6103 Sherwood Dr · Houston, TX 77021

$115,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 110 Days on market

Built 1940 6,298 sqft lot $109/sqft · 27% below area Est $157k · 27% 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +7.4/10.0
• 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

Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

Key facts

• 6,298 sq ft lot
• Built 1940
• Listed 110 days

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$156,869) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+2.2%/yr); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 37% of the median local income ($46k/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 $795 of loan paydown is wiped out by about $3k 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 110 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 8746% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.24% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 6.7

CMA / ARV

• ARV (median comp): $156,869
• List price: $115,000
• Delta: -26.69%
• 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
6103 Sherwood Dr	0.00mi	3/1.0 (+1)	1,056 (0%)	1mo	$115,000	$109	94
4209 Short St	0.19mi	1/1.0 (-1)	900 (-15%)	0mo	$42,000	$47	61
4613 Kingsbury St	0.67mi	2/1.0	1,036 (-2%)	6mo	$105,000	$101	61
4523 Keystone St	0.54mi	3/2.0 (+1)	1,073 (+2%)	4mo	$195,000	$182	60
6719 Goforth St	0.64mi	3/1.0 (+1)	1,075 (+2%)	3mo	$130,000	$121	60
6320 Paris St	0.57mi	3/2.0 (+1)	1,089 (+3%)	0mo	$230,000	$211	59
6427 Paris St	0.63mi	3/2.0 (+1)	1,089 (+3%)	0mo	$205,000	$188	56
3731 Alberta St	0.54mi	3/1.0 (+1)	1,002 (-5%)	7mo	$110,000	$110	56
4521 Kingsbury St	0.53mi	3/2.0 (+1)	1,100 (+4%)	7mo	$214,900	$195	54
3523 Tampa St	0.62mi	2/1.0	1,149 (+9%)	6mo	$169,990	$148	51
6418 Calhoun Rd	0.64mi	2/1.5	945 (-10%)	2mo	$190,000	$201	49
6224 Culberson St	0.70mi	2/2.0	906 (-14%)	2mo	$237,500	$262	38

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-10,426
• Equity at exit: $17,147

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,373
• Equity at exit: $9,943

Cash invested: $32,200 (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: 467
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$603
• Tax from tax record: −$262 /mo · $3,140/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $145

Break-even live

Break-even rent $1,239

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $210	-5% $178	+0% $145	+5% $113	+10% $80
Rent	-10% $33	-5% $89	+0% $145	+5% $202	+10% $258
Rate	-1.0pp $203	-0.5pp $175	base $145	+0.5pp $115	+1.0pp $85

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	4d	1	0.26mi
4515 Dewberry St Houston, TX	1.0	1.0	1400	$664	$0.47	21d	1	0.48mi
3644 Griggs Rd Unit 1047940P Houston, TX	3.0	2.5	1399	$2,161	$1.54	2d	1	0.52mi
3560 Dixie Dr Unit 1162 Houston, TX	1.0	1.0	1003	$1,048	$1.04	6d	1	0.63mi
3560 Dixie Dr Unit 1187 Houston, TX	1.0	1.0	1003	$1,083	$1.08	0d	1	0.63mi
3560 Dixie Dr Apt 422 Houston, TX	2.0	2.0	1322	$1,410	$1.07	8d	1	0.63mi
3560 Dixie Dr Unit 2165 Houston, TX	2.0	2.0	1322	$1,440	$1.09	0d	1	0.63mi
3560 Dixie Dr Unit 1047 Houston, TX	1.0	1.0	1003	$1,088	$1.08	11d	1	0.63mi
3560 Dixie Dr Unit 3611 Houston, TX	1.0	1.0	1003	$1,037	$1.03	13d	1	0.63mi
3560 Dixie Dr Unit 3581 Houston, TX	1.0	1.0	1003	$1,087	$1.08	11d	1	0.63mi
3560 Dixie Dr Unit 2162 Houston, TX	2.0	2.0	1322	$1,410	$1.07	6d	1	0.63mi
3560 Dixie Dr Unit 3581 Houston, TX	1.0	1.0	1003	$1,083	$1.08	14d	1	0.63mi
3560 Dixie Dr Unit 3617 Houston, TX	2.0	2.0	1322	$1,435	$1.09	44d	1	0.63mi
3560 Dixie Dr Unit 3597 Houston, TX	2.0	2.0	1322	$1,434	$1.08	11d	1	0.63mi
3560 Dixie Dr Unit 324 Houston, TX	1.0	1.0	1003	$1,048	$1.04	8d	1	0.63mi
3426 Tampa St Unit 4272026 Houston, TX	2.0	1.5	1046	$1,500	$1.43	44d	1	0.77mi
3716 Southmore Blvd Houston, TX	2.0	1.0	850	$1,000	$1.18	44d	1	0.80mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.83mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	0.83mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	0.83mi
3629 N MacGregor Way Houston, TX	1.0	1.0	700	$775	$1.11	44d	1	0.86mi
3620 Southmore Blvd Houston, TX	2.0	1.0	780	$1,100	$1.41	14d	1	0.88mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.88mi
5924 Schroeder Rd Houston, TX	1.0	1.0	800	$795	$0.99	25d	1	0.88mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	22d	1	0.88mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	44d	1	0.88mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	44d	1	0.88mi
6030 Schroeder Rd Houston, TX	1.0	1.0	740	$850	$1.15	44d	1	0.89mi
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	5d	1	0.91mi
3603 Alice St Houston, TX	1.0	1.0	848	$1,000	$1.18	4d	1	0.91mi
4722 Old Spanish Trl Unit B301 Houston, TX	2.0	2.0	1027	$1,695	$1.65	45d	1	0.91mi
3603 Alice St Unit 3725-B Houston, TX	1.0	1.0	850	$999	$1.18	8d	1	0.92mi
3603 Alice St Unit 15 Houston, TX	2.0	1.0	850	$999	$1.18	8d	1	0.92mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.94mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.94mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	25d	1	1.03mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	44d	1	1.13mi
5154 Griggs Rd Unit CAVE Houston, TX	2.0	2.0	1322	$1,420	$1.07	3d	1	1.17mi
5506 Sampson St Houston, TX	3.0	3.0	1287	$920	$0.71	25d	1	1.23mi
5506 Sampson St Houston, TX	2.0	2.0	886	$970	$1.09	17d	1	1.23mi

Listing history 16 events

1. 2026-05-19
   status Pending 173-char remark

   Show marketing remark (173 chars)

   Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

2. 2026-05-08
   historical $1,300
3. 2026-04-20
   price $115,000 173-char remark

   Show marketing remark (173 chars)

   Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

4. 2026-04-08
   price $120,000 173-char remark

   Show marketing remark (173 chars)

   Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

5. 2026-03-31
   status Active 173-char remark

   Show marketing remark (173 chars)

   Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

6. 2026-03-30
   status Pending 173-char remark

   Show marketing remark (173 chars)

   Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

7. 2026-03-30
   listed $1,300

   Show marketing remark (173 chars)

   Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

8. 2026-03-14
   historical $1,300
9. 2026-03-10
   listed $1,300
10. 2026-03-09
    status Active 173-char remark

    Show marketing remark (173 chars)

    Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

11. 2026-03-09
    price $125,000 173-char remark

    Show marketing remark (173 chars)

    Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

12. 2026-02-16
    historical 173-char remark

    Show marketing remark (173 chars)

    Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

13. 2026-02-11
    price $135,000 173-char remark

    Show marketing remark (173 chars)

    Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

14. 2026-01-08
    listed $155,000 Active 173-char remark

    Show marketing remark (173 chars)

    Vacant & easy to show. Great investment in an area that leases quickly. 3 bedrooms! This home had long-term tenants for several years. Move-in ready for the next tenant!

15. 2019-12-17
    soldstatus
16. 1988-12-08
    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: $3,140 · $262/mo
• Projected year-2 tax: $3,140 · $262/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $17,079
• − Mortgage interest: −$6,442
• − Property taxes: −$3,140
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,345
• Taxable income: $47
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,732/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

-99.2% since first listed

16 events — show timeline

• 2026-05-19 Pending — HARMLS
• 2026-05-08 Rental Removed $1,300 HARMLS
• 2026-04-20 Price Changed $115,000 HARMLS
• 2026-04-08 Price Changed $120,000 HARMLS
• 2026-03-31 Relisted — HARMLS
• 2026-03-30 Pending — HARMLS
• 2026-03-30 Listed for Rent $1,300 HARMLS
• 2026-03-14 Rental Removed $1,300 HARMLS
• 2026-03-10 Listed for Rent $1,300 HARMLS
• 2026-03-09 Relisted — HARMLS
• 2026-03-09 Price Changed $125,000 HARMLS
• 2026-02-16 Listing Removed — HARMLS
• 2026-02-11 Price Changed $135,000 HARMLS
• 2026-01-08 Listed $155,000 HARMLS
• 2019-12-17 Sold (Public Records) — Public Records
• 1988-12-08 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,140 · -4.6% YoY. Source: county tax records.