8746 Cowart St · Houston, TX 77029

$229,900

4 bd · 3.0 ba · 2,012 sqft · SingleFamily public records · 3 Days on market

Built 1955 5,562 sqft lot Est $165k · 39% over

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Why this score? — see what drove the F 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
• Cash flow +7.5/30.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Gorgeous fully remodeled down to the stud’s home in Pleasantville! There is over $100,000 in upgrades and renovations that make this home move-in ready. No expensive projects, just move in and enjoy your home! All-new: Roof, HVAC, electrical, and foundation (with a transferable warranty), new kitchen with appliances, updated bathrooms, striking Luxury Vinyl flooring, and more. Very rare: two primary bedrooms with full en-suite bathrooms, two secondary bedrooms with a full bathroom across the hallway. The oversized kitchen features a large island – a chef’s delight. The extra-wide driveway allows you to park all your cars. Centrally located with easy access to I-10 and 610, you can be virtually anywhere in 30 minutes. This home will not last, schedule a showing today!

Key facts

• Updated kitchen
• Granite countertops
• Double sink vanity

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DOUBLE SINK VANITY
• FULLY FENCED BACKYARD
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces north; Built in 1955; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Back yard fence; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Gas oven; Gas range; Microwave; Refrigerator; Disposal; Pantry
• Bedrooms: 6 total rooms (bedroom breakdown not specified)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Pantry; Tub with shower; Window treatments

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (14.9% below list).
• Recommended offer: $180k (21.6% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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: Pleasantville El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 233 students, 97% FRL); Holland Middle (math 10% / reading 16%, grade F, #1,609 of 1,662 statewide, top 97%, 644 students, 98% 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 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: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $180,260 (21.6% 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 1955 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.85% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.24%
• DSCR: 0.77
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $164,984
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8755 Cowart St	0.04mi	4/2.0	2,152 (+7%)	4mo	$140,000	$65	79
8655 Tilgham St	0.17mi	5/2.0 (+1)	2,024 (+1%)	5mo	$290,000	$143	78
1102 Laurentide St	0.20mi	3/2.0 (-1)	1,984 (-1%)	2mo	$155,000	$78	77
8631 Candy St	0.36mi	3/2.0 (-1)	2,048 (+2%)	12mo	$230,000	$112	61
1403 Pleasantville Dr	0.48mi	4/2.0	1,860 (-8%)	15mo	$265,000	$142	48
8522 Richcroft St	0.67mi	4/2.0	1,839 (-9%)	10mo	$150,000	$82	42
1442 Silverdale St	0.44mi	3/3.0 (-1)	1,747 (-13%)	12mo	$140,000	$80	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $107,488
• Equity at exit: $207,112

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $330,957
• Equity at exit: $446,645

Cash invested: $64,372 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$525 /mo · $6,298/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-281

Break-even live

Break-even rent $2,312

Max offer price $180,260

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1629 Demaree Ln Houston, TX	4.0	2.0	1520	$2,225	$1.46	24d	1	0.62mi

Listing history 5 events

1. 2026-06-18
   days on market $229,900 Active 3 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   days on market $229,900 Active 2 DOM
4. 2026-06-15
   remarks 507-char remark
5. 2026-06-15
   listed $229,900 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: $6,298 · $525/mo
• Projected year-2 tax: $6,298 · $525/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) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $23,472
• − Mortgage interest: −$12,878
• − Property taxes: −$6,298
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$6,688
• Taxable loss: −$7,297
• Est. tax savings @ 24.0%: +$1,751
• After-tax cash flow: $-1,621/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): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• 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

+93.2% since first listed

18 events — show timeline

• 2026-06-15 Listed $229,900 HARMLS
• 2024-01-27 Rental Removed $1,775 RENTLY
• 2024-01-20 Price Changed $1,775 RENTLY
• 2024-01-04 Price Changed $1,795 RENTLY
• 2023-12-28 Price Changed $1,830 RENTLY
• 2023-12-27 Listed for Rent $1,965 RENTLY
• 2021-09-02 Sold (Public Records) — Public Records
• 2021-08-31 Sold (MLS) — HARMLS
• 2021-08-18 Pending — HARMLS
• 2021-08-09 Pending — HARMLS
• 2021-08-02 Listed $215,000 HARMLS
• 2021-03-10 Sold (Public Records) — Public Records
• 2021-03-08 Sold (MLS) — HARMLS
• 2021-02-11 Pending — HARMLS
• 2021-02-03 Relisted — HARMLS
• 2021-01-30 Pending — HARMLS
• 2020-12-26 Listed $119,000 HARMLS
• 1988-03-09 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $6,298 · +5.3% YoY. Source: county tax records.