628 Bomar St · Houston, TX 77006

$525,000

3 bd · 3.0 ba · 2,873 sqft · SingleFamily public records · 14 Days on market

Built 2004 2,082 sqft lot $183/sqft · 21% below area Est $668k · 21% under $100/mo HOA · 2% of rent

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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 +17.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.4/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 628 Bomar Street, a Montrose treasure blending timeless charm with thoughtful modern updates just minutes from downtown. Golden wood floors, abundant natural light, and sweeping skyline views create a warm, inviting atmosphere from the moment you enter. The open living and dining areas flow seamlessly into a beautifully refreshed kitchen featuring updated flooring, a new designer faucet, and top-of-the-line Bosch appliances. Step onto the private balcony for quiet mornings with coffee or evenings under the city lights. Recent improvements offer peace of mind, including fresh stucco and exterior paint, a new AC system, a new electrical panel, freshly painted garage, new kitchen fl

Key facts

• Golden wood floors
• Private balcony
• Fresh stucco

Tags

• GOLDEN WOOD FLOORS
• PRIVATE BALCONY
• PREMIUM HOME THEATER
• UPDATED FLOORING
• NEW DESIGNER FAUCET
• FRESH STUCCO

Property features AI

Finance

• HOA & community: Stanford Court HOA; Annual association fee of $1,200; Community curbs and gutters

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2004; Pillar/post/pier and slab foundation; Composition roof
• Construction: Stucco construction
• Exterior features: Balcony; Sprinkler/irrigation system; Concrete road surface

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Garbage disposal; Built-in oven; Refrigerator
• Bedrooms: Primary bedroom located on fourth level (approx. 14.11 x 18.1); Bedroom on fourth level (approx. 13.2 x 13.5); Bedroom on first level (approx. 12.3 x 14.1)
• Flooring: Carpet; Tile; Travertine; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air; Electric cooling; Attic fan
• Interior features: High ceilings; Kitchen island; Primary bathroom (bath in primary bedroom); Pantry; Soaking tub; Separate shower in primary bath; Vanity; Ceiling fans; Combined living/dining area; One fireplace; Total of 11 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Cap rate 7.2% 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: Wharton K-8 Dual Language Academy (math 38% / reading 50%, grade F, #1,243 of 4,322 statewide, top 29%, 627 students, 45% FRL); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 47% FRL vs 71% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 48% at this address vs 31% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.3%/yr); 264 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $5,762/mo this rent would consume 65% of the median local household income ($107k/yr) (locally 1688% 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 $4k of loan paydown is wiped out by about $16k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 22y ago 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: property tax is 2.5% of price.
• Climate carrying-cost: 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 $525,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.10% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 7.6

CMA / ARV

• ARV (median comp): $668,243
• List price: $525,000
• Delta: -21.44%
• 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
628 Bomar St	0.00mi	3/3.5	2,873 (0%)	1mo	$525,000	$183	98
1110 Peden St Unit C	0.27mi	3/3.5	2,862 (-0%)	1mo	$859,900	$300	84
2407 Waugh Dr	0.45mi	4/3.0 (+1)	2,880 (+0%)	2mo	$1,095,000	$380	72
1306 Crocker St	0.26mi	3/3.5	3,138 (+9%)	1mo	$1,489,900	$475	70
2716 Baldwin St	0.52mi	3/3.5	2,955 (+3%)	0mo	$645,000	$218	69
2614 Stanford St	0.40mi	4/3.5 (+1)	2,784 (-3%)	1mo	$1,050,000	$377	68
602 W Clay St	0.28mi	4/3.5 (+1)	3,100 (+8%)	0mo	$989,900	$319	66
1515 Hyde Park Blvd Blvd #6	0.60mi	3/3.5	2,813 (-2%)	1mo	$567,200	$202	66
608 Stanford St Unit B	0.57mi	2/3.0 (-1)	2,822 (-2%)	1mo	$755,200	$268	64
1311 Peden St	0.46mi	3/3.0	2,604 (-9%)	1mo	$895,000	$344	62
1209 Bomar St	0.34mi	4/2.0 (+1)	2,564 (-11%)	1mo	$649,000	$253	56
1545 Haddon St	0.72mi	3/3.5	2,506 (-13%)	2mo	$729,000	$291	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.48×
• Total profit: $-77,117
• Equity at exit: $78,279

10-year hold

• IRR: -13.8%
• Equity multiple: 0.32×
• Total profit: $-99,258
• Equity at exit: $45,392

Cash invested: $147,000 (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 77006

• Rents YoY: -1.3%
• Active inventory: 264
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $5,762 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$1,096 /mo · $13,157/yr
• Insurance: −$219
• HOA: −$100
• Vacancy / Maint / Mgmt: −$1,210
• Net cashflow: $383

Break-even live

Break-even rent $5,276

Max offer price $525,000

Occupancy floor 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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Bomar St Houston, TX	3.0	3.5	2688	$5,300	$1.97	21d	1	0.15mi
414 Hyde Park Blvd Houston, TX	3.0	3.5	2300	$5,400	$2.35	5d	1	0.32mi
1118 Columbus St Unit A Houston, TX	3.0	3.5	2338	$3,000	$1.28	43d	1	0.34mi
1211 Marconi St Houston, TX	4.0	3.5	3020	$4,500	$1.49	43d	1	0.35mi
1326 Fairview Ave Houston, TX	3.0	3.0	2176	$3,250	$1.49	43d	1	0.44mi
710 Stanford St Houston, TX	3.0	4.0	2438	$3,490	$1.43	43d	1	0.48mi
2205 Commonwealth St Houston, TX	4.0	4.0	2513	$3,300	$1.31	43d	1	0.53mi
420 Hawthorne St Houston, TX	4.0	2.0	2230	$3,373	$1.51	43d	1	0.70mi
3411 Yoakum Blvd Unit 510 Houston, TX	3.0	2.0	3110	$12,304	$3.96	10d	1	0.74mi
3411 Yoakum Blvd Unit 3165 Houston, TX	3.0	2.0	3110	$12,272	$3.95	2d	1	0.74mi
3131 Memorial Ct Houston, TX	2.0	1.0–2.5	1336	$3,418	$2.56	1d	32	0.83mi
1501 Hawthorne St Houston, TX	2.0	1.0	3341	$1,525	$0.46	43d	1	0.88mi
3300 Main St Unit 3165 Houston, TX	3.0	2.0	2861	$7,461	$2.61	2d	1	1.00mi
3300 Main St Unit 3333 Houston, TX	3.0	2.0	2861	$7,493	$2.62	10d	1	1.00mi
1924 Fairview Ave Houston, TX	3.0	3.5	2830	$9,750	$3.45	43d	1	1.04mi
2323 Woodhead St Unit 1019542P Houston, TX	3.0	3.5	2820	$15,722	$5.58	24d	1	1.05mi
811 Buffalo Park Dr Unit 3187 Houston, TX	3.0	2.0	3632	$15,392	$4.24	2d	1	1.05mi
811 Buffalo Park Dr Unit 844 Houston, TX	3.0	2.0	3632	$14,913	$4.11	13d	1	1.05mi
811 Buffalo Park Dr Unit 510 Houston, TX	3.0	2.0	3632	$15,424	$4.25	10d	1	1.05mi
1027 Gross St Houston, TX	4.0	3.5	3035	$5,800	$1.91	43d	1	1.08mi
1958 W Gray St Unit 1991 Houston, TX	3.0	2.0	3206	$15,050	$4.69	10d	1	1.08mi
1958 W Gray St Unit 3165 Houston, TX	3.0	2.0	3206	$15,018	$4.68	2d	1	1.08mi
707 Marston St Unit 510 Houston, TX	3.0	2.0	2310	$12,482	$5.40	2d	1	1.14mi
4001 Fannin St Houston, TX	3.0	1.0–3.0	1536	$3,158	$2.06	3d	16	1.25mi
2024 Welch St Houston, TX	3.0	4.0	2294	$2,800	$1.22	43d	1	1.26mi
2721 Austin St Houston, TX	3.0	4.0	2607	$3,000	$1.15	24d	1	1.26mi
2416 La Branch St Houston, TX	3.0	4.0	2540	$2,900	$1.14	43d	1	1.31mi
2809 Crawford St Houston, TX	2.0	2.0	1928	$2,600	$1.35	43d	1	1.39mi
3010 Chenevert St Unit 1019638P Houston, TX	3.0	3.5	3196	$7,988	$2.50	7d	1	1.47mi
3010 Chenevert St Unit 3010 Houston, TX	3.0	3.5	3203	$8,000	$2.50	43d	1	1.47mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: electric

Listing history 50 events

1. 2026-05-14
   listed $525,000 Active 950-char remark
2. 2026-05-14
   historical
3. 2026-04-07
   listed $550,000 Active
4. 2026-04-07
   historical
5. 2026-03-12
   price $550,000
6. 2026-02-13
   status Active
7. 2026-01-29
   status Pending
8. 2026-01-15
   status Pending
9. 2026-01-13
   price $560,000
10. 2026-01-13
    historical
11. 2025-11-25
    price $550,000
12. 2025-10-27
    listed $575,000 Active
13. 2025-10-27
    historical
14. 2025-09-17
    listed $600,000 Active
15. 2025-09-04
    historical
16. 2025-07-29
    listed $729,000 Active
17. 2025-07-29
    historical
18. 2025-05-31
    price $749,000
19. 2025-05-13
    listed $749,999 Active
20. 2023-01-30
    soldstatus
21. 2023-01-27
    soldstatus Sold
22. 2023-01-17
    status Pending
23. 2022-12-09
    price $490,000
24. 2022-11-13
    status Active
25. 2022-11-09
    status Option Pending
26. 2022-10-11
    price $499,000
27. 2022-09-21
    price $515,000
28. 2022-08-18
    listed $539,000 Active
29. 2021-12-13
    historical
30. 2021-10-07
    price $529,000
31. 2021-06-24
    price $539,000
32. 2021-04-27
    listed $549,000 Active
33. 2020-06-22
    historical
34. 2020-05-13
    price $499,000
35. 2020-02-01
    listed $599,000 Active
36. 2020-01-31
    historical
37. 2020-01-26
    price $599,000
38. 2019-11-06
    listed $625,000 Active
39. 2014-07-24
    historical
40. 2014-07-02
    listed $569,000 Active
41. 2012-07-06
    soldstatus
42. 2012-06-27
    soldstatus
43. 2012-06-21
    historical
44. 2012-05-13
    listed $379,900
45. 2011-03-17
    historical
46. 2010-05-07
    listed $375,000
47. 2009-05-29
    historical
48. 2009-05-11
    listed $449,000
49. 2008-07-31
    historical
50. 2007-11-28
    listed $449,000

ⓘ 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: $13,157 · $1,096/mo
• Projected year-2 tax: $13,157 · $1,096/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $69,141
• − Mortgage interest: −$29,408
• − Property taxes: −$13,157
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,531
• − Management: −$5,531
• − HOA: −$1,200
• − Depreciation: −$15,273
• Taxable loss: −$3,585
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $5,462/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): 24,892
• Household income: $106,533
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 1688.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 16% Two or more races 12% Asian 9% Black 8%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 12% Other Indo-European 3% Chinese 2%

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: ▼ -273.34%
• Current HPI: 204.0321
• Rent YoY: ▼ -1.29%
• 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

+27.0% since first listed

56 events — show timeline

• 2026-06-03 Sold (Public Records) — Public Records
• 2026-06-03 Sold (MLS) — HARMLS
• 2026-05-29 Pending — HARMLS
• 2026-05-20 Pending — HARMLS
• 2026-05-14 Listing Removed — HARMLS
• 2026-05-14 Listed $525,000 HARMLS
• 2026-04-07 Listing Removed — HARMLS
• 2026-04-07 Listed $550,000 HARMLS
• 2026-03-12 Price Changed $550,000 HARMLS
• 2026-02-13 Relisted — HARMLS
• 2026-01-29 Pending — HARMLS
• 2026-01-15 Pending — HARMLS
• 2026-01-13 Listing Removed — HARMLS
• 2026-01-13 Price Changed $560,000 HARMLS
• 2025-11-25 Price Changed $550,000 HARMLS
• 2025-10-27 Listing Removed — HARMLS
• 2025-10-27 Listed $575,000 HARMLS
• 2025-09-17 Listed $600,000 HARMLS
• 2025-09-04 Listing Removed — HARMLS
• 2025-07-29 Listing Removed — HARMLS
• 2025-07-29 Listed $729,000 HARMLS
• 2025-05-31 Price Changed $749,000 HARMLS
• 2025-05-13 Listed $749,999 HARMLS
• 2023-01-30 Sold (Public Records) — Public Records
• 2023-01-27 Sold (MLS) — HARMLS
• 2023-01-17 Pending — HARMLS
• 2022-12-09 Price Changed $490,000 HARMLS
• 2022-11-13 Relisted — HARMLS
• 2022-11-09 Pending — HARMLS
• 2022-10-11 Price Changed $499,000 HARMLS
• 2022-09-21 Price Changed $515,000 HARMLS
• 2022-08-18 Listed $539,000 HARMLS
• 2021-12-13 Listing Removed — HARMLS
• 2021-10-07 Price Changed $529,000 HARMLS
• 2021-06-24 Price Changed $539,000 HARMLS
• 2021-04-27 Listed $549,000 HARMLS
• 2020-06-22 Listing Removed — HARMLS
• 2020-05-13 Price Changed $499,000 HARMLS
• 2020-02-01 Listed $599,000 HARMLS
• 2020-01-31 Listing Removed — HARMLS
• 2020-01-26 Price Changed $599,000 HARMLS
• 2019-11-06 Listed $625,000 HARMLS
• 2014-07-24 Listing Removed — HARMLS
• 2014-07-02 Listed $569,000 HARMLS
• 2012-07-06 Sold (Public Records) — Public Records
• 2012-06-27 Sold (MLS) — HARMLS
• 2012-06-21 Listing Removed — HARMLS
• 2012-05-13 Listed $379,900 HARMLS
• 2011-03-17 Listing Removed — HARMLS
• 2010-05-07 Listed $375,000 HARMLS
• 2009-05-29 Listing Removed — HARMLS
• 2009-05-11 Listed $449,000 HARMLS
• 2008-07-31 Listing Removed — HARMLS
• 2007-11-28 Listed $449,000 HARMLS
• 2005-01-12 Listing Removed — HARMLS
• 2004-04-12 Listed $413,400 HARMLS

Property tax history

+4.5%/yr

Latest (2025): $13,157 · +8.0% YoY. Source: county tax records.