8221 Bigwood St · Houston, TX 77078

$1,975

3 bd · 1.0 ba · 1,558 sqft · SingleFamily public records · 1 Days on market

Built 1946 0.33 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.33 acre lot
• 5 parking spots
• Built 1946

Property features AI

Finance

• Other: Municipal Utility District disclosure provided
• Financial info: Lease considered

Exterior

• Parking: Attached carport; Carport with space for 5 vehicles
• Utilities: Public water
• Home design: Residential property; Built in 1946; Slab foundation
• Construction: Brick and stone construction; Metal roof
• Exterior features: Lot includes 'Other' features

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: 5 total rooms

🏷️ Possibly a rental listed for sale. The $1,975 price doesn't fit this home's estimated sale value (~$277,324) 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/1.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 814.3% 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: Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,701/mo this rent would consume 52% of the median local household income ($39k/yr) (locally 780% 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 $62 of equity ($13 loan paydown + $49 appreciation (2.5% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $553 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,975

Questions for the listing agent

1. Built in 1946 — 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: 86.11% ✓
• Cap rate: 814.30%
• Cash-on-cash: 2885.73%
• DSCR: 129.40
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $277,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9901 Wiloak St	0.10mi	2/2.0 (-1)	1,656 (+6%)	0mo	$125,000	$75	76
7909 Elisha Park Dr	0.48mi	3/2.0	1,544 (-1%)	2mo	$250,000	$162	71
9606 Jenny Park Pl	0.43mi	3/2.5	1,609 (+3%)	1mo	$254,000	$158	67
8124 Burnt Orchid Dr	0.63mi	3/2.0	1,571 (+1%)	1mo	$279,900	$178	64
8207 Burnt Orchid Dr	0.65mi	3/2.0	1,571 (+1%)	1mo	$279,900	$178	64
7918 Cassie Pine Dr	0.57mi	3/2.0	1,412 (-9%)	0mo	$278,290	$197	54
7914 Cassie Pine Dr	0.59mi	3/2.0	1,401 (-10%)	0mo	$274,290	$196	52
7904 Cassie Pine Dr	0.62mi	3/2.0	1,412 (-9%)	0mo	$281,040	$199	51
7902 Elowen Grove Dr	0.64mi	3/2.0	1,412 (-9%)	2mo	$277,290	$196	49
10315 Vinca Minor Ln	0.67mi	3/2.0	1,412 (-9%)	1mo	$276,240	$196	48
8105 Burnt Orchid Dr	0.68mi	4/2.5 (+1)	1,745 (+12%)	1mo	$284,990	$163	37
8127 Vanilla Orchid Dr	0.68mi	4/2.5 (+1)	1,745 (+12%)	1mo	$284,990	$163	36

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

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 154.54×
• Total profit: $84,910
• Equity at exit: $833

10-year hold

• IRR: —
• Equity multiple: 333.14×
• Total profit: $183,671
• Equity at exit: $1,242

Cash invested: $553 (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 77078

• Home prices YoY: 0.8%
• Active inventory: 129
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$10
• Tax est. 1.5%: −$2 /mo · $30/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $1,330

Break-even live

Break-even rent $17

Max offer price $1,975

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: $494
• Closing costs: $59
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8213 Bigwood St Unit A Houston, TX	3.0	2.5	1150	$1,595	$1.39	43d	1	0.05mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	24d	1	0.13mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	15d	1	0.14mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	15d	1	0.14mi
8102 Rhobell St Unit A Houston, TX	4.0	3.5	1567	$1,750	$1.12	43d	1	0.21mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	7d	1	0.22mi
8314 Madera Rd Unit B Houston, TX	3.0	2.5	1608	$1,495	$0.93	24d	1	0.23mi
8214 Parker Rd Unit B Houston, TX	3.0	2.0	1608	$1,560	$0.97	7d	1	0.30mi
9702 Hillis St Houston, TX	3.0	2.0	1612	$1,550	$0.96	43d	1	0.47mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	1d	5	0.64mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	43d	1	0.76mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	24d	1	0.80mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,782	$2.53	7d	1	0.86mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	24d	1	0.88mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	43d	1	0.90mi
8711 Southwark St Unit A Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	0.92mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	7d	1	0.92mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	24d	1	0.95mi
8203 Woodlyn Rd Unit C Houston, TX	3.0	2.5	1650	$1,650	$1.00	7d	1	0.99mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	7d	1	1.03mi
8623 Homewood Ln Unit B Houston, TX	3.0	2.5	1150	$1,850	$1.61	18d	1	1.08mi
8623 Homewood Unit A Houston, TX	3.0	2.5	1150	$1,850	$1.61	43d	1	1.08mi
8625 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	43d	1	1.09mi
8627 Homewood Ln Unit B Houston, TX	3.0	2.5	1500	$1,850	$1.23	43d	1	1.09mi
8631 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	43d	1	1.10mi
8631 Homewood Ln Unit A Houston, TX	3.0	2.5	1500	$1,850	$1.23	43d	1	1.10mi
7426 Bigwood St Houston, TX	4.0	2.0	1997	$1,850	$0.93	14d	1	1.11mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	24d	1	1.16mi
9526 Balsam Ln Houston, TX	3.0	1.5	1533	$1,475	$0.96	5d	1	1.17mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	43d	1	1.20mi
8602 Wilkins Oaks Dr Houston, TX	3.0	2.0	1307	$1,775	$1.36	43d	1	1.24mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.26mi
9218 Nyssa St Unit B Houston, TX	3.0	2.5	1608	$1,490	$0.93	1d	1	1.27mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	17d	1	1.28mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	43d	1	1.28mi
8638 Doris Oaks Cir Houston, TX	3.0	3.0	1777	$1,975	$1.11	43d	1	1.30mi
8102 Crestview Dr Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	43d	1	1.36mi
8102 Crestview Dr Unit A Houston, TX	3.0	2.5	1800	$1,900	$1.06	22d	1	1.36mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.36mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	18d	1	1.40mi

Listing history 5 events

1. 2026-05-25
   listed $1,975 Active
2. 2025-12-02
   soldstatus
3. 2014-02-18
   soldstatus
4. 2010-07-26
   soldstatus
5. 1999-07-27
   soldstatus

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,407
• − Mortgage interest: −$111
• − Property taxes: −$30
• − Insurance: −$10
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$57
• Taxable income: $16,935
• Est. tax owed @ 24.0%: −$4,064
• After-tax cash flow: $11,894/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): 14,247
• Household income: $39,093
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 780.0

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

• Race & ethnicity: Black 49% Hispanic / Latino 46% Two or more races 15% White 5%
• Hispanic origin (detail): Mexican 36% Cuban 1%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 24% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 2.50%
• Current HPI: 307.0842
• Rent YoY: —
• 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

• 2026-05-25 Listed $1,975 HARMLS
• 2025-12-02 Sold (Public Records) — Public Records
• 2014-02-18 Sold (Public Records) — Public Records
• 2010-07-26 Sold (Public Records) — Public Records
• 1999-07-27 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,361 · -11.3% YoY. Source: county tax records.