5962 Southwind St · Houston, TX 77033

$159,900

3 bd · 1.0 ba · 1,263 sqft · SingleFamily public records · 34 Days on market

Built 1950 6,821 sqft lot $127/sqft · 7% above area Est $153k · at est. ↓ 9% since listing

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Why this score? — see what drove the C- 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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• ARV discount +5.6/15.0
• 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

Attention First Time Buyers and Investors! Come and see this Beautiful 3-bedroom, 2-bathroom home in an up-and-coming area. This is the perfect starter home or investment property. Home includes a spacious living area, beautiful kitchen with granite countertops, washer and dryer connections, ensuite primary bathroom with stand-up shower, gorgeous flooring, and more! The property is tenant-occupied, lease ends June 30, 2026. This beautiful home is also located very close to downtown and medical center. Do not pass up the opportunity to own this gem, schedule your showing today!

Key facts

• Stand-up shower
• Spacious living area
• Gorgeous flooring

Tags

• SPACIOUS LIVING AREA
• GRANITE COUNTERTOPS
• ENSUITE PRIMARY BATHROOM
• STAND-UP SHOWER
• GORGEOUS FLOORING
• CLOSE TO DOWNTOWN

Property features AI

Finance

• Other: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (First level entry)
• Construction: Wood siding; Composition roof; Slab foundation; Built in 1950
• Exterior features: Private yard; Partial fencing; Located in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Kitchen (First level, 10 x 11)
• Bedrooms: Primary bedroom (First level, 14 x 12); Bedroom (First level, 11 x 11); Bedroom (First level, 10 x 10)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Primary bathroom (First level, 8 x 6)
• Heating & cooling: Central heating (Gas); Central electric air conditioning
• Interior features: Granite counters; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 338 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $1,740/mo this rent would consume 55% 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($155k) 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.09% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (median comp): $153,380
• List price: $159,900
• Delta: 4.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5835 Kenilwood Dr	0.37mi	3/1.0	1,275 (+1%)	2mo	$108,000	$85	79
5810 Southgood St	0.48mi	3/1.0	1,223 (-3%)	4mo	$116,000	$95	70
5823 Southgood St	0.46mi	3/2.0	1,300 (+3%)	1mo	$217,900	$168	69
5831 Lyndhurst Dr	0.55mi	3/1.0	1,212 (-4%)	2mo	$105,000	$87	66
5938 Southlark St	0.52mi	3/2.5	1,329 (+5%)	1mo	$195,000	$147	60
5951 Willow Glen Dr	0.34mi	2/1.0 (-1)	1,112 (-12%)	1mo	$105,000	$94	58
5707 Lyndhurst Dr	0.65mi	3/2.0	1,329 (+5%)	1mo	$200,000	$150	56
7609 Saint Lo Rd	0.61mi	3/2.0	1,350 (+7%)	1mo	$185,000	$137	56
5962 Belcrest St	0.72mi	3/2.0	1,172 (-7%)	2mo	$175,000	$149	49
7713 St Lo Rd	0.66mi	3/2.0	1,151 (-9%)	4mo	$199,900	$174	47
5318 Longmeadow St	0.74mi	3/1.0	1,138 (-10%)	3mo	$125,000	$110	46
6174 Kenilwood Dr	0.66mi	4/2.0 (+1)	1,431 (+13%)	4mo	$230,000	$161	35

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,995
• Equity at exit: $23,842

10-year hold

• IRR: 8.9%
• Equity multiple: 1.76×
• Total profit: $33,844
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$839
• Tax from tax record: −$226 /mo · $2,717/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $243

Break-even live

Break-even rent $1,432

Max offer price $159,900

Occupancy floor 81%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	44d	1	0.15mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	44d	1	0.45mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	44d	1	0.75mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	44d	1	0.78mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	44d	1	0.78mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	0.80mi
5317 Chennault Rd Unit A Houston, TX	3.0	2.5	1608	$1,999	$1.24	44d	1	0.82mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	15d	1	0.85mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	24d	1	1.00mi
6419 Belarbor St Houston, TX	3.0	1.0	1240	$1,425	$1.15	44d	1	1.07mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	1.12mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	44d	1	1.13mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	44d	1	1.15mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	1.16mi
5514 Griggs Rd Unit 422 Houston, TX	2.0	2.0	1322	$1,190	$0.90	8d	1	1.31mi
5514 Griggs Rd Unit 5571 Houston, TX	2.0	2.0	1322	$1,214	$0.92	11d	1	1.31mi
5514 Griggs Rd Unit 2162 Houston, TX	2.0	2.0	1322	$1,190	$0.90	5d	1	1.31mi
5514 Griggs Rd Unit 2187 Houston, TX	2.0	2.0	1322	$1,182	$0.89	3d	1	1.31mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	14d	1	1.32mi
5514 Griggs Rd Houston, TX	2.0	2.0	1322	$1,210	$0.92	44d	1	1.32mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,214	$0.92	3d	1	1.38mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,225	$0.93	11d	1	1.38mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	22d	1	1.40mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	44d	1	1.40mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	44d	1	1.44mi
6418 Hirondel St Houston, TX	3.0	2.0	1602	$1,999	$1.25	44d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   status $159,900 Pending 34 DOM
2. 2026-06-18
   days on market $159,900 Active 34 DOM
3. 2026-06-17
   days on market $159,900 Active 33 DOM
4. 2026-06-16
   days on market $159,900 Active 32 DOM
5. 2026-06-15
   days on market $159,900 Active 31 DOM
6. 2026-06-13
   days on market $159,900 Active 29 DOM
7. 2026-06-10
   days on market $159,900 Active 25 DOM
8. 2026-06-08
   days on market $159,900 Active 24 DOM
9. 2026-06-07
   days on market $159,900 Active 23 DOM
10. 2026-06-04
    days on market $159,900 Active 20 DOM
11. 2026-06-02
    price $159,900 Active 17 DOM
12. 2026-06-01
    days on market $169,900 Active 17 DOM
13. 2026-05-31
    days on market $169,900 Active 16 DOM
14. 2026-05-15
    listed $174,900 Active 583-char remark
15. 2022-02-28
    soldstatus
16. 2022-01-28
    soldstatus
17. 2004-05-07
    soldstatus
18. 2004-05-07
    soldstatus
19. 1988-04-10
    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: $2,717 · $226/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$209/yr (+$17/mo · 7.7%)

ⓘ 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) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $20,880
• − Mortgage interest: −$8,957
• − Property taxes: −$2,717
• − Insurance: −$800
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$4,652
• Taxable income: $414
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $2,817/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

-8.6% since first listed

8 events — show timeline

• 2026-06-01 Price Changed $159,900 HARMLS
• 2026-05-21 Price Changed $169,900 HARMLS
• 2026-05-15 Listed $174,900 HARMLS
• 2022-02-28 Sold (Public Records) — Public Records
• 2022-01-28 Sold (Public Records) — Public Records
• 2004-05-07 Sold (Public Records) — Public Records
• 2004-05-07 Sold (Public Records) — Public Records
• 1988-04-10 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,717 · -7.0% YoY. Source: county tax records.