8115 Betty Boop St · Houston, TX 77028

$215,000

3 bd · 1.5 ba · 1,199 sqft · SingleFamily public records · 127 Days on market

Built 1940 5,248 sqft lot $179/sqft · 10% below area Est $239k · 10% under

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Why this score? — see what drove the C- 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 +13.5/30.0
• ARV discount +11.9/15.0
• Appreciation +7.6/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Beautifully updated home featuring modern finishes, an open-concept layout, and stylish upgrades throughout. The living area flows seamlessly into a fully renovated kitchen with white shaker cabinetry, quartz-style countertops, and stainless-steel appliances. Bedrooms offer generous space, abundant natural light, and updated flooring. The detached garage includes plumbing and electrical, providing excellent potential for a garage apartment, mother-in-law suite, or possible short-term rental, subject to buyer verification and local guidelines. An ideal opportunity for homeowners or investors alike. Schedule your private showing today!

Key facts

• 5,248 sq ft lot
• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $6 ($76/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (19.5% below list).
• Recommended offer: $173k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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 soft (-1.6%/yr); 353 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,730/mo this rent would consume 54% of the median local household income ($38k/yr) (locally 1177% 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 $13k of equity ($1k loan paydown + $11k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $60k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 12186% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,048 (19.5% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 20% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.80% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (median comp): $238,538
• List price: $215,000
• Delta: -9.87%
• 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
6810 Tommye St	0.07mi	3/2.0	1,119 (-7%)	6mo	$190,000	$170	79
7801 Ethel St	0.54mi	2/2.0 (-1)	1,200 (+0%)	5mo	$85,000	$71	64
6114 Haight St	0.37mi	2/1.0 (-1)	1,128 (-6%)	3mo	$168,000	$149	64
7966 Safebuy St	0.32mi	3/2.0	1,109 (-8%)	9mo	$194,900	$176	64
7967 Blue St	0.41mi	3/2.0	1,140 (-5%)	13mo	$185,000	$162	60
7973 Ritz St	0.30mi	2/2.0 (-1)	1,076 (-10%)	3mo	$89,900	$84	60
5903 Haight St	0.58mi	3/1.0	1,127 (-6%)	3mo	$125,000	$111	59
7938 Safebuy St	0.37mi	3/2.0	1,108 (-8%)	14mo	$198,000	$179	57
6021 Wedgefield St	0.46mi	3/1.0	1,104 (-8%)	12mo	$176,000	$159	53
8125 Darlington Dr	0.73mi	3/2.0	1,200 (+0%)	14mo	$199,900	$167	52
7955 Kenton St	0.65mi	3/2.0	1,140 (-5%)	12mo	$180,000	$158	50
7977 Fowlie St	0.73mi	3/3.0	1,282 (+7%)	12mo	$165,500	$129	39

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.79×
• Total profit: $47,858
• Equity at exit: $125,050

10-year hold

• IRR: 12.4%
• Equity multiple: 3.23×
• Total profit: $134,211
• Equity at exit: $218,524

Cash invested: $60,200 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 353
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$144 /mo · $1,724/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $6

Break-even live

Break-even rent $1,722

Max offer price $215,000

Occupancy floor 95%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8158 Sunbury St Houston, TX	3.0	2.5	1300	$1,525	$1.17	24d	1	0.16mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	5d	1	0.27mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,699	$1.31	5d	1	0.27mi
8117 Saint Louis St Houston, TX	3.0	2.0	1090	$1,335	$1.22	22d	1	0.28mi
8119 Saint Louis St Houston, TX	3.0	2.0	1090	$1,349	$1.24	44d	1	0.28mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	8d	1	0.30mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	8d	1	0.49mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,436	$1.41	14d	8	0.78mi
7839 Sandy St Houston, TX	3.0	2.0	1300	$1,595	$1.23	5d	1	0.82mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.85mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	44d	1	0.88mi
7956 Bonaire St Unit B Houston, TX	3.0	2.5	1498	$2,150	$1.44	44d	1	0.94mi
7956 Bonaire St Unit A Houston, TX	3.0	2.5	1498	$2,100	$1.40	44d	1	0.94mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.95mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	22d	1	1.02mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	24d	1	1.05mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	44d	1	1.17mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	8d	1	1.24mi
8602 Wilkins Oaks Dr Houston, TX	3.0	2.0	1307	$1,775	$1.36	44d	1	1.33mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	15d	1	1.34mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	24d	1	1.40mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	24d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $215,000 Active 127 DOM
2. 2026-06-17
   days on market $215,000 Active 126 DOM
3. 2026-06-16
   days on market $215,000 Active 125 DOM
4. 2026-06-15
   days on market $215,000 Active 124 DOM
5. 2026-06-13
   days on market $215,000 Active 122 DOM
6. 2026-06-10
   days on market $215,000 Active 118 DOM
7. 2026-06-08
   days on market $215,000 Active 117 DOM
8. 2026-06-07
   days on market $215,000 Active 116 DOM
9. 2026-06-04
   days on market $215,000 Active 113 DOM
10. 2026-06-01
    days on market $215,000 Active 110 DOM
11. 2026-05-31
    days on market $215,000 Active 109 DOM
12. 2026-04-20
    listed $1,750
13. 2026-02-11
    listed $215,000 Active 647-char remark

    Show marketing remark (647 chars)

    Beautifully updated home featuring modern finishes, an open-concept layout, and stylish upgrades throughout. The living area flows seamlessly into a fully renovated kitchen with white shaker cabinetry, quartz-style countertops, and stainless-steel appliances. Bedrooms offer generous space, abundant natural light, and updated flooring. The detached garage includes plumbing and electrical, providing excellent potential for a garage apartment, mother-in-law suite, or possible short-term rental, subject to buyer verification and local guidelines. An ideal opportunity for homeowners or investors alike. Schedule your private showing today!

14. 2025-02-10
    status Pending
15. 2025-02-09
    historical
16. 2025-02-05
    price $99,900
17. 2025-02-03
    status Active
18. 2025-01-25
    status Pending
19. 2025-01-21
    price $127,000
20. 2025-01-15
    price $135,000
21. 2025-01-09
    listed $146,000 Active
22. 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: $1,724 · $144/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$2,211/yr (+$184/mo · 128.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,766
• − Mortgage interest: −$12,043
• − Property taxes: −$1,724
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$6,255
• Taxable loss: −$3,653
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $953/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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 (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

-98.8% since first listed

11 events — show timeline

• 2026-04-20 Listed for Rent $1,750 HARMLS
• 2026-02-11 Listed $215,000 HARMLS
• 2025-02-10 Pending — HARMLS
• 2025-02-09 Listing Removed — HARMLS
• 2025-02-05 Price Changed $99,900 HARMLS
• 2025-02-03 Relisted — HARMLS
• 2025-01-25 Pending — HARMLS
• 2025-01-21 Price Changed $127,000 HARMLS
• 2025-01-15 Price Changed $135,000 HARMLS
• 2025-01-09 Listed $146,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,724 · +11.7% YoY. Source: county tax records.