1846 Acaciawood Way · Houston, TX 77051

$305,000

3 bd · 2.5 ba · 2,292 sqft · SingleFamily public records · 47 Days on market

Built 2013 5,985 sqft lot $133/sqft · at area comps Est $300k · at est. $25/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +6.8/15.0
• Cash flow +6.2/30.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks

Welcome to this beautifully maintained home offering the perfect combination of space, comfort, and convenience. Ideally located near the Texas Medical Center and Downtown Houston, this 3-bedroom, 2.5-bath residence features 2,292 sq ft of thoughtfully designed living space. The open-concept floor plan is filled with natural light and centers around a spacious kitchen with granite countertops, stainless steel appliances, abundant cabinetry, and generous prep space. Fresh interior paint completed in May 2026 enhances the home’s bright, modern feel. Upstairs, you’ll find spacious bedrooms, each featuring its own walk-in closet, a versatile game room, and a private primary suite wi

Key facts

• Remodeled gem
• Hammock area
• Covered patio

Tags

• REMODELED GEM
• UPDATED LIVING SPACE
• FULLY UPGRADED KITCHEN
• PRIVATE BACKYARD OASIS
• COVERED PATIO
• HAMMOCK AREA

Property features AI

Finance

• HOA & community: Parkside Community Association; Annual HOA fee of $297 (covers common areas); Community park and trails

Exterior

• Parking: Attached 2-car garage; Attached garage parking
• Security: Prewired for security; Smoke detectors
• Utilities: Public water; Public sewer; Concrete road access
• Home design: Residential property; Faces north; Built in 2013; Slab foundation
• Construction: Brick and cement siding construction; Composition roof
• Exterior features: Covered patio; Patio and deck; Fully fenced backyard; Back yard fence; Sprinkler/irrigation; Subdivision lot

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Disposal; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on second floor (16 x 14); Second-floor bedroom (15 x 12); Second-floor bedroom (13 x 11)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Granite counters; Kitchen/family room combo; Kitchen/dining combo; Primary bath with soaking tub and separate shower; Tub/shower; Ceiling fans
• Laundry & utility: Washer; Dryer; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-553 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (23.6% below list).
• Recommended offer: $207k (32.0% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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: Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 315 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,330/mo this rent would consume 75% of the median local household income ($37k/yr) (locally 1446% 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 $33k of equity ($2k loan paydown + $30k appreciation (10.0% 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 2.5% of price.
• Climate carrying-cost: major flood risk; 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 $207,259 (32.0% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.77%
• DSCR: 0.65
• GRM: 10.9

CMA / ARV

• ARV (median comp): $300,361
• List price: $305,000
• Delta: 1.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11929 Primrose Creek Trl	0.33mi	3/3.5	2,299 (+0%)	9mo	$389,990	$170	72
1938 Acaciawood Way	0.20mi	4/2.5 (+1)	2,197 (-4%)	8mo	$319,900	$146	72
11921 Primrose Creek Trl	0.34mi	3/3.5	2,299 (+0%)	11mo	$394,990	$172	71
2033 Millbridge Spring Ln	0.31mi	4/3.5 (+1)	2,299 (+0%)	7mo	$379,990	$165	70
11916 Oakmont Valley Trce	0.21mi	3/3.0	2,400 (+5%)	13mo	$375,000	$156	70
2020 Windsor Meadow Trce	0.32mi	3/3.5	2,257 (-2%)	12mo	$411,636	$182	69
2027 Millbridge Spring Ln	0.30mi	4/3.5 (+1)	2,294 (+0%)	13mo	$395,000	$172	66
2006 Colehill Dr	0.21mi	4/3.5 (+1)	2,353 (+3%)	12mo	$324,500	$138	66
2020 Groveland Glen Dr	0.31mi	4/3.5 (+1)	2,334 (+2%)	9mo	$405,990	$174	66
11923 Primrose Creek Trl	0.34mi	4/3.5 (+1)	2,334 (+2%)	8mo	$380,000	$163	65
11927 Primrose Creek Trl	0.34mi	4/3.5 (+1)	2,334 (+2%)	12mo	$438,506	$188	62
1818 Artem Ct	0.20mi	4/3.0 (+1)	2,596 (+13%)	12mo	$375,000	$144	52

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

Projected returns pro-forma

10.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $135,306
• Equity at exit: $274,768

10-year hold

• IRR: 18.3%
• Equity multiple: 6.10×
• Total profit: $435,792
• Equity at exit: $592,548

Cash invested: $85,400 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 315
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$643 /mo · $7,710/yr
• Insurance: −$127
• HOA: −$25
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-553

Break-even live

Break-even rent $3,030

Max offer price $207,259

Occupancy floor —

Sensitivity live

Price	-10% $-381	-5% $-467	+0% $-553	+5% $-640	+10% $-726
Rent	-10% $-737	-5% $-645	+0% $-553	+5% $-461	+10% $-369
Rate	-1.0pp $-400	-0.5pp $-476	base $-553	+0.5pp $-632	+1.0pp $-713

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11826 Fortune Park Dr Houston, TX	3.0	2.0	1913	$2,100	$1.10	44d	1	1.08mi
10415 Lancaster Ln Houston, TX	3.0–4.0	2.5	1937	$2,525	$1.30	21d	1	1.12mi
10514 Wellesley Terrace Trl Houston, TX	3.0	3.0	1843	$2,300	$1.25	19d	1	1.24mi
2937 Amherst Meadow Ln Houston, TX	3.0	2.5	1820	$2,450	$1.35	23d	1	1.32mi
2937 Amherst Meadow Ln Unit NA Houston, TX	3.0	2.5	1820	$2,400	$1.32	6d	1	1.32mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 18 events

1. 2026-06-21
   days on market $305,000 Active 47 DOM
2. 2026-06-18
   days on market $305,000 Active 44 DOM
3. 2026-06-17
   days on market $305,000 Active 43 DOM
4. 2026-06-16
   days on market $305,000 Active 42 DOM
5. 2026-06-15
   days on market $305,000 Active 41 DOM
6. 2026-06-13
   days on market $305,000 Active 39 DOM
7. 2026-06-10
   days on market $305,000 Active 35 DOM
8. 2026-06-08
   days on market $305,000 Active 34 DOM
9. 2026-06-07
   pricedays on market $305,000 Active 33 DOM
10. 2026-06-04
    days on market $317,500 Active 30 DOM
11. 2026-06-01
    days on market $317,500 Active 27 DOM
12. 2026-05-31
    days on market $317,500 Active 26 DOM
13. 2026-05-04
    listed $317,500 Active 934-char remark
14. 2024-03-18
    historical $2,050
15. 2024-03-14
    price $2,050
16. 2024-02-26
    price $2,250
17. 2024-02-06
    listed $2,300
18. 2020-08-10
    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: $7,710 · $643/mo
• Projected year-2 tax: $7,710 · $643/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 X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,961
• − Mortgage interest: −$17,085
• − Property taxes: −$7,710
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − HOA: −$300
• − Depreciation: −$8,873
• Taxable loss: −$12,005
• Est. tax savings @ 24.0%: +$2,881
• After-tax cash flow: $-3,758/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

+13160.9% since first listed

7 events — show timeline

• 2026-06-04 Price Changed $305,000 HARMLS
• 2026-05-04 Listed $317,500 HARMLS
• 2024-03-18 Rental Removed $2,050 HARMLS
• 2024-03-14 Price Changed $2,050 HARMLS
• 2024-02-26 Price Changed $2,250 HARMLS
• 2024-02-06 Listed for Rent $2,300 HARMLS
• 2020-08-10 Sold (Public Records) — Public Records

Property tax history

+25.0%/yr

Latest (2025): $7,710 · -8.2% YoY. Source: county tax records.