811 Shadowglen St · Channelview, TX 77530

$150,000

3 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 11 Days on market

Built 1960 6,098 sqft lot $115/sqft · 15% below area Est $176k · 15% 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 +25.9/30.0
• ARV discount +14.3/15.0
• DSCR +8.7/10.0
• 1% rule +7.8/10.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a home filled with history, heart, and opportunity. Lovingly owned by the same family for over 50 years, this 3-bedroom, 1-bath property is ready to begin its next chapter with new owners. Inside, you’ll find a layout full of potential—perfect for those looking to create a space that truly reflects their style. Whether you’re envisioning modern updates, cozy charm, or something entirely your own, this home offers the ideal canvas. Thoughtfully priced with future improvements in mind, this property gives you the flexibility to invest in updates and personal touches while building equity along the way. It’s a rare chance to own a home with such a long-standi

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1960

Property features AI

Exterior

• Parking: Attached carport; 2-car carport
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1960
• Construction: Brick and wood siding exterior; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Dining room; Living room; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.2% vs local median 4.8% in Channelview — 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 66/100 on livability (#598 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Channelview ISD (suburban): math 27% / reading 30% proficiency, ranked #640 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Channelview H S (math 24% / reading 35%, grade F, #1,112 of 1,632 statewide, top 70%, 2,893 students, 87% FRL) — zoned schools average 87% FRL vs 70% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.9%/yr); 100 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 37% of the median local income ($62k/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 $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $150,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 6.5

CMA / ARV

• ARV (median comp): $176,475
• List price: $150,000
• Delta: -15.00%
• 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
811 Shadowglen St	0.00mi	3/1.0	1,306 (0%)	0mo	$150,000	$115	100
714 Horncastle St	0.39mi	3/1.0	1,284 (-2%)	6mo	$164,999	$129	74
734 Dell Dale St	0.19mi	3/1.5	1,471 (+13%)	0mo	$150,000	$102	68
15506 Vonnett St	0.31mi	4/2.0 (+1)	1,400 (+7%)	6mo	$219,000	$156	60
702 Norell St	0.44mi	3/2.0	1,180 (-10%)	3mo	$235,000	$199	57
819 Knob Hollow St	0.16mi	3/2.0	1,145 (-12%)	14mo	$209,999	$183	57
741 Tobe St	0.32mi	4/2.0 (+1)	1,400 (+7%)	11mo	$189,900	$136	55
904 Willaby St	0.47mi	3/2.0	1,364 (+4%)	14mo	$215,000	$158	55
722 Woodhue St	0.59mi	3/1.0	1,204 (-8%)	13mo	$190,500	$158	49
15208 Grassington Dr	0.58mi	3/2.0	1,282 (-2%)	20mo	$219,000	$171	49
714 Donfield St	0.69mi	3/2.0	1,154 (-12%)	2mo	$139,990	$121	43
1118 Chestnut Bough St	0.65mi	3/2.0	1,499 (+15%)	1mo	$225,000	$150	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.22×
• Total profit: $9,403
• Equity at exit: $22,365

10-year hold

• IRR: 19.2%
• Equity multiple: 3.02×
• Total profit: $84,925
• Equity at exit: $12,969

Cash invested: $42,000 (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 77530

• Rents YoY: 16.9%
• Active inventory: 100
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$787
• Tax from tax record: −$297 /mo · $3,559/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $369

Break-even live

Break-even rent $1,450

Max offer price $150,000

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15255 Ferness Ln Channelview, TX	4.0	2.0	1326	$1,668	$1.26	2d	10	0.60mi
947 Leadenhall Cir Channelview, TX	3.0	2.5	1620	$1,856	$1.15	7d	1	0.66mi
1379 Dell Dale St Channelview, TX	4.0	2.0	1444	$1,893	$1.31	5d	1	0.95mi
1335 Willersley Ln Channelview, TX	3.0	2.0	1669	$1,775	$1.06	2d	1	1.04mi
810 Townley St Channelview, TX	3.0	3.5	1713	$1,925	$1.12	43d	1	1.06mi

Listing history 3 events

1. 2026-05-05
   status Pending 888-char remark
2. 2026-04-24
   listed $150,000 Active 888-char remark
3. 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: $3,559 · $297/mo
• Projected year-2 tax: $3,559 · $297/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 2/10 Low
• 🌡 Heat 10/10 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: $23,004
• − Mortgage interest: −$8,402
• − Property taxes: −$3,559
• − Insurance: −$750
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$4,364
• Taxable income: $2,248
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $3,885/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: Channelview ISD
• NCES district ID: 4813590
• Math proficiency: 27% ▼ -22.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $52,320
• Composite: 25.18/100
• National rank: #7513
• State rank: #640 of 826 in TX

Livability — Channelview

• Score: 66/100
• State rank: #598
• US rank: #11392

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Channelview, TX
• County: Harris County · 4,702,590 people
• City population: 31,527
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 31,527
• Household income: $62,195
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 966.0

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 Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 31% White 16% Black 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, Jamaica
• Languages at home: 37% English-only · Spanish 60% Other Asian/Pacific 1% Vietnamese 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: ▼ -172.05%
• Current HPI: 292.1862
• Rent YoY: ▲ 16.85%
• 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

5 events — show timeline

• 2026-06-08 Sold (Public Records) — Public Records
• 2026-06-08 Sold (MLS) — HARMLS
• 2026-05-05 Pending — HARMLS
• 2026-04-24 Listed $150,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,559 · +0.7% YoY. Source: county tax records.