4921 Kashmere St · Houston, TX 77026

$109,500

2 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 21 Days on market

Built 1930 7,474 sqft lot $82/sqft · 18% below area Est $133k · 18% under ↓ 9% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

WHAT A DEAL! Large corner lot in Kashmere Gardens! Easy access to hwy 610 for commutes! This 2 bedroom 1 bath home has original hardwood floors, an open floorplan and a recent roof! Roof's age approx. 1 to 2 years old. Don't wait! Make your offer today!

Key facts

• Open floorplan
• Recent roof
• Corner lot

Tags

• CORNER LOT
• EASY ACCESS TO HWY 610
• ORIGINAL HARDWOOD FLOORS
• OPEN FLOORPLAN
• RECENT ROOF

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Built in 1930; Pillar/post/pier foundation
• Construction: Composition roof; Unknown exterior construction material
• Exterior features: Private yard; Corner lot; Asphalt road frontage

Interior

• Kitchen: Open kitchen integrated with family room
• Bedrooms: Primary bedroom on the first floor (12 x 11); Second bedroom on the first floor (10 x 11); Two total rooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window-unit heating; Window-unit cooling
• Interior features: Kitchen/family room combo; Tub with shower; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-7 ($-89/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (1.2% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

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: Kashmere Gardens El (math 2% / reading 12%, grade F, #4,307 of 4,322 statewide, top 100%, 355 students, 98% FRL); Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% 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 13% at this address vs 31% district-wide (-18 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 rising (+3.1%/yr); 445 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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).

Forward outlook

• In year one you build about $5k of equity ($757 loan paydown + $4k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.1% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: flood insurance adds $427/mo; built in 1930 — 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,857 (1.5% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.41% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 5.9

CMA / ARV

• ARV (median comp): $133,488
• List price: $109,500
• Delta: -17.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4921 Kashmere St	0.00mi	2/1.0	1,332 (0%)	0mo	$109,500	$82	100
4603 Wayne St	0.25mi	2/1.0	1,218 (-9%)	19mo	$159,000	$131	58
4315 Fairbanks St	0.31mi	2/1.5	1,465 (+10%)	14mo	$100,000	$68	55
4814 Caplin St	0.59mi	3/2.0 (+1)	1,212 (-9%)	7mo	$180,000	$149	42
3409 Lebadie St	0.61mi	3/2.0 (+1)	1,388 (+4%)	17mo	$250,000	$180	41
4114 Sayers St	0.64mi	3/2.0 (+1)	1,248 (-6%)	18mo	$120,000	$96	36
5015 Caplin St	0.75mi	3/1.0 (+1)	1,137 (-15%)	1mo	$170,000	$150	35
3407 Coal St	0.68mi	3/2.0 (+1)	1,410 (+6%)	21mo	$215,000	$152	32
4506 Russell St	0.54mi	3/2.0 (+1)	1,184 (-11%)	19mo	$205,000	$173	31

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

Projected returns pro-forma

3.89% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.60×
• Total profit: $18,413
• Equity at exit: $54,833

10-year hold

• IRR: 12.0%
• Equity multiple: 2.98×
• Total profit: $60,571
• Equity at exit: $89,142

Cash invested: $30,660 (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 77026

• Home prices YoY: 1.5%
• Rents YoY: 3.1%
• Active inventory: 445
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$574
• Tax from tax record: −$179 /mo · $2,143/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-7

Break-even live

Break-even rent $1,551

Max offer price $108,184

Occupancy floor 95%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5414 Pardee St Houston, TX	3.0	2.0	1100	$1,500	$1.36	43d	1	0.46mi
4711 Sayers St Unit A Houston, TX	2.0	1.0	1200	$1,650	$1.38	43d	1	0.50mi
5435 Pardee St Houston, TX	2.0	1.0	1634	$1,000	$0.61	43d	1	0.54mi
4030 Reid St Houston, TX	3.0	2.0	1680	$2,000	$1.19	43d	1	0.73mi
4626 Shreveport Blvd Unit B Houston, TX	3.0	2.0	1150	$1,490	$1.30	13d	1	0.97mi
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	43d	1	1.00mi
6315 Sandra St Unit A Houston, TX	3.0	2.0	1150	$1,399	$1.22	43d	1	1.01mi
3910 Woolworth St Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.02mi
3812 Lynnfield St Houston, TX	3.0	2.0	1298	$1,545	$1.19	5d	1	1.12mi
3810 Lynnfield St Houston, TX	3.0	2.0	1298	$1,599	$1.23	14d	1	1.13mi
3802 Dabney St Houston, TX	1.0–2.0	1.0	825	$990	$1.20	43d	2	1.15mi
3802 Dabney St Houston, TX	2.0	1.0	910	$875	$0.96	2d	1	1.15mi
3107 Melbourne St Houston, TX	3.0	1.0	956	$1,500	$1.57	43d	1	1.23mi
2516 Ivy St Houston, TX	3.0	1.0	1200	$1,500	$1.25	43d	1	1.33mi
5124 Gold St Unit B Houston, TX	3.0	2.5	1650	$1,895	$1.15	43d	1	1.40mi
2704 Sam Wilson St Unit 1391353P Houston, TX	2.0	2.0	1001	$1,916	$1.91	7d	1	1.45mi

Listing history 13 events

1. 2026-05-16
   status Pending 258-char remark
2. 2026-05-11
   status Pending 258-char remark
3. 2026-04-24
   listed $109,500 Active 258-char remark
4. 2026-04-24
   status Active
5. 2025-12-31
   historical
6. 2025-11-08
   status Pending
7. 2025-09-30
   price $109,500
8. 2025-08-29
   listed $119,900 Active
9. 2024-12-02
   soldstatus
10. 2024-11-12
    soldstatus
11. 2022-08-30
    soldstatus
12. 2018-04-25
    soldstatus
13. 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: $2,143 · $179/mo
• Projected year-2 tax: $2,143 · $179/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 AE · 97% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,495
• − Mortgage interest: −$6,134
• − Property taxes: −$2,143
• − Insurance: −$5,666
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$3,185
• Taxable loss: −$1,593
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $293/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): 21,981
• Household income: $39,211
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1531.0

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · 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: ▲ 3.89%
• Current HPI: 267.5995
• Rent YoY: ▲ 3.08%
• 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

-8.7% since first listed

14 events — show timeline

• 2026-06-08 Sold (MLS) — HARMLS
• 2026-05-16 Pending — HARMLS
• 2026-05-11 Pending — HARMLS
• 2026-04-24 Listed $109,500 HARMLS
• 2026-04-24 Relisted — HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-11-08 Pending — HARMLS
• 2025-09-30 Price Changed $109,500 HARMLS
• 2025-08-29 Listed $119,900 HARMLS
• 2024-12-02 Sold (Public Records) — Public Records
• 2024-11-12 Sold (Public Records) — Public Records
• 2022-08-30 Sold (Public Records) — Public Records
• 2018-04-25 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,143 · +11.7% YoY. Source: county tax records.