3015 Wentworth St · Houston, TX 77004

$214,900

2 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 16 Days on market

Built 1925 5,248 sqft lot $165/sqft · 33% below area Est $319k · 33% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• 1% rule +4.1/10.0
• DSCR +3.7/10.0
• 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

You will love this charming 1 story Home within the University of Houston area Feldman Court in Harris County Texas. This 3 bedroom home has all the open space to move around and about. (Room sizes are approximates only) Awesome natural lighting throughout the house. Situated in an established community within the HISD school district. Blocks aways from University of Houston and Texas Southern University and major highways 288 & 45, quick access to Houston downtown. Don't miss out on this opportunity!

Key facts

• Natural lighting
• Open space
• Hisd school district

Tags

• OPEN SPACE
• NATURAL LIGHTING
• ESTABLISHED COMMUNITY
• HISD SCHOOL DISTRICT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1925; Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Concrete and gravel road access; Lot includes other features

Interior

• Bedrooms: Two bedrooms on the first floor
• Bathrooms: One full bathroom
• Interior features: One fireplace; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-38 ($-459/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (9.2% below list).
• Recommended offer: $195k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Lockhart El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 379 students, 92% FRL); 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 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 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); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 16 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1925 — 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 $195,222 (9.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 9.2

CMA / ARV

• ARV (median comp): $319,280
• List price: $214,900
• Delta: -31.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2809 Wentworth St	0.14mi	2/1.0	1,333 (+2%)	10mo	$245,000	$184	82
3121 Southmore Blvd	0.27mi	2/1.0	1,234 (-5%)	9mo	$215,000	$174	71
2502 Rosewood St	0.37mi	3/2.0 (+1)	1,290 (-1%)	1mo	$299,000	$232	71
3704 Sauer St	0.56mi	3/2.0 (+1)	1,232 (-6%)	1mo	$219,900	$178	55
4114 Delano St	0.37mi	2/1.5	1,460 (+12%)	14mo	$269,900	$185	50
5313 Palmer St	0.36mi	3/2.5 (+1)	1,479 (+13%)	1mo	$245,000	$166	49
2513 Isabella St	0.53mi	3/1.0 (+1)	1,176 (-10%)	8mo	$274,299	$233	47
2711 Eagle St	0.37mi	3/2.0 (+1)	1,479 (+13%)	19mo	$385,000	$260	36

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: -21.2%
• Equity multiple: 0.29×
• Total profit: $-42,894
• Equity at exit: $32,042

10-year hold

• IRR: -24.5%
• Equity multiple: -0.03×
• Total profit: $-62,244
• Equity at exit: $18,581

Cash invested: $60,172 (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: 585
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$364 /mo · $4,368/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-38

Break-even live

Break-even rent $2,001

Max offer price $208,137

Occupancy floor 97%

Sensitivity live

Price	-10% $83	-5% $23	+0% $-38	+5% $-99	+10% $-160
Rent	-10% $-193	-5% $-115	+0% $-38	+5% $39	+10% $116
Rate	-1.0pp $70	-0.5pp $16	base $-38	+0.5pp $-94	+1.0pp $-151

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4800 Delano St Houston, TX	1.0	1.0	960	$1,150	$1.20	45d	1	0.19mi
4718 Delano St Houston, TX	1.0	1.0	960	$1,150	$1.20	45d	1	0.20mi
3237 Rosedale St #4 Houston, TX	2.0	1.0	1000	$1,600	$1.60	12d	1	0.24mi
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$11,582	$4.64	0d	2	0.24mi
2615 Arbor St Unit 1047947P Houston, TX	2.0	2.0	1194	$2,342	$1.96	0d	1	0.27mi
2615 Arbor St Unit 1047942P Houston, TX	2.0	2.0	1194	$2,742	$2.30	23d	1	0.27mi
2511 Arbor St Houston, TX	2.0	1.0	1368	$2,450	$1.79	12d	1	0.34mi
3015 Isabella St Houston, TX	3.0	1.0	1452	$1,399	$0.96	1d	1	0.42mi
5506 Sampson St Houston, TX	3.0	3.0	1287	$920	$0.71	26d	1	0.47mi
5506 Sampson St Houston, TX	2.0	2.0	886	$970	$1.09	45d	1	0.47mi
5506 Sampson St Houston, TX	2.0	2.0	886	$970	$1.09	18d	1	0.47mi
2307 Arbor St Houston, TX	2.0	1.0	1325	$2,295	$1.73	45d	1	0.48mi
2319 Rosewood St Unit A Houston, TX	3.0	1.0	1333	$1,515	$1.14	26d	1	0.48mi
2608 Calumet St Unit 49 Houston, TX	2.0	1.0	880	$900	$1.02	45d	1	0.53mi
3210 Winbern St Unit B Houston, TX	2.0	1.0	1000	$1,095	$1.09	22d	1	0.58mi
2311 Eagle St Houston, TX	3.0	4.0	1783	$2,500	$1.40	45d	1	0.58mi
2706 Berry St Houston, TX	1.0	1.0	988	$1,000	$1.01	0d	1	0.64mi
3270 Reeves St Unit 3274 Houston, TX	2.0	1.0	1044	$875	$0.84	26d	1	0.76mi
1942 Prospect St Unit OHNP2 Houston, TX	2.0	2.0	1279	$3,397	$2.66	7d	1	0.76mi
1942 Prospect St Unit OHNP2 Houston, TX	2.0	2.0	1279	$3,397	$2.66	5d	1	0.76mi
1802 Wentworth St Unit 1542674P Houston, TX	1.0–2.0	1.0–2.0	1016	$6,374	$6.27	3d	2	0.79mi
4704 Chenevert St Unit B Houston, TX	2.0	1.0	1200	$1,700	$1.42	45d	1	0.83mi
5751 Almeda Rd Houston, TX	2.0	2.0	1148	$2,040	$1.78	45d	1	0.83mi
5755 Almeda Rd Unit 2187 Houston, TX	2.0	2.0	1148	$2,175	$1.89	0d	1	0.83mi
5755 Almeda Rd Unit 422 Houston, TX	2.0	2.0	1148	$2,150	$1.87	9d	1	0.83mi
5755 Almeda Rd Unit 2148 Houston, TX	2.0	2.0	1148	$2,180	$1.90	1d	1	0.83mi
5755 Almeda Rd Unit 2187 Houston, TX	2.0	2.0	1148	$2,185	$1.90	6d	1	0.83mi
5755 Almeda Rd Unit 2162 Houston, TX	2.0	2.0	1148	$2,150	$1.87	7d	1	0.83mi
4920 Chenevert St Houston, TX	2.0	1.0	911	$1,050	$1.15	45d	3	0.84mi
5755 Almeda Rd Unit 2165 Houston, TX	2.0	2.0	1148	$2,134	$1.86	0d	1	0.84mi
5755 Almeda Rd Unit 2174 Houston, TX	2.0	2.0	1148	$2,174	$1.89	12d	1	0.84mi
5755 Almeda Rd Unit 5792 Houston, TX	2.0	2.0	1148	$2,185	$1.90	13d	1	0.84mi
1711 Wichita St Unit 14 Houston, TX	2.0	1.0	913	$1,059	$1.16	1d	1	0.84mi
1711 Wichita St Unit 14 Houston, TX	2.0	1.0	913	$1,059	$1.16	20d	1	0.84mi
5815 Almeda Rd Houston, TX	2.0	2.0	1209	$2,967	$2.45	13d	1	0.89mi
3 Hermann Museum Circle Dr Houston, TX	3.0	1.0–2.5	1075	$5,916	$5.50	45d	1	0.90mi
5927 Almeda Rd Unit 5964 Houston, TX	2.0	2.0	1209	$2,467	$2.04	15d	1	0.94mi
5927 Almeda Rd Unit 421 Houston, TX	2.0	2.0	1674	$3,489	$2.08	9d	1	0.94mi
5927 Almeda Rd Unit 5950 Houston, TX	2.0	2.0	1674	$3,513	$2.10	12d	1	0.94mi
5927 Almeda Rd Unit 2165 Houston, TX	2.0	2.0	1674	$3,514	$2.10	0d	1	0.94mi

Listing history 16 events

1. 2026-06-21
   days on market $214,900 Active 16 DOM
2. 2026-06-18
   days on market $214,900 Active 13 DOM
3. 2026-06-17
   days on market $214,900 Active 12 DOM
4. 2026-06-16
   days on market $214,900 Active 11 DOM
5. 2026-06-15
   days on market $214,900 Active 10 DOM
6. 2026-06-13
   days on market $214,900 Active 8 DOM
7. 2026-06-09
   days on market $214,900 Active 4 DOM
8. 2026-06-08
   days on market $214,900 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $214,900 Active 2 DOM
10. 2026-05-31
    days on market $219,000 Active 31 DOM
11. 2026-04-30
    listed $219,000 Active 510-char remark
12. 2026-04-08
    historical
13. 2026-03-21
    price $209,990
14. 2025-12-20
    listed $215,000 Active
15. 1997-01-29
    soldstatus
16. 1996-08-04
    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: $4,368 · $364/mo
• Projected year-2 tax: $4,368 · $364/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 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: $23,427
• − Mortgage interest: −$12,038
• − Property taxes: −$4,368
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$6,252
• Taxable loss: −$4,054
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $514/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

-0.0% since first listed

8 events — show timeline

• 2026-06-05 Listed $214,900 HARMLS
• 2026-05-31 Listing Removed — HARMLS
• 2026-04-30 Listed $219,000 HARMLS
• 2026-04-08 Listing Removed — HARMLS
• 2026-03-21 Price Changed $209,990 HARMLS
• 2025-12-20 Listed $215,000 HARMLS
• 1997-01-29 Sold (Public Records) — Public Records
• 1996-08-04 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,368 · -3.4% YoY. Source: county tax records.