8025 Peachtree St Unit C · Houston, TX 77016

$249,999

3 bd · 2.0 ba · 1,580 sqft · SingleFamily · 132 Days on market

Built 2025 Good condition 3,820 sqft lot $158/sqft · 15% above area Est $218k · 15% 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 +10.8/30.0
• Appreciation +9.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• ARV discount +1.0/15.0

Listing remarks MLS

Freshly completed in Trinity/Houston Gardens, this brand-new 3-bedroom, 2-bath home brings a sharp, modern presence to one of Houston’s most storied neighborhoods. The main level centers around an open kitchen–living layout with clear sightlines, balanced light, and a pantry that keeps the space organized. All bedrooms are upstairs, each with a full-entry closet and straightforward functionality. An attached 2-car garage adds everyday convenience, and the location places you close to Downtown, the emerging East River district, UHD, and quick routes along I-610 and I-69—offering a direct link to some of the city’s most active corridors.

Key facts

• Pantry
• Attached garage
• Full entry closet

Tags

• OPEN KITCHEN LIVING LAYOUT
• PANTRY
• FULL ENTRY CLOSET
• ATTACHED GARAGE
• CLOSE TO DOWNTOWN
• EMERGING EAST RIVER DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (18.4% below list).
• Recommended offer: $204k (18.4% below list) — sets the bar for 1% rule.
• 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: 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 flat; 372 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,040/mo this rent would consume 51% of the median local household income ($48k/yr) (locally 1297% 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 $23k of equity ($2k loan paydown + $22k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11805% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $204,022 (18.4% 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 132 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $218,263
• List price: $249,999
• Delta: 14.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8722 Clarington St	0.46mi	3/2.0	1,600 (+1%)	7mo	$289,000	$181	70
4819 Keeland St	0.34mi	3/2.5	1,627 (+3%)	8mo	$252,000	$155	70
7609 Shotwell St	0.31mi	3/2.0	1,660 (+5%)	8mo	$180,000	$108	70
4813 Keeland St	0.35mi	3/2.5	1,627 (+3%)	9mo	$252,000	$155	69
4815 Keeland St	0.35mi	3/2.5	1,627 (+3%)	10mo	$252,000	$155	68
4817 Keeland St	0.35mi	3/2.5	1,627 (+3%)	10mo	$252,000	$155	68
7406 Hoffman St	0.54mi	3/2.0	1,600 (+1%)	7mo	$295,000	$184	67
7831 Wileyvale Rd	0.14mi	4/2.0 (+1)	1,781 (+13%)	10mo	$275,000	$154	59
7302 Sandra St	0.55mi	3/1.0	1,460 (-8%)	1mo	$239,900	$164	57
6845 Larkstone St	0.65mi	4/2.0 (+1)	1,567 (-1%)	10mo	$167,000	$107	55
8203 Westcott St	0.71mi	3/2.5	1,380 (-13%)	8mo	$204,999	$149	37
9002 Allwood St	0.71mi	3/1.5	1,373 (-13%)	10mo	$194,900	$142	35

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.44×
• Total profit: $100,978
• Equity at exit: $201,068

10-year hold

• IRR: 17.2%
• Equity multiple: 5.14×
• Total profit: $289,805
• Equity at exit: $410,235

Cash invested: $70,000 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-116

Break-even live

Break-even rent $2,187

Max offer price $233,226

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	43d	1	0.24mi
8508 Wileyvale Rd Houston, TX	2.0	2.0	1504	$1,650	$1.10	43d	1	0.27mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	43d	1	0.37mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	43d	1	0.51mi
4326 Plaag St Unit B Houston, TX	3.0	2.5	1150	$1,595	$1.39	43d	1	0.70mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	43d	1	0.85mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	43d	1	0.95mi
4626 Shreveport Blvd Unit B Houston, TX	3.0	2.0	1150	$1,490	$1.30	13d	1	1.06mi
6315 Sandra St Unit A Houston, TX	3.0	2.0	1150	$1,399	$1.22	43d	1	1.12mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	24d	1	1.19mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,695	$1.05	14d	1	1.27mi
3208 Bostic St Unit 1254540P Houston, TX	3.0	2.0	1603	$3,691	$2.30	1d	1	1.35mi
8318 Curry Rd Houston, TX	3.0	2.0	1558	$2,299	$1.48	43d	1	1.36mi
8322 Curry Rd Houston, TX	3.0	2.5	1599	$2,500	$1.56	43d	1	1.36mi
8326 Curry Rd Unit 1228882P Houston, TX	3.0	2.0	1614	$2,878	$1.78	7d	1	1.36mi
8320 Curry Rd Unit 1391267P Houston, TX	3.0	2.5	1550	$5,134	$3.31	1d	1	1.36mi
8320 Curry Rd Houston, TX	3.0	2.5	1558	$8,950	$5.74	21d	1	1.36mi
9320 Firnat St Unit A Houston, TX	3.0	2.5	1900	$1,850	$0.97	7d	1	1.38mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	21d	1	1.38mi
9328 Firnat St Unit B Houston, TX	3.0	2.5	1902	$1,900	$1.00	43d	1	1.38mi
9326 Firnat St Unit B Houston, TX	3.0	2.5	1902	$1,900	$1.00	43d	1	1.38mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	1.42mi
3812 Lynnfield St Houston, TX	3.0	2.0	1298	$1,545	$1.19	5d	1	1.44mi
3810 Lynnfield St Houston, TX	3.0	2.0	1298	$1,599	$1.23	14d	1	1.45mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	15d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $249,999 Active 132 DOM
2. 2026-06-17
   days on market $249,999 Active 131 DOM
3. 2026-06-16
   days on market $249,999 Active 130 DOM
4. 2026-06-15
   days on market $249,999 Active 129 DOM
5. 2026-06-13
   days on market $249,999 Active 127 DOM
6. 2026-06-10
   days on market $249,999 Active 123 DOM
7. 2026-06-08
   days on market $249,999 Active 122 DOM
8. 2026-06-07
   days on market $249,999 Active 121 DOM
9. 2026-06-04
   days on market $249,999 Active 118 DOM
10. 2026-06-01
    days on market $249,999 Active 115 DOM
11. 2026-05-31
    days on market $249,999 Active 114 DOM
12. 2026-05-07
    historical $2,100
13. 2026-04-25
    listed $2,100
14. 2026-02-06
    historical

    Show marketing remark (667 chars)

    Freshly completed in Trinity/Houston Gardens, this brand-new 3-bedroom, 2-bath home brings a sharp, modern presence to one of Houston’s most storied neighborhoods. The main level centers around an open kitchen–living layout with clear sightlines, balanced light, and a pantry that keeps the space organized. All bedrooms are upstairs, each with a full-entry closet and straightforward functionality. An attached 2-car garage adds everyday convenience, and the location places you close to Downtown, the emerging East River district, UHD, and quick routes along I-610 and I-69—offering a direct link to some of the city’s most active corridors.

15. 2026-02-06
    listed $249,999 Active 667-char remark

    Show marketing remark (667 chars)

    Freshly completed in Trinity/Houston Gardens, this brand-new 3-bedroom, 2-bath home brings a sharp, modern presence to one of Houston’s most storied neighborhoods. The main level centers around an open kitchen–living layout with clear sightlines, balanced light, and a pantry that keeps the space organized. All bedrooms are upstairs, each with a full-entry closet and straightforward functionality. An attached 2-car garage adds everyday convenience, and the location places you close to Downtown, the emerging East River district, UHD, and quick routes along I-610 and I-69—offering a direct link to some of the city’s most active corridors.

16. 2026-02-05
    listed $245,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,483
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$7,273
• Taxable loss: −$5,711
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $-20/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This freshly completed home in Trinity/Houston Gardens is in excellent condition with modern finishes and a prime location. It is move-in ready and would benefit from minor exterior updates to maximize its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase property value
• Both Landscaping improvements — Enhances curb appeal and can increase property value
• Both Add a smart home system — Improves convenience and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase property value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Both Add a smart home system — Improves convenience and can increase property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

-99.1% since first listed

5 events — show timeline

• 2026-05-07 Rental Removed $2,100 HARMLS
• 2026-04-25 Listed for Rent $2,100 HARMLS
• 2026-02-06 Listed $249,999 HARMLS
• 2026-02-06 Listing Removed — HARMLS
• 2026-02-05 Listed $245,000 HARMLS