleges, restaurants and historical sites. Near the 610 freeway, public transportation is easily accessible. Situated on a corner lot with a spacious backyard, this home boasts all new windows and three bedrooms, with an extra room that can be utilized as an in-law suite or game room. Don't miss out on the chance to make this your new home - schedule a viewing today!

16. 2026-04-20
    price $199,900 523-char remark

    Show marketing remark (523 chars)

    Immaculate Home with all new windows!!!Location is crucial in Real Estate, and this property is conveniently close to Houston's top spots like stadiums, colleges, restaurants and historical sites. Near the 610 freeway, public transportation is easily accessible. Situated on a corner lot with a spacious backyard, this home boasts all new windows and three bedrooms, with an extra room that can be utilized as an in-law suite or game room. Don't miss out on the chance to make this your new home - schedule a viewing today!

17. 2026-04-09
    listed $210,000 Active 523-char remark

    Show marketing remark (523 chars)

    Immaculate Home with all new windows!!!Location is crucial in Real Estate, and this property is conveniently close to Houston's top spots like stadiums, colleges, restaurants and historical sites. Near the 610 freeway, public transportation is easily accessible. Situated on a corner lot with a spacious backyard, this home boasts all new windows and three bedrooms, with an extra room that can be utilized as an in-law suite or game room. Don't miss out on the chance to make this your new home - schedule a viewing today!

18. 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: $2,075 · $173/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: +$1,347/yr (+$112/mo · 65.0%)

ⓘ 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) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $21,534
• − Mortgage interest: −$10,475
• − Property taxes: −$2,075
• − Insurance: −$935
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,440
• Taxable loss: −$836
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $2,435/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

-7.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $195,000 HARMLS
• 2026-04-20 Price Changed $199,900 HARMLS
• 2026-04-09 Listed $210,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,075 · +11.7% YoY. Source: county tax records.