3605 Rebecca St · Houston, TX 77021

$159,246

4 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 37 Days on market

Built 1940 5,000 sqft lot $107/sqft · 35% below area Est $243k · 35% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

a bedroom and a bath with access to living area downstairs. great for commuters., 10 or few minutes to downtown, medcial center, galleria.

Key facts

• 5,000 sq ft lot
• Built 1940
• Listed 36 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security: Security gate; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south
• Construction: Built in 1940; Wood siding exterior; Composition roof; Block foundation
• Exterior features: Asphalt road access; Lot dimensions approximately 50x100; Lot area about 5,000 sq ft; Lot with other features

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Primary bedroom on the first floor (13x15); Bedroom on the first floor (11x12); Bedroom on the second floor (13x15); Bedroom on the second floor (14x15); Total of 4 rooms
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Gas heating
• Interior features: Security gate; Smoke detectors
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 rising (+2.2%/yr); 471 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 + 2.2% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $154,468 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1940 — 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: 1.43% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.09%
• DSCR: 1.80
• GRM: 5.8

CMA / ARV

• ARV (median comp): $243,151
• List price: $159,246
• Delta: -34.51%
• 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
3437 Lydia St	0.32mi	4/2.0	1,500 (+1%)	10mo	$215,000	$143	75
3515 Lydia St	0.23mi	3/2.0 (-1)	1,390 (-6%)	4mo	$220,000	$158	71
3802 Rebecca St	0.20mi	3/2.0 (-1)	1,348 (-9%)	4mo	$189,000	$140	67
3536 Rebecca St	0.13mi	3/2.5 (-1)	1,332 (-10%)	4mo	$240,000	$180	66
8017 Comal St	0.55mi	4/2.0	1,536 (+4%)	9mo	$170,000	$111	61
8002 Colonial Ln	0.53mi	3/2.0 (-1)	1,447 (-2%)	9mo	$235,000	$162	59
7247 Saint Augustine St	0.63mi	3/2.0 (-1)	1,440 (-3%)	9mo	$150,000	$104	53
3454 Bacon St	0.25mi	3/2.0 (-1)	1,278 (-14%)	11mo	$255,000	$200	50
3732 Amos St	0.48mi	3/2.5 (-1)	1,590 (+7%)	12mo	$264,999	$167	48
3931 Southlawn St	0.74mi	4/1.0	1,536 (+4%)	9mo	$150,000	$98	48
3723 Amos St	0.50mi	4/2.0	1,304 (-12%)	10mo	$199,999	$153	48
7634 Lady St	0.37mi	3/1.0 (-1)	1,270 (-14%)	12mo	$120,000	$94	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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.34×
• Total profit: $15,171
• Equity at exit: $23,744

10-year hold

• IRR: 17.2%
• Equity multiple: 2.37×
• Total profit: $60,929
• Equity at exit: $13,769

Cash invested: $44,589 (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: 471
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,279 high
• Mortgage (P&I): −$835
• Tax from tax record: −$227 /mo · $2,722/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $672

Break-even live

Break-even rent $1,428

Max offer price $159,246

Occupancy floor 66%

Sensitivity live

Price	-10% $762	-5% $717	+0% $672	+5% $627	+10% $582
Rent	-10% $492	-5% $582	+0% $672	+5% $762	+10% $852
Rate	-1.0pp $752	-0.5pp $713	base $672	+0.5pp $631	+1.0pp $589

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: $39,812
• Closing costs: $4,777
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	25d	1	0.27mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	44d	1	0.36mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	44d	1	0.38mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	44d	1	0.54mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	21d	1	0.65mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	21d	1	0.65mi
3360 Alice St Unit 3047 Houston, TX	3.0	2.0	1154	$1,172	$1.02	12d	1	0.66mi
3360 Alice St Unit 510 Houston, TX	3.0	2.0	1154	$1,172	$1.02	13d	1	0.67mi
3360 Alice St Unit 3174 Houston, TX	3.0	2.0	1154	$1,121	$0.97	0d	1	0.67mi
7373 Ardmore St Houston, TX	1.0–3.0	1.0–2.0	1095	$1,887	$1.72	5d	24	0.70mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	44d	1	0.70mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	23d	1	0.70mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$2,041	$1.64	25d	18	0.73mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$2,262	$1.67	0d	47	0.73mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	4d	1	0.74mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.80mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	21d	1	0.83mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	0d	1	0.93mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	1.00mi
3311 Daphne St Unit 1255369P Houston, TX	3.0	3.5	1797	$6,391	$3.56	0d	1	1.08mi
3311 Daphne St Unit 3311 Houston, TX	3.0	3.5	1800	$7,500	$4.17	44d	1	1.08mi
6737 Peerless St Unit A Houston, TX	3.0	3.5	1732	$2,649	$1.53	18d	1	1.12mi
6735c Peerless St Houston, TX	3.0	3.5	1732	$2,599	$1.50	0d	1	1.13mi
6735 Peerless St Unit CUNIT A Houston, TX	3.0	3.5	1732	$2,649	$1.53	18d	1	1.13mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	1.16mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	12d	1	1.16mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	18d	1	1.17mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	44d	1	1.17mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	44d	1	1.19mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	1.21mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	1.21mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	1.29mi
7009 Almeda Rd Houston, TX	1.0–3.0	1.0–2.0	1043	$2,296	$2.20	0d	22	1.30mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	25d	1	1.30mi
2950 Old Spanish Trl Unit 2983 Houston, TX	3.0	2.0	1412	$2,220	$1.57	13d	1	1.30mi
2950 Old Spanish Trl Unit 3174 Houston, TX	3.0	2.0	1412	$2,209	$1.56	12d	1	1.30mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	18d	1	1.31mi
2956 Old Spanish Trl Unit 436 Houston, TX	3.0	2.0	1412	$2,120	$1.50	44d	1	1.31mi
2950 Old Spanish Trl Unit 3165 Houston, TX	3.0	2.0	1412	$2,169	$1.54	0d	1	1.33mi
8606 Lee Otis St Houston, TX	4.0	2.5	1869	$1,975	$1.06	0d	1	1.34mi

Listing history 27 events

1. 2026-06-21
   days on market $159,246 Active 37 DOM
2. 2026-06-18
   days on market $159,246 Active 34 DOM
3. 2026-06-17
   days on market $159,246 Active 33 DOM
4. 2026-06-16
   days on market $159,246 Active 32 DOM
5. 2026-06-15
   days on market $159,246 Active 31 DOM
6. 2026-06-13
   days on market $159,246 Active 29 DOM
7. 2026-06-10
   days on market $159,246 Active 25 DOM
8. 2026-06-08
   days on market $159,246 Active 24 DOM
9. 2026-06-07
   days on market $159,246 Active 23 DOM
10. 2026-06-04
    days on market $159,246 Active 20 DOM
11. 2026-06-01
    days on market $159,246 Active 17 DOM
12. 2026-05-31
    days on market $159,246 Active 16 DOM
13. 2026-05-15
    listed $159,246 Active 49-char remark
14. 2010-04-14
    soldstatus 139-char remark

    Show marketing remark (139 chars)

    a bedroom and a bath with access to living area downstairs. great for commuters., 10 or few minutes to downtown, medcial center, galleria.

15. 2010-03-31
    historical 139-char remark

    Show marketing remark (139 chars)

    a bedroom and a bath with access to living area downstairs. great for commuters., 10 or few minutes to downtown, medcial center, galleria.

16. 2010-01-25
    historical
17. 2010-01-22
    listed $25,000 139-char remark

    Show marketing remark (139 chars)

    a bedroom and a bath with access to living area downstairs. great for commuters., 10 or few minutes to downtown, medcial center, galleria.

18. 2009-11-12
    listed $73,000
19. 2008-01-22
    historical
20. 2007-10-24
    listed $73,900
21. 2006-04-26
    historical
22. 2006-04-21
    listed $845
23. 2006-04-05
    soldstatus
24. 2006-03-30
    historical
25. 2005-08-08
    listed $79,000
26. 2005-07-06
    soldstatus
27. 1994-12-16
    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: $2,722 · $227/mo
• Projected year-2 tax: $2,914 · $243/mo
• Expected delta: +$192/yr (+$16/mo · 7.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,350
• − Mortgage interest: −$8,920
• − Property taxes: −$2,722
• − Insurance: −$796
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$4,633
• Taxable income: $5,902
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $6,650/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

+101.6% since first listed

15 events — show timeline

• 2026-05-15 Listed $159,246 HARMLS
• 2010-04-14 Sold (MLS) — HARMLS
• 2010-03-31 Listing Removed — HARMLS
• 2010-01-25 Listing Removed — HARMLS
• 2010-01-22 Listed $25,000 HARMLS
• 2009-11-12 Listed $73,000 HARMLS
• 2008-01-22 Listing Removed — HARMLS
• 2007-10-24 Listed $73,900 HARMLS
• 2006-04-26 Listing Removed — HARMLS
• 2006-04-21 Listed $845 HARMLS
• 2006-04-05 Sold (Public Records) — Public Records
• 2006-03-30 Listing Removed — HARMLS
• 2005-08-08 Listed $79,000 HARMLS
• 2005-07-06 Sold (Public Records) — Public Records
• 1994-12-16 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,722 · +1.0% YoY. Source: county tax records.