13034 White Heather Dr · Houston, TX 77045

$184,900

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 184 Days on market

Built 1976 6,294 sqft lot $138/sqft · 14% below area Est $216k · 14% under ↓ 14% 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).

• ARV discount +13.9/15.0
• Cash flow +10.4/30.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here’s your revised version with the expanded phrasing: --- Welcome to this refreshed 3-bed, 2-bath home located just minutes from the Medical Center, Downtown, and the Galleria, with quick access to major freeways for an easy commute. Enjoy an open floor plan with a combined living and dining area featuring stylish LVP flooring and fresh interior paint throughout. The kitchen seamlessly flows into the main living space, making it ideal for everyday living and casual gatherings. The primary bedroom offers an en-suite bath, and the secondary bedrooms are well-sized for guests. A private backyard offers a space for outdoor relaxation or play. Perfectly situated near shopping, dining, and city conveniences—including the Medical Center, Downtown, and nearby retail corridors—this home offers both comfort and connectivity in a prime Houston location.

Key facts

• Open floor plan
• Near dining
• Near shopping

Tags

• OPEN FLOOR PLAN
• PRIVATE BACKYARD
• QUICK ACCESS TO MAJOR FREEWAYS
• NEAR SHOPPING
• NEAR DINING
• NEAR CITY CONVENIENCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (10.1% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: Hobby El (math 7% / reading 15%, grade F, #4,237 of 4,322 statewide, top 98%, 504 students, 89% FRL); Lawson Middle (math 21% / reading 27%, grade F, #1,301 of 1,662 statewide, top 79%, 1,274 students, 96% FRL); Madison H S (math 9% / reading 17%, grade F, #1,537 of 1,632 statewide, top 94%, 1,924 students, 93% FRL) — zoned schools average 92% FRL vs 71% district-wide (21 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 (-2.4%/yr); 138 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 ($60k/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 184 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $162,712 (12.0% 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 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — 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: 0.90% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 9.3

CMA / ARV

• ARV (median comp): $215,698
• List price: $184,900
• Delta: -14.28%
• 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
13034 White Heather Dr	0.00mi	3/2.0	1,340 (0%)	1mo	$184,900	$138	99
13114 White Heather Dr	0.10mi	3/2.0	1,376 (+3%)	1mo	$238,500	$173	90
4202 Wuthering Heights Dr	0.25mi	3/2.0	1,362 (+2%)	3mo	$215,000	$158	83
4142 Brookston St	0.12mi	3/1.5	1,398 (+4%)	3mo	$149,900	$107	82
4147 Brookston St	0.15mi	3/2.0	1,432 (+7%)	5mo	$234,900	$164	78
3906 Knotty Oaks Trl	0.35mi	4/2.0 (+1)	1,388 (+4%)	0mo	$250,000	$180	72
4418 Colomba St	0.53mi	3/2.0	1,355 (+1%)	4mo	$229,000	$169	70
4219 Dragonwick Dr	0.27mi	3/2.0	1,518 (+13%)	0mo	$187,500	$124	65
4318 Brookston St	0.27mi	3/2.0	1,536 (+15%)	3mo	$180,000	$117	60
4414 Kulkarni St	0.58mi	3/2.0	1,445 (+8%)	2mo	$248,990	$172	58
4214 Beran Dr	0.49mi	3/1.0	1,146 (-14%)	2mo	$129,000	$113	48
3422 Angel Ln	0.73mi	4/1.5 (+1)	1,241 (-7%)	5mo	$178,000	$143	42

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: -23.8%
• Equity multiple: 0.21×
• Total profit: $-40,895
• Equity at exit: $27,569

10-year hold

• IRR: -31.9%
• Equity multiple: -0.20×
• Total profit: $-61,951
• Equity at exit: $15,987

Cash invested: $51,772 (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 77045

• Home prices YoY: -7.4%
• Rents YoY: -2.4%
• Active inventory: 138
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$970
• Tax from tax record: −$364 /mo · $4,366/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-97

Break-even live

Break-even rent $1,785

Max offer price $167,796

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-44	+0% $-97	+5% $-149	+10% $-201
Rent	-10% $-228	-5% $-163	+0% $-97	+5% $-31	+10% $35
Rate	-1.0pp $-4	-0.5pp $-50	base $-97	+0.5pp $-145	+1.0pp $-193

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13003 Brentlawn Ct Houston, TX	3.0	2.0	1731	$1,380	$0.80	16d	1	0.28mi
12806 Buffalo Speedway Houston, TX	1.0–2.0	1.0–2.0	916	$1,636	$1.79	1d	19	0.43mi
3234 Kelling St Houston, TX	4.0	2.0	1311	$1,599	$1.22	26d	1	0.99mi
3239 Kelling St Houston, TX	4.0	2.0	1311	$1,589	$1.21	18d	1	1.01mi
3150 Kelling St Houston, TX	4.0	2.0	1311	$1,619	$1.23	9d	1	1.06mi
3215 Boynton Dr Houston, TX	4.0	2.0	1311	$1,599	$1.22	26d	1	1.07mi
3135 Kelling St Houston, TX	4.0	2.0	1311	$1,599	$1.22	24d	1	1.10mi
3119 Kelling St Houston, TX	4.0	2.0	1311	$1,599	$1.22	45d	1	1.12mi
3103 Kelling St Houston, TX	4.0	2.0	1311	$1,619	$1.23	9d	1	1.15mi
12111 S Main St Houston, TX	1.0–2.0	1.0–2.0	1002	$1,780	$1.78	1d	30	1.19mi
12115 S Main St Unit 2162 Houston, TX	2.0	2.0	1174	$1,590	$1.35	7d	1	1.26mi
12115 S Main St Unit 2174 Houston, TX	2.0	2.0	1174	$1,625	$1.38	12d	1	1.26mi
12115 S Main St Unit 2187 Houston, TX	2.0	2.0	1174	$1,615	$1.38	1d	1	1.26mi
12115 S Main St Unit 12152 Houston, TX	2.0	2.0	1174	$1,614	$1.37	12d	1	1.26mi
12115 S Main St Unit 422 Houston, TX	2.0	2.0	1174	$1,590	$1.35	9d	1	1.26mi
12115 S Main St Unit 2148 Houston, TX	2.0	2.0	1174	$1,574	$1.34	1d	1	1.26mi
12115 S Main St Unit 12138 Houston, TX	2.0	2.0	1174	$1,664	$1.42	14d	1	1.26mi
5205 Allum Rd Houston, TX	2.0	2.0	1138	$1,468	$1.29	45d	1	1.28mi
5234 Jorns St Houston, TX	3.0	2.0	1274	$1,599	$1.26	24d	1	1.48mi

Listing history 10 events

1. 2026-05-12
   status Pending 880-char remark

   Show marketing remark (880 chars)

   Here’s your revised version with the expanded phrasing: --- Welcome to this refreshed 3-bed, 2-bath home located just minutes from the Medical Center, Downtown, and the Galleria, with quick access to major freeways for an easy commute. Enjoy an open floor plan with a combined living and dining area featuring stylish LVP flooring and fresh interior paint throughout. The kitchen seamlessly flows into the main living space, making it ideal for everyday living and casual gatherings. The primary bedroom offers an en-suite bath, and the secondary bedrooms are well-sized for guests. A private backyard offers a space for outdoor relaxation or play. Perfectly situated near shopping, dining, and city conveniences—including the Medical Center, Downtown, and nearby retail corridors—this home offers both comfort and connectivity in a prime Houston location.

2. 2026-05-06
   historical Active Under Contract 880-char remark

   Show marketing remark (880 chars)

   Here’s your revised version with the expanded phrasing: --- Welcome to this refreshed 3-bed, 2-bath home located just minutes from the Medical Center, Downtown, and the Galleria, with quick access to major freeways for an easy commute. Enjoy an open floor plan with a combined living and dining area featuring stylish LVP flooring and fresh interior paint throughout. The kitchen seamlessly flows into the main living space, making it ideal for everyday living and casual gatherings. The primary bedroom offers an en-suite bath, and the secondary bedrooms are well-sized for guests. A private backyard offers a space for outdoor relaxation or play. Perfectly situated near shopping, dining, and city conveniences—including the Medical Center, Downtown, and nearby retail corridors—this home offers both comfort and connectivity in a prime Houston location.

3. 2026-03-28
   price $184,900 880-char remark

   Show marketing remark (880 chars)

   Here’s your revised version with the expanded phrasing: --- Welcome to this refreshed 3-bed, 2-bath home located just minutes from the Medical Center, Downtown, and the Galleria, with quick access to major freeways for an easy commute. Enjoy an open floor plan with a combined living and dining area featuring stylish LVP flooring and fresh interior paint throughout. The kitchen seamlessly flows into the main living space, making it ideal for everyday living and casual gatherings. The primary bedroom offers an en-suite bath, and the secondary bedrooms are well-sized for guests. A private backyard offers a space for outdoor relaxation or play. Perfectly situated near shopping, dining, and city conveniences—including the Medical Center, Downtown, and nearby retail corridors—this home offers both comfort and connectivity in a prime Houston location.

4. 2026-02-18
   price $189,999 880-char remark

   Show marketing remark (880 chars)

   Here’s your revised version with the expanded phrasing: --- Welcome to this refreshed 3-bed, 2-bath home located just minutes from the Medical Center, Downtown, and the Galleria, with quick access to major freeways for an easy commute. Enjoy an open floor plan with a combined living and dining area featuring stylish LVP flooring and fresh interior paint throughout. The kitchen seamlessly flows into the main living space, making it ideal for everyday living and casual gatherings. The primary bedroom offers an en-suite bath, and the secondary bedrooms are well-sized for guests. A private backyard offers a space for outdoor relaxation or play. Perfectly situated near shopping, dining, and city conveniences—including the Medical Center, Downtown, and nearby retail corridors—this home offers both comfort and connectivity in a prime Houston location.

5. 2026-01-08
   price $202,900 880-char remark

   Show marketing remark (880 chars)

   Here’s your revised version with the expanded phrasing: --- Welcome to this refreshed 3-bed, 2-bath home located just minutes from the Medical Center, Downtown, and the Galleria, with quick access to major freeways for an easy commute. Enjoy an open floor plan with a combined living and dining area featuring stylish LVP flooring and fresh interior paint throughout. The kitchen seamlessly flows into the main living space, making it ideal for everyday living and casual gatherings. The primary bedroom offers an en-suite bath, and the secondary bedrooms are well-sized for guests. A private backyard offers a space for outdoor relaxation or play. Perfectly situated near shopping, dining, and city conveniences—including the Medical Center, Downtown, and nearby retail corridors—this home offers both comfort and connectivity in a prime Houston location.

6. 2025-11-09
   listed $214,900 Active 880-char remark

   Show marketing remark (880 chars)

   Here’s your revised version with the expanded phrasing: --- Welcome to this refreshed 3-bed, 2-bath home located just minutes from the Medical Center, Downtown, and the Galleria, with quick access to major freeways for an easy commute. Enjoy an open floor plan with a combined living and dining area featuring stylish LVP flooring and fresh interior paint throughout. The kitchen seamlessly flows into the main living space, making it ideal for everyday living and casual gatherings. The primary bedroom offers an en-suite bath, and the secondary bedrooms are well-sized for guests. A private backyard offers a space for outdoor relaxation or play. Perfectly situated near shopping, dining, and city conveniences—including the Medical Center, Downtown, and nearby retail corridors—this home offers both comfort and connectivity in a prime Houston location.

7. 2021-10-08
   soldstatus
8. 2021-05-26
   soldstatus
9. 2021-05-25
   soldstatus
10. 1988-01-02
    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: $4,366 · $364/mo
• Projected year-2 tax: $4,366 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $19,954
• − Mortgage interest: −$10,357
• − Property taxes: −$4,366
• − Insurance: −$924
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$5,379
• Taxable loss: −$4,265
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $-138/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): 33,563
• Household income: $59,688
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 803.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 54% Black 37% Two or more races 25% White 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Ukrainian 1% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 47% English-only · Spanish 49% Arabic 2% Tagalog/Filipino 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: ▼ -22.49%
• Current HPI: 282.5426
• Rent YoY: ▼ -2.35%
• 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

-14.0% since first listed

10 events — show timeline

• 2026-05-12 Pending — HARMLS
• 2026-05-06 Contingent — HARMLS
• 2026-03-28 Price Changed $184,900 HARMLS
• 2026-02-18 Price Changed $189,999 HARMLS
• 2026-01-08 Price Changed $202,900 HARMLS
• 2025-11-09 Listed $214,900 HARMLS
• 2021-10-08 Sold (Public Records) — Public Records
• 2021-05-26 Sold (Public Records) — Public Records
• 2021-05-25 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,366 · -3.5% YoY. Source: county tax records.