15709 Woodforest Blvd · Channelview, TX 77530

$143,000

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 19 Days on market

Built 1955 5,998 sqft lot Est $172k · 17% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.2/10.0
• 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 MLS

Nice starter home. Please verify the room dimensions. Great home! Did not flood in Harvey!! New A/C unit on 2017. New water heater in 2017.

Key facts

• 5,998 sq ft lot
• 2 parking spots
• Built 1955

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Attached carport with 2 car spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Built in 1955; Slab foundation
• Construction: Composition roof
• Exterior features: Private yard; Backs to greenbelt/park

Interior

• Bedrooms: Two bedrooms on the first floor (approx. 12 x 11 and 12 x 10)
• Flooring: Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Window treatments and coverings; Ceiling fan(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $141k (1.5% below list) — sets the bar for market timing.
• 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; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 34% 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 $989 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 $40k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,855 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.22% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $171,616
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15602 Elgin St	0.27mi	3/2.0	1,064 (+7%)	24mo	$165,000	$155	51
742 Barnesville St	0.63mi	3/1.0	1,040 (+5%)	14mo	$179,900	$173	51
714 Greystone St	0.56mi	3/1.5	1,073 (+8%)	14mo	$175,000	$163	47
806 Barnesville St	0.63mi	3/1.5	1,040 (+5%)	20mo	$195,000	$188	44

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: 4.9%
• Equity multiple: 1.20×
• Total profit: $8,111
• Equity at exit: $21,322

10-year hold

• IRR: 18.7%
• Equity multiple: 2.94×
• Total profit: $77,616
• Equity at exit: $12,364

Cash invested: $40,040 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$750
• Tax from tax record: −$225 /mo · $2,695/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $345

Break-even live

Break-even rent $1,309

Max offer price $143,000

Occupancy floor 75%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-01
   days on market $143,000 Pending 19 DOM
2. 2026-05-31
   days on market $143,000 Pending 18 DOM
3. 2026-05-13
   listed $143,000 Active
4. 2018-04-03
   soldstatus
5. 2018-03-30
   soldstatus Sold 139-char remark

   Show marketing remark (139 chars)

   Nice starter home. Please verify the room dimensions. Great home! Did not flood in Harvey!! New A/C unit on 2017. New water heater in 2017.

6. 2018-03-02
   status Pending 139-char remark

   Show marketing remark (139 chars)

   Nice starter home. Please verify the room dimensions. Great home! Did not flood in Harvey!! New A/C unit on 2017. New water heater in 2017.

7. 2018-02-28
   listed $105,000 Active 139-char remark

   Show marketing remark (139 chars)

   Nice starter home. Please verify the room dimensions. Great home! Did not flood in Harvey!! New A/C unit on 2017. New water heater in 2017.

8. 2004-11-09
   soldstatus
9. 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: $2,695 · $225/mo
• Projected year-2 tax: $2,695 · $225/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $20,955
• − Mortgage interest: −$8,010
• − Property taxes: −$2,695
• − Insurance: −$715
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$4,160
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $3,660/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

+36.2% since first listed

7 events — show timeline

• 2026-05-13 Listed $143,000 HARMLS
• 2018-04-03 Sold (Public Records) — Public Records
• 2018-03-30 Sold (MLS) — HARMLS
• 2018-03-02 Pending — HARMLS
• 2018-02-28 Listed $105,000 HARMLS
• 2004-11-09 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,695 · +8.7% YoY. Source: county tax records.