3626 Sparrow St · Houston, TX 77051

$237,900

3 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 67 Days on market

Built 1960 7,000 sqft lot $142/sqft · at area comps Est $227k · at est. ↓ 3% since listing

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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).

• Cash flow +12.1/30.0
• Appreciation +10.0/10.0
• ARV discount +5.3/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely updated 4 Bedroom 2 Bathroom Home. Kitchen offers Stainless Steel Appliances w/ Gas Oven. Luxury vinyl plank flooring and brand new carpeting. Bedrooms are very spacious! Primary suite has walk in closet and en suite bathroom w/ spacious walk in shower.

Key facts

• En suite bathroom
• Gas oven
• Walk in closet

Tags

• STAINLESS STEEL APPLIANCES
• GAS OVEN
• WALK IN CLOSET
• EN SUITE BATHROOM
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-51 ($-609/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (17.9% below list).
• Recommended offer: $195k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% 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 fast (+4.8%/yr); 312 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,953/mo this rent would consume 63% of the median local household income ($37k/yr) (locally 1446% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.8% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 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

• 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 $195,255 (17.9% 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. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

• ARV (median comp): $226,922
• List price: $237,900
• Delta: 4.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3609 Dawson Ln	0.15mi	3/2.0	1,648 (-2%)	2mo	$200,000	$121	86
3623 Jipsie Ln	0.34mi	3/2.0	1,617 (-4%)	2mo	$205,000	$127	74
9401 Kappa Dr	0.54mi	3/2.0	1,631 (-3%)	1mo	$200,000	$123	67
3517 Dawson Ln	0.17mi	3/2.0	1,832 (+9%)	10mo	$235,000	$128	67
9007 Comal St	0.67mi	3/2.5	1,703 (+1%)	4mo	$289,000	$170	59
10616 Ashville Dr	0.53mi	3/2.5	1,800 (+7%)	4mo	$325,000	$181	56
10513 Chesterfield Dr	0.47mi	3/3.0	1,820 (+8%)	4mo	$299,999	$165	55
3116 Grassmere St	0.50mi	3/2.0	1,547 (-8%)	10mo	$219,900	$142	53
10202 Cathedral Dr	0.43mi	4/2.0 (+1)	1,902 (+13%)	8mo	$219,000	$115	44
10123 Berkeley Springs Trl	0.73mi	3/2.5	1,586 (-6%)	11mo	$299,990	$189	43
4402 Phlox St	0.68mi	3/2.0	1,436 (-14%)	5mo	$239,999	$167	38
10601 Dulcimer St	0.63mi	3/2.0	1,428 (-15%)	10mo	$200,000	$140	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.95×
• Total profit: $129,874
• Equity at exit: $214,319

10-year hold

• IRR: 21.9%
• Equity multiple: 6.90×
• Total profit: $392,709
• Equity at exit: $462,187

Cash invested: $66,612 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 312
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$247 /mo · $2,958/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-51

Break-even live

Break-even rent $2,017

Max offer price $228,942

Occupancy floor 98%

Sensitivity live

Price	-10% $84	-5% $17	+0% $-51	+5% $-118	+10% $-185
Rent	-10% $-205	-5% $-128	+0% $-51	+5% $26	+10% $104
Rate	-1.0pp $69	-0.5pp $10	base $-51	+0.5pp $-112	+1.0pp $-175

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: $59,475
• Closing costs: $7,137
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	44d	1	0.13mi
3710 Rockingham St Houston, TX	3.0	2.0	1890	$1,700	$0.90	44d	1	0.18mi
9610 Buffum St Houston, TX	3.0	3.0	1605	$1,799	$1.12	44d	1	0.64mi
2910 Reed Rd Houston, TX	3.0	2.0	1221	$1,228	$1.01	0d	3	0.81mi
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,450	$1.35	22d	1	0.87mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,400	$1.32	5d	1	0.87mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	44d	1	0.89mi
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	18d	1	0.92mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	3d	2	0.93mi
10415 Lancaster Ln Houston, TX	3.0–4.0	2.5	1937	$2,525	$1.30	21d	1	1.03mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$975	$1.07	44d	1	1.05mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	6d	1	1.11mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	44d	1	1.11mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	1.12mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	25d	1	1.14mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	13d	1	1.23mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	44d	1	1.24mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	17d	1	1.25mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	0d	1	1.29mi
3137 W Bellfort Ave Houston, TX	2.0	2.0	1164	$1,802	$1.55	44d	1	1.29mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	20d	1	1.31mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	25d	1	1.33mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	3d	1	1.40mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	6d	1	1.43mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	44d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $237,900 Active 67 DOM
2. 2026-06-17
   days on market $237,900 Active 66 DOM
3. 2026-06-16
   days on market $237,900 Active 65 DOM
4. 2026-06-15
   days on market $237,900 Active 64 DOM
5. 2026-06-13
   days on market $237,900 Active 62 DOM
6. 2026-06-10
   days on market $237,900 Active 58 DOM
7. 2026-06-08
   days on market $237,900 Active 57 DOM
8. 2026-06-07
   days on market $237,900 Active 56 DOM
9. 2026-06-04
   days on market $237,900 Active 53 DOM
10. 2026-06-01
    days on market $237,900 Active 50 DOM
11. 2026-05-31
    days on market $237,900 Active 49 DOM
12. 2026-04-12
    listed $237,900 Active 264-char remark

    Show marketing remark (264 chars)

    Completely updated 4 Bedroom 2 Bathroom Home. Kitchen offers Stainless Steel Appliances w/ Gas Oven. Luxury vinyl plank flooring and brand new carpeting. Bedrooms are very spacious! Primary suite has walk in closet and en suite bathroom w/ spacious walk in shower.

13. 2026-04-12
    price $237,900

    Show marketing remark (264 chars)

    Completely updated 4 Bedroom 2 Bathroom Home. Kitchen offers Stainless Steel Appliances w/ Gas Oven. Luxury vinyl plank flooring and brand new carpeting. Bedrooms are very spacious! Primary suite has walk in closet and en suite bathroom w/ spacious walk in shower.

14. 2026-04-11
    historical
15. 2025-10-07
    status Active
16. 2025-10-07
    historical
17. 2025-10-07
    listed $239,900 Active
18. 2025-10-07
    historical
19. 2025-10-06
    price $239,900
20. 2025-07-03
    listed $244,900 Active
21. 2025-04-21
    soldstatus
22. 2004-04-19
    soldstatus
23. 2000-09-04
    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: $2,958 · $247/mo
• Projected year-2 tax: $4,354 · $363/mo
• Expected delta: +$1,395/yr (+$116/mo · 47.2%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,431
• − Mortgage interest: −$13,326
• − Property taxes: −$2,958
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$6,921
• Taxable loss: −$4,713
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $523/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

-2.9% since first listed

12 events — show timeline

• 2026-04-12 Listed $237,900 HARMLS
• 2026-04-12 Price Changed $237,900 HARMLS
• 2026-04-11 Listing Removed — HARMLS
• 2025-10-07 Relisted — HARMLS
• 2025-10-07 Listing Removed — HARMLS
• 2025-10-07 Listed $239,900 HARMLS
• 2025-10-07 Listing Removed — HARMLS
• 2025-10-06 Price Changed $239,900 HARMLS
• 2025-07-03 Listed $244,900 HARMLS
• 2025-04-21 Sold (Public Records) — Public Records
• 2004-04-19 Sold (Public Records) — Public Records
• 2000-09-04 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $2,958 · +11.7% YoY. Source: county tax records.