247 Hohldale St · Houston, TX 77022

$180,000

4 bd · 1.5 ba · 1,277 sqft · SingleFamily public records · 1 Days on market

Built 1958 6,525 sqft lot Est $221k · 19% 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 +17.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.3/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING TO ENTERTAIN? Open floorplan with STUNNING REAL HARDWOOD FLOORS!! The entire backyard is a deck with outdoor kitchen/fireplace and extra room (great for the food/gifts) that has a ceiling fan and is ready for an A/C unit. Oversized driveway with flagstone front porch. Tons of windows. Beautiful artistic kitchen floor with tons of cabinets. Permantely installed whole home ADT security system. Beautifully tiled bath tub. Move in ready. Throw the best house warming ever!

Key facts

• Tree-lined streets
• 6,525 sq ft lot
• Built 1958

Tags

• TREE-LINED STREETS
• EASY ACCESS TO HOUSTON HEIGHTS
• QUICK COMMUTE DOWNTOWN

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1958; Single-story (first-floor living); Slab foundation
• Construction: Construction materials: Unknown; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on the first floor (17 x 15); Bedroom on the first floor (12 x 11); Bedroom on the first floor (12 x 12); Bedroom on the first floor (11 x 10); Four total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (30.0% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $126k (30.0% below list) — sets the bar for cash-flow.
• Cap rate 7.1% 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.
• 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.
• Zoned schools: Williams Middle (math 9% / reading 15%, grade F, #1,623 of 1,662 statewide, top 98%, 411 students, 98% FRL); Washington B T H S (math 27% / reading 25%, grade F, #1,234 of 1,632 statewide, top 76%, 878 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.5%/yr); 285 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 44% of the median local income ($53k/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 $5k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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: property tax is 2.7% of price; flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $125,982 (30.0% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.08% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $220,921
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Victoria Dr	0.47mi	3/1.0 (-1)	1,276 (-0%)	1mo	$135,000	$106	70
327 E Delz Dr	0.37mi	3/2.0 (-1)	1,259 (-1%)	5mo	$225,000	$179	69
247 E Janisch Rd	0.39mi	3/2.0 (-1)	1,340 (+5%)	1mo	$289,000	$216	65
313 E Tidwell Rd	0.47mi	3/1.0 (-1)	1,269 (-1%)	6mo	$220,000	$173	65
246 Bizerte St	0.37mi	3/1.5 (-1)	1,232 (-4%)	13mo	$279,900	$227	61
5226 Burress Springs Ln	0.41mi	3/2.0 (-1)	1,243 (-3%)	13mo	$275,000	$221	59
203 Spell St	0.37mi	4/1.0	1,387 (+9%)	9mo	$179,000	$129	59
219 E Janisch Rd	0.34mi	3/1.0 (-1)	1,117 (-12%)	1mo	$216,888	$194	55
335 Red Ripple Rd	0.73mi	3/1.0 (-1)	1,322 (+4%)	2mo	$150,000	$113	52
201 Floradora Ln	0.75mi	3/2.0 (-1)	1,233 (-3%)	9mo	$179,900	$146	45
422 Gammon Dr	0.54mi	3/1.0 (-1)	1,111 (-13%)	8mo	$179,400	$161	39
4927 Mercedes Ln	0.63mi	3/1.0 (-1)	1,411 (+10%)	11mo	$204,900	$145	37

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -26.0%
• Equity multiple: 0.10×
• Total profit: $-45,316
• Equity at exit: $26,839

10-year hold

• IRR: -16.2%
• Equity multiple: -0.00×
• Total profit: $-50,537
• Equity at exit: $15,563

Cash invested: $50,400 (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 77022

• Home prices YoY: -33.2%
• Rents YoY: 4.5%
• Active inventory: 285
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$944
• Tax from tax record: −$401 /mo · $4,815/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-306

Break-even live

Break-even rent $2,338

Max offer price $125,982

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5050 Yale St Unit 510 Houston, TX	3.0	2.0	1020	$1,208	$1.18	3d	1	0.13mi
402 Del Norte St Houston, TX	4.0	2.0	1790	$2,300	$1.28	44d	1	0.25mi
5342 Donovan Gardens Ln Unit 1521013P Houston, TX	3.0	3.0	1743	$2,985	$1.71	8d	1	0.25mi
101 E Tidwell Rd Houston, TX	1.0–3.0	1.0	812	$1,599	$1.97	20d	3	0.33mi
101 E Tidwell Rd Houston, TX	1.0–3.0	1.0	812	$1,599	$1.97	4d	3	0.33mi
101 E Tidwell Rd Houston, TX	1.0–3.0	1.0	812	$1,599	$1.97	21d	4	0.33mi
603 W Donovan St Houston, TX	3.0	1.0	948	$1,250	$1.32	22d	1	0.37mi
603 W Donovan St Houston, TX	3.0	1.0	948	$1,250	$1.32	44d	1	0.37mi
450 E Rogers St Houston, TX	1.0–3.0	1.0–2.0	911	$1,505	$1.65	2d	14	0.53mi
622 Janisch Rd Houston, TX	3.0	4.0	1785	$2,650	$1.48	44d	1	0.57mi
4605 Lavatera St Houston, TX	3.0	2.5	1686	$2,265	$1.34	22d	1	0.60mi
4840 N Shepherd Dr Houston, TX	3.0	1.0–2.0	870	$2,430	$2.79	3d	21	0.61mi
316 Thornton Rd Houston, TX	3.0	3.5	1828	$2,500	$1.37	44d	1	0.64mi
148 Knightsbridge Park Ln Houston, TX	3.0	2.5	1580	$2,500	$1.58	44d	1	0.70mi
717 Lehman St Houston, TX	1.0–3.0	1.0–3.0	1084	$3,120	$2.88	5d	263	0.72mi
619 Thornton Oaks Ln Unit Labs Houston, TX	3.0	2.5	1657	$2,200	$1.33	8d	1	0.74mi
717 Janisch Rd Unit B Houston, TX	3.0	3.5	1821	$2,750	$1.51	44d	1	0.80mi
717 Janisch Rd Unit B Houston, TX	3.0	3.5	1821	$2,750	$1.51	24d	1	0.80mi
5115 Royal Heath Dr Houston, TX	3.0	2.5	1600	$2,175	$1.36	24d	1	0.81mi
910 1/2 Oak St Houston, TX	3.0	2.0	1526	$1,995	$1.31	44d	1	0.89mi
774 Paul Quinn St Houston, TX	3.0	3.0	1651	$2,350	$1.42	44d	1	1.05mi
5720 Beall St Unit C Houston, TX	3.0	2.5	1474	$2,006	$1.36	44d	1	1.08mi
5722 # E Unit Beall St unit Houston, TX	3.0	2.5	1474	$2,011	$1.36	44d	1	1.08mi
221 W 44th St Houston, TX	3.0	2.0	1300	$1,600	$1.23	44d	1	1.08mi
313 Sunnyside St Houston, TX	1.0–3.0	1.0–2.0	922	$1,386	$1.50	44d	16	1.13mi
831 Paul Quinn St Unit B Houston, TX	3.0	2.5	1226	$1,800	$1.47	24d	1	1.18mi
833 Paul Quinn St Unit A Houston, TX	3.0	2.5	1226	$1,800	$1.47	44d	1	1.18mi
6127 W Montgomery Rd Houston, TX	3.0	3.0	1786	$2,000	$1.12	24d	1	1.19mi
8502 N Main St Houston, TX	3.0	2.0	1514	$1,685	$1.11	21d	1	1.22mi
221 Oriole St Houston, TX	3.0	2.5	1461	$2,083	$1.43	24d	1	1.26mi
811 E 42nd St Houston, TX	4.0	2.0	1213	$1,600	$1.32	44d	1	1.41mi
4132 Europa St Houston, TX	3.0	2.0	1259	$1,430	$1.14	13d	1	1.48mi

Listing history 2 events

1. 2026-06-18
   remarks 662-char remark
2. 2026-06-18
   listed $180,000 Active 1 DOM

ⓘ 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: $4,815 · $401/mo
• Projected year-2 tax: $4,815 · $401/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 6/10 Major FEMA zone AE · 69% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,407
• − Mortgage interest: −$10,083
• − Property taxes: −$4,815
• − Insurance: −$6,018
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$5,236
• Taxable loss: −$6,491
• Est. tax savings @ 24.0%: +$1,558
• After-tax cash flow: $-2,112/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): 25,805
• Household income: $52,739
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 1354.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 24% Black 19% White 7% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Romanian 1% Portuguese 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 40% English-only · Spanish 59%

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: ▼ -151.13%
• Current HPI: 304.3745
• Rent YoY: ▲ 4.47%
• 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

+88.5% since first listed

7 events — show timeline

• 2026-06-18 Listed $180,000 HARMLS
• 2012-08-23 Sold (Public Records) — Public Records
• 2012-08-06 Sold (Public Records) — Public Records
• 2012-07-27 Sold (MLS) — HARMLS
• 2012-07-07 Listed $95,500 HARMLS
• 2002-10-01 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,815 · +0.6% YoY. Source: county tax records.