9006 Ledge St · Houston, TX 77075

$2,200

3 bd · 2.0 ba · 1,467 sqft · SingleFamily public records · 1 Days on market

Built 2004 10,001 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This nice house is waiting for your buyers, open concept nice size of bedrooms, bring an offer, owner will install a new carpet

Key facts

• Large backyard
• Ample cabinet space
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• AMPLE CABINET SPACE
• BREAKFAST BAR
• LARGE BACKYARD

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Residential property; Built in 2004
• Construction: Composition roof; Slab foundation
• Exterior features: Back yard fence; Property is cleared

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: Primary bedroom on the first floor (15 x 13); Two additional bedrooms on the first floor (12 x 11; 10 x 11)
• Flooring: Engineered hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Smoke detectors installed; Convection oven included
• Laundry & utility: Washer and dryer included

🏷️ Possibly a rental listed for sale. The $2,200 price doesn't fit this home's estimated sale value (~$246,456) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Cap rate 638.9% 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.
• Pasadena ISD (suburban): math 29% / reading 32% proficiency, ranked #612 of 826 in TX (top 74%) — 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: Rick Schneider Middle (math 12% / reading 18%, grade F, #1,569 of 1,662 statewide, top 95%, 575 students, 92% FRL); South Houston H S (math 50% / reading 33%, grade F, #767 of 1,632 statewide, top 47%, 2,213 students, 87% FRL) — zoned schools average 90% FRL vs 71% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $15 of loan paydown is wiped out by about $66 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 + 2.2% rent growth), your $616 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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

• 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 $2,200

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 67.61% ✓
• Cap rate: 638.93%
• Cash-on-cash: 2259.42%
• DSCR: 101.53
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $246,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8830 Ledge St	0.16mi	3/2.0	1,456 (-1%)	9mo	$224,900	$154	84
9001 Judwin St	0.12mi	3/2.5	1,350 (-8%)	4mo	$246,999	$183	76
8903 Freeland St	0.33mi	4/2.5 (+1)	1,458 (-1%)	4mo	$225,000	$154	73
8906 Judwin St	0.15mi	3/1.5	1,640 (+12%)	4mo	$215,000	$131	68
9119 Edgebrook St	0.38mi	3/2.0	1,303 (-11%)	10mo	$224,500	$172	55
8842 Barton St	0.49mi	3/2.0	1,272 (-13%)	2mo	$185,000	$145	54
8842 Conger St	0.45mi	3/2.0	1,303 (-11%)	9mo	$188,500	$145	53
9119 Barton St	0.52mi	3/1.5	1,272 (-13%)	7mo	$214,000	$168	46
9515 Lower Ridgeway	0.68mi	3/2.0	1,326 (-10%)	10mo	$221,500	$167	44
8678 Easthaven Blvd	0.73mi	3/2.5	1,651 (+12%)	0mo	$354,990	$215	43
8676 Easthaven Blvd	0.73mi	3/2.5	1,651 (+12%)	0mo	$339,990	$206	43
8672 Easthaven Blvd	0.74mi	3/2.5	1,651 (+12%)	3mo	$354,990	$215	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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 118.38×
• Total profit: $72,304
• Equity at exit: $328

10-year hold

• IRR: —
• Equity multiple: 249.70×
• Total profit: $153,201
• Equity at exit: $190

Cash invested: $616 (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 77075

• Home prices YoY: -25.3%
• Rents YoY: 2.2%
• Active inventory: 146
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $33/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $1,160

Break-even live

Break-even rent $19

Max offer price $2,200

Occupancy floor 17%

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: $550
• Closing costs: $66
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9130 Arledge St Houston, TX	3.0	2.0	1253	$1,700	$1.36	43d	1	0.54mi
9465 Clearwood Dr Unit 2162 Houston, TX	2.0	2.0	1029	$1,240	$1.21	5d	1	0.68mi
9465 Clearwood Dr Unit 9498 Houston, TX	3.0	2.0	1232	$1,375	$1.12	43d	1	0.68mi
9465 Clearwood Dr Unit 9522 Houston, TX	2.0	2.0	1029	$1,265	$1.23	43d	1	0.68mi
9465 Clearwood Dr Unit 2174 Houston, TX	2.0	2.0	1029	$1,232	$1.20	3d	1	0.68mi
9465 Clearwood Dr Unit 3174 Houston, TX	3.0	2.0	1232	$1,332	$1.08	3d	1	0.68mi
13 Ledge St Houston, TX	3.0	2.0	1200	$1,079	$0.90	20d	1	0.69mi
9220 Nathaniel St Unit 9253 Houston, TX	3.0	2.0	1200	$1,302	$1.08	3d	1	0.71mi
9800 Hollock St Houston, TX	1.0–2.0	1.0–2.0	820	$1,315	$1.60	2d	33	0.77mi
9806 Hollock St Houston, TX	2.0	2.0	965	$1,111	$1.15	24d	1	0.87mi
9815 Almeda-Genoa Rd Unit 510 Houston, TX	3.0	2.0	1290	$1,773	$1.37	12d	1	0.94mi
9815 Almeda-Genoa Rd Unit 9842 Houston, TX	2.0	2.0	956	$1,471	$1.54	3d	1	0.94mi
9815 Almeda-Genoa Rd Unit 9848 Houston, TX	3.0	2.0	1290	$1,781	$1.38	3d	1	0.94mi
9757 Windwater Dr Unit 2047 Houston, TX	2.0	2.0	1017	$1,290	$1.27	11d	1	0.97mi
9757 Windwater Dr Unit 9814 Houston, TX	2.0	2.0	1017	$1,247	$1.23	3d	1	0.98mi
9763 Windwater Dr Houston, TX	2.0	1.0	916	$1,149	$1.25	43d	1	0.98mi
9750 Windwater Dr Houston, TX	1.0–2.0	1.0–2.0	856	$1,662	$1.94	1d	13	1.02mi
1227 Redford St Houston, TX	2.0	2.0	966	$1,184	$1.23	24d	1	1.11mi
9150 Blackhawk Blvd Houston, TX	1.0–2.0	1.0–2.0	834	$1,550	$1.86	2d	1	1.11mi
10915 Gulf Fwy Houston, TX	3.0	3.0	1286	$1,400	$1.09	43d	1	1.13mi
10915 Gulf Fwy Houston, TX	3.0	3.0	1286	$1,400	$1.09	20d	1	1.13mi
10915 Gulf Fwy Houston, TX	2.0	2.0	1060	$1,110	$1.05	22d	1	1.13mi
10915 Gulf Fwy Houston, TX	2.0	2.0	1060	$1,110	$1.05	19d	1	1.13mi
1221 Redford St Houston, TX	1.0–3.0	1.0–2.0	877	$1,308	$1.49	2d	60	1.14mi
1223 Shawnee St Houston, TX	3.0	1.0	1101	$1,695	$1.54	43d	1	1.15mi
9988 Windmill Lakes Blvd Unit 10045 Houston, TX	2.0	2.0	1047	$1,125	$1.07	17d	1	1.15mi
9988 Windmill Lakes Blvd Houston, TX	1.0–2.0	1.0–2.0	859	$1,290	$1.50	2d	15	1.17mi
9994 Windmill Lakes Blvd Unit 817 Houston, TX	2.0	2.0	1047	$1,280	$1.22	43d	1	1.24mi
10909 Gulf Fwy Houston, TX	1.0–2.0	1.0–2.0	816	$1,430	$1.75	2d	154	1.27mi
10100 Almeda-Genoa Rd Unit 2047 Houston, TX	2.0	2.0	1052	$1,502	$1.43	11d	1	1.31mi
8020 Botany Ln Unit 1546255P Houston, TX	3.0	2.0	1388	$3,226	$2.32	17d	1	1.32mi
10100 Almeda-Genoa Rd Unit 10137 Houston, TX	2.0	2.0	1052	$1,491	$1.42	10d	1	1.34mi
10100 Almeda-Genoa Rd Unit 10133 Houston, TX	3.0	2.0	1230	$1,978	$1.61	10d	1	1.34mi
10100 Almeda-Genoa Rd Unit 2112 Houston, TX	2.0	2.0	1052	$1,459	$1.39	3d	1	1.34mi
10100 Almeda-Genoa Rd Unit 10157 Houston, TX	2.0	2.0	1052	$1,467	$1.39	43d	1	1.34mi
10100 Almeda-Genoa Rd Unit 3165 Houston, TX	3.0	2.0	1230	$1,946	$1.58	3d	1	1.34mi
8600 Theta St Houston, TX	1.0–2.0	1.0–2.0	766	$1,179	$1.54	2d	25	1.34mi
10280 Windmill Lakes Blvd Houston, TX	1.0–2.0	1.0–2.0	780	$1,410	$1.81	2d	9	1.35mi
10121 Windmill Lakes Blvd Unit 2047 Houston, TX	2.0	2.0	914	$1,445	$1.58	11d	1	1.36mi
10121 Windmill Lakes Blvd Houston, TX	1.0–2.0	1.0–2.0	814	$1,491	$1.83	20d	17	1.37mi

Listing history 2 events

1. 2026-06-16
   remarks 521-char remark
2. 2026-06-16
   listed $2,200 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,849
• − Mortgage interest: −$123
• − Property taxes: −$33
• − Insurance: −$11
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$64
• Taxable income: $14,762
• Est. tax owed @ 24.0%: −$3,543
• After-tax cash flow: $10,375/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: Pasadena ISD
• NCES district ID: 4834320
• Math proficiency: 29% ▼ -17.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $45,163
• Composite: 26.15/100
• National rank: #7275
• State rank: #612 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): 40,626
• Household income: $69,191
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1573.0

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 34% Black 14% White 7% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1%
• Foreign-born: 30% · Canada, Vietnam, Jamaica
• Languages at home: 34% English-only · Spanish 60% Vietnamese 6%

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: ▼ -88.33%
• Current HPI: 260.3733
• Rent YoY: ▲ 2.17%
• 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

-98.1% since first listed

12 events — show timeline

• 2026-06-15 Listed $2,200 HARMLS
• 2024-08-02 Rental Removed $1,950 HARMLS
• 2024-06-25 Price Changed $1,950 HARMLS
• 2024-06-16 Listed for Rent $2,100 HARMLS
• 2017-08-02 Sold (MLS) — HARMLS
• 2017-07-31 Sold (Public Records) — Public Records
• 2017-07-08 Pending — HARMLS
• 2017-06-27 Pending — HARMLS
• 2017-06-14 Listed $157,500 HARMLS
• 2004-08-10 Sold (Public Records) — Public Records
• 2004-06-17 Listing Removed — HARMLS
• 2004-03-17 Listed $117,900 HARMLS

Property tax history

+7.6%/yr

Latest (2025): $5,671 · +1.2% YoY. Source: county tax records.