5632 Sunrise Rd · Houston, TX 77021

$115,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 214 Days on market

Built 1950 6,250 sqft lot $131/sqft · 33% below area Est $172k · 33% under ↓ 15% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1-story, 2bed, 1bath home in Sunrise Place ready for you. May be sold with others, Ask about other homes in The White Portfolio. with MLS# 1990690, 24409647, 26696173, 49038010, 59916271, 49999437, 7468649, 74766011, 75960757, 8783915

Key facts

• 6,250 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $35 ($418/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 $113k (1.7% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+2.2%/yr); 467 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 214 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.98% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $172,064
• List price: $115,000
• Delta: -33.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5023 Nassau Rd	0.69mi	2/1.0	1,001 (+14%)	14mo	$125,000	$125	33
5250 Cosby St	0.61mi	3/1.0 (+1)	1,005 (+14%)	16mo	$189,000	$188	29

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-17,297
• Equity at exit: $17,147

10-year hold

• IRR: -8.1%
• Equity multiple: 0.51×
• Total profit: $-15,756
• Equity at exit: $9,943

Cash invested: $32,200 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$603
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $35

Break-even live

Break-even rent $1,086

Max offer price $115,000

Occupancy floor 92%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5520 Griggs Rd Houston, TX	1.0	1.0	1003	$1,030	$1.03	24d	1	0.12mi
5600 Royal Palms St Unit 22 Houston, TX	1.0	1.0	560	$875	$1.56	43d	1	0.13mi
5610 Royal Palms St Houston, TX	2.0	1.0	900	$950	$1.06	24d	1	0.14mi
5610 Royal Palms St Houston, TX	1.0	1.0	560	$875	$1.56	43d	1	0.14mi
5514 Griggs Rd Unit 1047 Houston, TX	1.0	1.0	1003	$1,005	$1.00	11d	1	0.16mi
5514 Griggs Rd Houston, TX	1.0	1.0	1003	$935	$0.93	14d	1	0.22mi
5514 Griggs Rd Unit 1165 Houston, TX	1.0	1.0	1003	$962	$0.96	3d	1	0.23mi
5514 Griggs Rd Unit 5565 Houston, TX	1.0	1.0	1003	$935	$0.93	43d	1	0.23mi
5514 Griggs Rd Unit 1162 Houston, TX	1.0	1.0	1003	$965	$0.96	5d	1	0.23mi
5514 Griggs Rd Unit 5535 Houston, TX	1.0	1.0	1003	$1,004	$1.00	11d	1	0.23mi
5514 Griggs Rd Unit 324 Houston, TX	1.0	1.0	1003	$965	$0.96	7d	1	0.23mi
5514 Griggs Rd Unit 5535 Houston, TX	1.0	1.0	1003	$940	$0.94	14d	1	0.23mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	43d	1	0.70mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	43d	1	0.70mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	22d	1	0.70mi
5924 Schroeder Rd Houston, TX	1.0	1.0	800	$795	$0.99	24d	1	0.70mi
4977 Martin Luther King Blvd Houston, TX	1.0	1.0	630	$1,630	$2.59	43d	1	0.73mi
4977 Martin Luther King Blvd Houston, TX	1.0	1.0	630	$1,630	$2.59	22d	1	0.73mi
6030 Schroeder Rd Houston, TX	1.0	1.0	740	$850	$1.15	43d	1	0.75mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	43d	1	0.89mi
4722 Old Spanish Trl Unit B301 Houston, TX	2.0	2.0	1027	$1,695	$1.65	44d	1	0.98mi
3810 Weslow St Unit B Houston, TX	2.0	1.0	924	$1,149	$1.24	7d	1	1.16mi
3810 Weslow St Houston, TX	2.0	1.0	924	$1,449	$1.57	43d	1	1.16mi
6519 Sloan St #8 Houston, TX	1.0	1.0	650	$699	$1.08	7d	1	1.17mi
3852 Telephone Rd Houston, TX	1.0–3.0	1.0–2.0	911	$1,308	$1.43	1d	19	1.25mi
2801 Carrolton St Houston, TX	1.0–2.0	1.0	650	$849	$1.31	43d	2	1.26mi
2801 Carrolton St Houston, TX	1.0–2.0	1.0	650	$899	$1.38	1d	4	1.26mi
2518 Lidstone St #8 Houston, TX	1.0	1.0	550	$1,279	$2.33	43d	1	1.30mi
2606 Beatty St Unit 224 Houston, TX	2.0	1.5	700	$950	$1.36	24d	1	1.39mi
2606 Beatty St Houston, TX	2.0	1.0	700	$950	$1.36	24d	1	1.39mi
6705 Fairway Dr Houston, TX	1.0	1.0	550	$750	$1.36	13d	2	1.40mi
3040 Golfcrest Blvd Apt 11 Houston, TX	1.0	1.0	644	$745	$1.16	43d	1	1.42mi
3045 Golfcrest Blvd Houston, TX	1.0	1.0	550	$850	$1.55	43d	1	1.46mi

Listing history 13 events

1. 2026-06-18
   days on market $115,000 Active 214 DOM
2. 2026-06-17
   days on market $115,000 Active 213 DOM
3. 2026-06-16
   days on market $115,000 Active 212 DOM
4. 2026-06-15
   days on market $115,000 Active 211 DOM
5. 2026-06-13
   days on market $115,000 Active 209 DOM
6. 2026-06-10
   days on market $115,000 Active 205 DOM
7. 2026-06-08
   days on market $115,000 Active 204 DOM
8. 2026-06-07
   days on market $115,000 Active 203 DOM
9. 2026-06-04
   days on market $115,000 Active 200 DOM
10. 2026-05-31
    days on market $115,000 Active 197 DOM
11. 2026-03-24
    price $115,000 234-char remark

    Show marketing remark (234 chars)

    1-story, 2bed, 1bath home in Sunrise Place ready for you. May be sold with others, Ask about other homes in The White Portfolio. with MLS# 1990690, 24409647, 26696173, 49038010, 59916271, 49999437, 7468649, 74766011, 75960757, 8783915

12. 2025-11-15
    listed $135,000 Active 234-char remark

    Show marketing remark (234 chars)

    1-story, 2bed, 1bath home in Sunrise Place ready for you. May be sold with others, Ask about other homes in The White Portfolio. with MLS# 1990690, 24409647, 26696173, 49038010, 59916271, 49999437, 7468649, 74766011, 75960757, 8783915

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: $1,685 · $140/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$420/yr (+$35/mo · 24.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $13,559
• − Mortgage interest: −$6,442
• − Property taxes: −$1,685
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$3,345
• Taxable loss: −$1,455
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $767/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

-14.8% since first listed

3 events — show timeline

• 2026-03-24 Price Changed $115,000 HARMLS
• 2025-11-15 Listed $135,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,685 · +1.5% YoY. Source: county tax records.