2114 Eagle Point Rd · Houston, TX 77532

$234,500

3 bd · 2.0 ba · 1,810 sqft · SingleFamily public records · 48 Days on market

Built 1974 0.31 ac lot $130/sqft · 13% below area Est $270k · 13% under $3/mo HOA

---

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 +15.5/30.0
• ARV discount +13.4/15.0
• 1% rule +4.9/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this recently renovated Indian Shores charmer !! Hurry, It won't last long !!!

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (1.2% below list).
• Recommended offer: $227k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: schools D, crime F.
• Huffman ISD (rural): math 32% / reading 35% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 1172 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 30% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 48 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $227,465 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 8.4

CMA / ARV

• ARV (median comp): $270,000
• List price: $234,500
• Delta: -13.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 Eagle Point Rd	0.16mi	3/2.0	1,902 (+5%)	2mo	$325,000	$171	82
2126 Eagle Point Rd	0.05mi	3/2.0	1,623 (-10%)	1mo	$265,000	$163	80
1819 Black Bear Dr	0.13mi	3/2.0	1,935 (+7%)	5mo	$335,000	$173	78
1819 Papoose Trl	0.29mi	3/2.0	1,734 (-4%)	3mo	$245,000	$141	77
2202 Papoose Trl	0.10mi	3/2.5	1,600 (-12%)	2mo	$250,000	$156	72
21019 Lost Pine Trl	0.13mi	3/2.0	1,638 (-10%)	8mo	$189,900	$116	72
2122 Papoose Trl	0.08mi	3/2.0	1,580 (-13%)	4mo	$120,000	$76	72
1806 White Feather Trl	0.37mi	3/2.5	1,866 (+3%)	9mo	$349,000	$187	68
2006 White Feather Trl	0.31mi	4/3.0 (+1)	2,004 (+11%)	6mo	$322,500	$161	54
2002 Indian Shores Rd	0.65mi	3/2.0	1,975 (+9%)	1mo	$350,000	$177	54
20535 Appaloosa Trl	0.59mi	2/2.5 (-1)	1,656 (-8%)	4mo	$259,900	$157	48
1910 Indian Shores Rd	0.69mi	3/2.0	1,613 (-11%)	4mo	$216,000	$134	46

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.46×
• Total profit: $-35,409
• Equity at exit: $34,965

10-year hold

• IRR: -9.8%
• Equity multiple: 0.44×
• Total profit: $-36,601
• Equity at exit: $20,275

Cash invested: $65,660 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1172
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$1,230
• Tax from tax record: −$406 /mo · $4,876/yr
• Insurance: −$98
• HOA: −$3
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $94

Break-even live

Break-even rent $2,198

Max offer price $234,500

Occupancy floor 91%

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: $58,625
• Closing costs: $7,035
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1823 Black Bear Dr Crosby, TX	3.0	2.5	2564	$2,395	$0.93	44d	1	0.15mi
20119 Iron Winds St Crosby, TX	3.0	2.0	1418	$1,875	$1.32	13d	1	0.98mi
20034 White Dove Dr Crosby, TX	3.0	2.0	1273	$1,850	$1.45	13d	1	1.10mi
22423 Woodlake Rd Huffman, TX	3.0	2.0	1673	$1,935	$1.16	5d	1	1.27mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 15 events

1. 2026-04-06
   listed $234,500 Active 87-char remark

   Show marketing remark (87 chars)

   Come see this recently renovated Indian Shores charmer !! Hurry, It won't last long !!!

2. 2026-04-06
   historical

   Show marketing remark (87 chars)

   Come see this recently renovated Indian Shores charmer !! Hurry, It won't last long !!!

3. 2026-03-18
   listed $239,000 Active
4. 2026-03-18
   historical
5. 2026-02-18
   listed $249,500 Active
6. 2026-02-18
   historical
7. 2026-02-04
   listed $259,500 Active
8. 2025-08-01
   historical
9. 2025-07-24
   listed $154,500 Active
10. 2025-06-17
    soldstatus
11. 2025-06-13
    soldstatus Sold
12. 2025-06-02
    status Pending
13. 2025-05-14
    price $190,000
14. 2025-04-22
    listed $199,000 Active
15. 1988-01-02
    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: $4,876 · $406/mo
• Projected year-2 tax: $4,876 · $406/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $27,806
• − Mortgage interest: −$13,136
• − Property taxes: −$4,876
• − Insurance: −$1,172
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − HOA: −$36
• − Depreciation: −$6,822
• Taxable loss: −$2,684
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $1,770/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: Huffman ISD
• NCES district ID: 4823820
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $65,848
• Composite: 30.61/100
• National rank: #6195
• State rank: #500 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 382.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

+17.8% since first listed

15 events — show timeline

• 2026-04-06 Listing Removed — HARMLS
• 2026-04-06 Listed $234,500 HARMLS
• 2026-03-18 Listing Removed — HARMLS
• 2026-03-18 Listed $239,000 HARMLS
• 2026-02-18 Listing Removed — HARMLS
• 2026-02-18 Listed $249,500 HARMLS
• 2026-02-04 Listed $259,500 HARMLS
• 2025-08-01 Listing Removed — HARMLS
• 2025-07-24 Listed $154,500 HARMLS
• 2025-06-17 Sold (Public Records) — Public Records
• 2025-06-13 Sold (MLS) — HARMLS
• 2025-06-02 Pending — HARMLS
• 2025-05-14 Price Changed $190,000 HARMLS
• 2025-04-22 Listed $199,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $4,876 · +11.0% YoY. Source: county tax records.