8826 Delilah St · Houston, TX 77033

$239,900

3 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 2 Days on market

Built 1952 6,433 sqft lot Est $226k · 6% over

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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 +11.3/30.0
• ARV discount +4.8/15.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated home in a great location! This home offers many upgrades including new ROOF, insulation, water heater, floors, appliances, and many other upgrades. Come get a tour of this lovely home before it is gone!

Key facts

• Recently remodeled
• New pvc plumbing
• New roof

Tags

• RECENTLY REMODELED
• NEW ROOF
• NEW PVC PLUMBING
• INCOME GENERATING ASSET
• HIGHLY APPRECIATING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (13.1% below list).
• Recommended offer: $209k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Bastian El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 648 students, 99% FRL); Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 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 fast (+5.5%/yr); 345 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,086/mo this rent would consume 66% of the median local household income ($38k/yr) (locally 1728% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $208,557 (13.1% 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 1952 — 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: 0.87% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $226,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8838 Delilah St	0.03mi	3/1.0	1,382 (-5%)	6mo	$119,999	$87	80
4821 Alvin St	0.19mi	3/2.0	1,307 (-10%)	4mo	$174,000	$133	71
4402 Phlox St	0.55mi	3/2.0	1,436 (-2%)	5mo	$239,999	$167	67
8746 Delilah St	0.08mi	3/2.0	1,674 (+15%)	6mo	$235,000	$140	66
9413 Arden Ct	0.62mi	3/1.0	1,440 (-1%)	1mo	$214,900	$149	64
4358 Larkspur St	0.48mi	4/2.5 (+1)	1,501 (+3%)	2mo	$242,500	$162	64
8815 Edgar St	0.42mi	3/2.5	1,620 (+11%)	5mo	$299,990	$185	56
8817 Edgar St	0.42mi	3/2.5	1,620 (+11%)	6mo	$299,990	$185	55
5103 Northridge Dr	0.69mi	4/2.0 (+1)	1,370 (-6%)	3mo	$195,900	$143	50
4918 Carmen St	0.57mi	3/2.0	1,258 (-14%)	1mo	$213,000	$169	49
4210 Larkspur St	0.66mi	3/2.0	1,281 (-12%)	5mo	$199,000	$155	45
4741 Bricker St	0.60mi	3/2.5	1,670 (+14%)	6mo	$230,000	$138	41

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-39,092
• Equity at exit: $35,770

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-18,159
• Equity at exit: $20,742

Cash invested: $67,172 (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 77033

• Home prices YoY: -16.3%
• Rents YoY: 5.5%
• Active inventory: 345
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$377 /mo · $4,523/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-87

Break-even live

Break-even rent $2,196

Max offer price $224,469

Occupancy floor 99%

Sensitivity live

Price	-10% $48	-5% $-19	+0% $-87	+5% $-155	+10% $-223
Rent	-10% $-252	-5% $-170	+0% $-87	+5% $-5	+10% $77
Rate	-1.0pp $33	-0.5pp $-26	base $-87	+0.5pp $-150	+1.0pp $-213

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	16d	1	0.25mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	6d	1	0.28mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	25d	1	0.30mi
8606 Lee Otis St Houston, TX	4.0	2.5	1869	$1,975	$1.06	0d	1	0.32mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	45d	1	0.34mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	14d	1	0.37mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	18d	1	0.51mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	25d	1	0.52mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	45d	1	0.53mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	45d	1	0.56mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	45d	1	0.60mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	0.61mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	14d	1	0.62mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	13d	1	0.62mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	14d	1	0.62mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	45d	1	0.62mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	45d	1	0.65mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	25d	1	0.75mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	15d	1	0.78mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	14d	1	0.79mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	25d	1	0.80mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,253	$3.84	0d	1	0.80mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	45d	1	0.81mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	45d	1	0.87mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	16d	1	0.96mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	45d	1	1.02mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	45d	1	1.08mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	21d	1	1.09mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	4d	1	1.10mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	45d	1	1.20mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	45d	1	1.28mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	0d	1	1.29mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	45d	1	1.30mi
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	45d	1	1.32mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	45d	1	1.34mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	22d	1	1.37mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	22d	1	1.37mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	0d	1	1.37mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	45d	1	1.38mi

Listing history 4 events

1. 2026-06-21
   status $239,900 Active 2 DOM
2. 2026-06-18
   days on market $239,900 Coming Soon 2 DOM
3. 2026-06-17
   remarks 687-char remark
4. 2026-06-17
   listed $239,900 Coming Soon 1 DOM

ⓘ 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: $4,523 · $377/mo
• Projected year-2 tax: $4,523 · $377/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: $25,027
• − Mortgage interest: −$13,438
• − Property taxes: −$4,523
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$6,979
• Taxable loss: −$5,117
• Est. tax savings @ 24.0%: +$1,228
• After-tax cash flow: $180/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): 29,154
• Household income: $38,071
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1728.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% Hispanic / Latino 43% Two or more races 17% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▼ -41.49%
• Current HPI: 212.6472
• Rent YoY: ▲ 5.45%
• 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

+7.8% since first listed

15 events — show timeline

• 2026-06-16 Coming Soon $239,900 HARMLS
• 2022-07-27 Sold (Public Records) — Public Records
• 2022-07-20 Sold (MLS) — HARMLS
• 2022-06-24 Pending — HARMLS
• 2022-06-19 Pending — HARMLS
• 2022-04-27 Relisted — HARMLS
• 2022-04-25 Pending — HARMLS
• 2022-04-18 Pending — HARMLS
• 2022-04-06 Relisted — HARMLS
• 2022-03-23 Pending — HARMLS
• 2022-03-15 Pending — HARMLS
• 2022-03-03 Listed $222,500 HARMLS
• 2021-09-07 Sold (Public Records) — Public Records
• 2021-09-07 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,523 · +1.6% YoY. Source: county tax records.