3401 Wentworth St · Houston, TX 77004

$285,600

4 bd · 2.5 ba · 2,600 sqft · SingleFamily public records · 81 Days on market

Built 1954 7,148 sqft lot Est $481k · 41% under ↓ 34% since listing

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Make this spacious traditional 4 bedroom, 2 and a half bathroom your own. Conveniently located a block from Texas Southern university and minutes from University of Houston. Enjoy cooling off in the pool and relaxing in the garage apartment game room.

Key facts

• 7,148 sq ft lot
• 2 garage spots
• Pool

Tags

• GARAGE APARTMENT GAME ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $286k).
• Recommended offer: $268k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 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 14% at this address vs 31% district-wide (-17 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 soft (-0.3%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,724/mo this rent would consume 63% of the median local household income ($71k/yr) (locally 3072% 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 $2k of loan paydown is wiped out by about $9k 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 81 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $54k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $268,464 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.30% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $481,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3217 Calumet St	0.48mi	4/2.5	2,754 (+6%)	3mo	$289,999	$105	65
2904 Palm St	0.53mi	4/2.5	2,446 (-6%)	2mo	$279,000	$114	63
5416 Palmer St	0.58mi	4/3.5	2,512 (-3%)	1mo	$459,000	$183	63
3314 Arbor St	0.16mi	4/4.0	2,892 (+11%)	7mo	$715,000	$247	62
3615 Rosedale St	0.37mi	4/3.0	2,300 (-12%)	4mo	$485,000	$211	58
3209 Binz St	0.54mi	4/4.5	2,745 (+6%)	2mo	$715,000	$260	56
3202 Binz St	0.57mi	4/3.5	2,519 (-3%)	10mo	$466,000	$185	56
2811 Barbee St	0.56mi	4/3.0	2,386 (-8%)	9mo	$399,990	$168	51
5121 Grantwood St	0.50mi	3/3.5 (-1)	2,372 (-9%)	6mo	$400,000	$169	48
3002 Prospect St	0.60mi	4/2.5	2,300 (-12%)	7mo	$400,000	$174	47
2618 Cleburne St	0.69mi	3/3.5 (-1)	2,793 (+7%)	1mo	$599,900	$215	46
3019 Wichita St	0.45mi	5/3.5 (+1)	2,235 (-14%)	8mo	$530,000	$237	40

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-9,820
• Equity at exit: $42,584

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $10,820
• Equity at exit: $24,693

Cash invested: $79,968 (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 77004

• Rents YoY: -0.3%
• Active inventory: 581
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,724 high
• Mortgage (P&I): −$1,498
• Tax from tax record: −$584 /mo · $7,010/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $741

Break-even live

Break-even rent $2,786

Max offer price $285,600

Occupancy floor 75%

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: $71,400
• Closing costs: $8,568
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3535 Wentworth St Houston, TX	4.0	3.0	2600	$2,650	$1.02	22d	1	0.26mi
4306 Ennis St Houston, TX	3.0	3.0	1989	$2,500	$1.26	43d	1	0.47mi
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$12,783	$5.12	1d	2	0.61mi
3507 Canfield St Houston, TX	3.0	2.5	2200	$2,350	$1.07	24d	1	0.66mi
2403 Arbor St Houston, TX	3.0	2.5	2344	$2,800	$1.19	43d	1	0.81mi
5505 Zoemark Ln Houston, TX	3.0	3.5	2477	$2,850	$1.15	43d	1	0.82mi
2311 Eagle St Houston, TX	3.0	4.0	1783	$2,500	$1.40	43d	1	0.89mi
2209 Alabama St Unit B Houston, TX	3.0	2.5	2074	$2,350	$1.13	43d	1	1.00mi
3122 Lucinda St Houston, TX	5.0	5.0	1984	$999	$0.50	24d	1	1.01mi
3719 Elgin St Houston, TX	1.0–5.0	1.0–5.0	1241	$1,636	$1.32	24d	14	1.04mi
3518 Dennis St Unit 1387517P Houston, TX	4.0	4.0	2271	$5,110	$2.25	14d	1	1.15mi
3405 St Emanuel St Houston, TX	4.0	5.0	2388	$2,900	$1.21	43d	1	1.16mi
1910 Oakdale St Unit A Houston, TX	3.0	3.5	2452	$3,890	$1.59	12d	1	1.18mi
3213 Saint Emanuel St Houston, TX	4.0	3.5	2100	$3,300	$1.57	17d	1	1.20mi
6334 Culberson St Houston, TX	3.0	3.5	1822	$2,311	$1.27	2d	1	1.20mi
6336 Culberson St Houston, TX	3.0	3.5	1822	$2,361	$1.30	5d	1	1.21mi
5927 Almeda Rd Unit AHP3 Houston, TX	4.0	4.5	3055	$7,635	$2.50	4d	1	1.22mi
5927 Almeda Rd Houston, TX	2.0–4.0	2.5–4.0	3055	$7,635	$2.50	12d	2	1.22mi
5927 Almeda Rd Houston, TX	2.0–4.0	2.5–4.0	3055	$7,635	$2.50	1d	3	1.22mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	43d	1	1.23mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	24d	1	1.23mi
1818 Prospect St Houston, TX	3.0	2.0	2923	$3,400	$1.16	4d	1	1.23mi
4135 DuPont St Houston, TX	3.0	4.0	2395	$2,499	$1.04	43d	1	1.26mi
6318 Grand Blvd Houston, TX	3.0	3.5	2325	$2,999	$1.29	4d	1	1.28mi
5933 Almeda Rd Unit 2-1405 Houston, TX	4.0	4.0	3055	$7,442	$2.44	43d	1	1.28mi
3517 McIlhenny St Houston, TX	3.0	3.5	2000	$3,200	$1.60	3d	1	1.31mi
4908 Crawford St Houston, TX	3.0	2.0	2526	$3,250	$1.29	43d	1	1.34mi
3731 Alsace St Unit 1560804P Houston, TX	3.0	2.0	2002	$3,387	$1.69	3d	1	1.38mi
3034 Gray St Houston, TX	3.0	3.0	2081	$3,000	$1.44	43d	1	1.40mi
5350 Crawford St Unit 3165 Houston, TX	3.0	2.0	1991	$4,428	$2.22	3d	1	1.41mi
5350 Crawford St Unit 5383 Houston, TX	3.0	2.0	1991	$4,460	$2.24	11d	1	1.41mi
2105 McGowen St Unit 1244936P Houston, TX	3.0	3.5	2497	$4,836	$1.94	5d	1	1.43mi
2109 McGowen St Unit 1244934P Houston, TX	3.0	3.5	2497	$4,734	$1.90	5d	1	1.44mi
2107 McGowen St Unit 1244935P Houston, TX	3.0	3.5	2497	$4,711	$1.89	3d	1	1.44mi
4606 Austin St Houston, TX	3.0	3.5	2950	$3,000	$1.02	43d	1	1.44mi
2521 Saint Emanuel St Unit 1047945P Houston, TX	3.0	3.0	2292	$3,010	$1.31	3d	1	1.45mi
2519 Saint Emanuel St Unit 1241246P Houston, TX	3.0	3.0	2389	$2,670	$1.12	2d	1	1.45mi
2103 McGowen St Unit 1244937P Houston, TX	3.0	3.5	2292	$4,758	$2.08	2d	1	1.45mi
3010 Chenevert St Unit 3010 Houston, TX	3.0	3.5	3203	$8,000	$2.50	43d	1	1.46mi
3010 Chenevert St Unit 1019638P Houston, TX	3.0	3.5	3196	$7,988	$2.50	7d	1	1.46mi

Listing history 14 events

1. 2026-03-24
   status Pending
2. 2026-03-23
   price $285,600
3. 2026-03-20
   status Active
4. 2026-03-13
   status Pending
5. 2026-02-11
   price $312,800
6. 2025-12-26
   listed $340,000 Active
7. 2025-05-24
   historical
8. 2025-05-07
   listed $440,000 Active
9. 2025-05-06
   soldstatus
10. 2025-04-14
    soldstatus
11. 2025-04-10
    historical
12. 2024-12-11
    listed $430,000 Active
13. 2024-07-16
    soldstatus
14. 1996-09-13
    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: $7,010 · $584/mo
• Projected year-2 tax: $7,010 · $584/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 · 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: $44,682
• − Mortgage interest: −$15,998
• − Property taxes: −$7,010
• − Insurance: −$1,428
• − Repairs & maintenance: −$3,575
• − Management: −$3,575
• − Depreciation: −$8,308
• Taxable income: $4,789
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $7,739/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): 35,997
• Household income: $71,199
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 3072.0

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 0.68)
• Race & ethnicity: Black 48% White 27% Hispanic / Latino 13% Two or more races 11% Asian 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 10% Chinese 2% Other Indo-European 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: ▼ -139.34%
• Current HPI: 199.6066
• Rent YoY: ▼ -0.32%
• 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

-33.6% since first listed

14 events — show timeline

• 2026-03-24 Pending — HARMLS
• 2026-03-23 Price Changed $285,600 HARMLS
• 2026-03-20 Relisted — HARMLS
• 2026-03-13 Pending — HARMLS
• 2026-02-11 Price Changed $312,800 HARMLS
• 2025-12-26 Listed $340,000 HARMLS
• 2025-05-24 Listing Removed — HARMLS
• 2025-05-07 Listed $440,000 HARMLS
• 2025-05-06 Sold (Public Records) — Public Records
• 2025-04-14 Sold (Public Records) — Public Records
• 2025-04-10 Listing Removed — HARMLS
• 2024-12-11 Listed $430,000 HARMLS
• 2024-07-16 Sold (Public Records) — Public Records
• 1996-09-13 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $7,010 · +8.1% YoY. Source: county tax records.