4833 Alvin St · Houston, TX 77033

$165,000

3 bd · 1.0 ba · 1,294 sqft · SingleFamily public records · 327 Days on market

Built 1952 7,318 sqft lot $128/sqft · 11% below area Est $186k · 11% under

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +12.5/15.0
• DSCR +9.8/10.0
• 1% rule +7.7/10.0
• 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 property features central HVAC and benefits from a long-term lease secured through May 2027, providing investors with stable cash flow. Recent upgrades include a kitchen remodel and underground plumbing replacement (2022), hot water heater replacement (2025), and a bathroom remodel (2023). Core exterior and electrical systems were addressed in 2014, including new siding, windows, exterior paint, and electrical wiring. Condition & Value-Add: The roof requires repair, and landscaping presents an opportunity to enhance curb appeal. With major systems and interior spaces largely updated, remaining improvements are targeted and discretionary, aimed at maximizing future appreciation and maintaining long-term durability. Perfect for institutional investor.

Key facts

• Central hvac
• New siding
• Bathroom remodel

Tags

• CENTRAL HVAC
• KITCHEN REMODEL
• HOT WATER HEATER REPLACEMENT
• BATHROOM REMODEL
• NEW SIDING
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $2,095/mo this rent would consume 66% 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 $5k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 327 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $45k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 327 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $185,723
• List price: $165,000
• Delta: -11.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4821 Alvin St	0.03mi	3/2.0	1,307 (+1%)	4mo	$174,000	$133	90
4737 Alvin St	0.16mi	3/1.0	1,216 (-6%)	4mo	$95,000	$78	79
8838 Delilah St	0.22mi	3/1.0	1,382 (+7%)	6mo	$119,999	$87	73
4813 Larkspur St	0.19mi	3/2.0	1,224 (-5%)	7mo	$175,000	$143	72
8126 Marcy Dr	0.29mi	4/2.0 (+1)	1,240 (-4%)	1mo	$195,000	$157	70
4842 Larkspur St	0.21mi	4/2.0 (+1)	1,200 (-7%)	2mo	$200,000	$167	67
4918 Carmen St	0.52mi	3/2.0	1,258 (-3%)	1mo	$213,000	$169	66
5103 Northridge Dr	0.54mi	4/2.0 (+1)	1,370 (+6%)	3mo	$195,900	$143	54
9413 Arden Ct	0.66mi	3/1.0	1,440 (+11%)	1mo	$214,900	$149	50
5123 Willow Glen Dr	0.66mi	3/1.0	1,450 (+12%)	0mo	$99,497	$69	49
5602 Beldart St	0.68mi	3/1.5	1,173 (-9%)	3mo	$160,000	$136	48
4402 Phlox St	0.73mi	3/2.0	1,436 (+11%)	5mo	$239,999	$167	39

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: 5.7%
• Equity multiple: 1.23×
• Total profit: $10,591
• Equity at exit: $24,602

10-year hold

• IRR: 17.3%
• Equity multiple: 2.59×
• Total profit: $73,410
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$865
• Tax from tax record: −$218 /mo · $2,620/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $502

Break-even live

Break-even rent $1,459

Max offer price $165,000

Occupancy floor 71%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	5d	1	0.33mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	0.38mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	0.48mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	0.48mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	24d	1	0.53mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	44d	1	0.53mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	0.54mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	14d	1	0.56mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	24d	1	0.57mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	0.57mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	0.58mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	0.58mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	44d	1	0.64mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	44d	1	0.69mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	0.70mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	13d	1	0.70mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	0.70mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	24d	1	0.71mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	44d	1	0.71mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	17d	1	0.72mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	13d	1	0.72mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	15d	1	0.73mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	44d	1	0.85mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.94mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	44d	1	1.01mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,355	$3.92	2d	1	1.01mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	44d	1	1.03mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	44d	1	1.04mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	44d	1	1.28mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	1.30mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	3d	1	1.31mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	20d	1	1.32mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	21d	1	1.45mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	21d	1	1.45mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	44d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $165,000 Active 327 DOM
2. 2026-06-17
   days on market $165,000 Active 326 DOM
3. 2026-06-16
   days on market $165,000 Active 325 DOM
4. 2026-06-15
   days on market $165,000 Active 324 DOM
5. 2026-06-13
   days on market $165,000 Active 322 DOM
6. 2026-06-10
   days on market $165,000 Active 318 DOM
7. 2026-06-08
   days on market $165,000 Active 317 DOM
8. 2026-06-07
   days on market $165,000 Active 316 DOM
9. 2026-06-04
   days on market $165,000 Active 313 DOM
10. 2026-06-01
    days on market $165,000 Active 310 DOM
11. 2026-05-31
    days on market $165,000 Active 309 DOM
12. 2026-05-01
    status Active 773-char remark

    Show marketing remark (773 chars)

    This property features central HVAC and benefits from a long-term lease secured through May 2027, providing investors with stable cash flow. Recent upgrades include a kitchen remodel and underground plumbing replacement (2022), hot water heater replacement (2025), and a bathroom remodel (2023). Core exterior and electrical systems were addressed in 2014, including new siding, windows, exterior paint, and electrical wiring. Condition & Value-Add: The roof requires repair, and landscaping presents an opportunity to enhance curb appeal. With major systems and interior spaces largely updated, remaining improvements are targeted and discretionary, aimed at maximizing future appreciation and maintaining long-term durability. Perfect for institutional investor.

13. 2026-04-30
    historical 773-char remark

    Show marketing remark (773 chars)

    This property features central HVAC and benefits from a long-term lease secured through May 2027, providing investors with stable cash flow. Recent upgrades include a kitchen remodel and underground plumbing replacement (2022), hot water heater replacement (2025), and a bathroom remodel (2023). Core exterior and electrical systems were addressed in 2014, including new siding, windows, exterior paint, and electrical wiring. Condition & Value-Add: The roof requires repair, and landscaping presents an opportunity to enhance curb appeal. With major systems and interior spaces largely updated, remaining improvements are targeted and discretionary, aimed at maximizing future appreciation and maintaining long-term durability. Perfect for institutional investor.

14. 2025-11-04
    price $165,000 773-char remark

    Show marketing remark (773 chars)

    This property features central HVAC and benefits from a long-term lease secured through May 2027, providing investors with stable cash flow. Recent upgrades include a kitchen remodel and underground plumbing replacement (2022), hot water heater replacement (2025), and a bathroom remodel (2023). Core exterior and electrical systems were addressed in 2014, including new siding, windows, exterior paint, and electrical wiring. Condition & Value-Add: The roof requires repair, and landscaping presents an opportunity to enhance curb appeal. With major systems and interior spaces largely updated, remaining improvements are targeted and discretionary, aimed at maximizing future appreciation and maintaining long-term durability. Perfect for institutional investor.

15. 2025-10-01
    price $185,000 773-char remark

    Show marketing remark (773 chars)

    This property features central HVAC and benefits from a long-term lease secured through May 2027, providing investors with stable cash flow. Recent upgrades include a kitchen remodel and underground plumbing replacement (2022), hot water heater replacement (2025), and a bathroom remodel (2023). Core exterior and electrical systems were addressed in 2014, including new siding, windows, exterior paint, and electrical wiring. Condition & Value-Add: The roof requires repair, and landscaping presents an opportunity to enhance curb appeal. With major systems and interior spaces largely updated, remaining improvements are targeted and discretionary, aimed at maximizing future appreciation and maintaining long-term durability. Perfect for institutional investor.

16. 2025-07-25
    listed $210,000 Active 773-char remark

    Show marketing remark (773 chars)

    This property features central HVAC and benefits from a long-term lease secured through May 2027, providing investors with stable cash flow. Recent upgrades include a kitchen remodel and underground plumbing replacement (2022), hot water heater replacement (2025), and a bathroom remodel (2023). Core exterior and electrical systems were addressed in 2014, including new siding, windows, exterior paint, and electrical wiring. Condition & Value-Add: The roof requires repair, and landscaping presents an opportunity to enhance curb appeal. With major systems and interior spaces largely updated, remaining improvements are targeted and discretionary, aimed at maximizing future appreciation and maintaining long-term durability. Perfect for institutional investor.

17. 2022-09-29
    soldstatus
18. 2007-08-15
    historical
19. 2007-05-01
    listed $64,990
20. 2000-07-31
    soldstatus
21. 2000-07-27
    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: $2,620 · $218/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$400/yr (+$33/mo · 15.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% 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: $25,135
• − Mortgage interest: −$9,243
• − Property taxes: −$2,620
• − Insurance: −$825
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$4,800
• Taxable income: $3,627
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $5,159/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

+153.9% since first listed

10 events — show timeline

• 2026-05-01 Relisted — HARMLS
• 2026-04-30 Listing Removed — HARMLS
• 2025-11-04 Price Changed $165,000 HARMLS
• 2025-10-01 Price Changed $185,000 HARMLS
• 2025-07-25 Listed $210,000 HARMLS
• 2022-09-29 Sold (Public Records) — Public Records
• 2007-08-15 Listing Removed — HARMLS
• 2007-05-01 Listed $64,990 HARMLS
• 2000-07-31 Sold (Public Records) — Public Records
• 2000-07-27 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,620 · +1.6% YoY. Source: county tax records.