4334 Spring Valley Rd · Houston, TX 77041

$185,000

4 bd · 2.0 ba · 1,738 sqft · SingleFamily public records · 1 Days on market

Built 1976 7,701 sqft lot Est $358k · 48% under ↓ 18% since listing

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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 +18.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +5.6/10.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Main house with guest house in back. No HOA / no restrictions per owner. Estate sale. Main house needs work. Garage apartment in back is in better shape than main house. Selling as-is. Great opportunity for an unrestricted property. MULTIPLE OFFERS RECEIVED. FINAL DEADLINE FRIDAY, DEC 5TH AT NOON.

Key facts

• No restrictions
• Guest house
• No hoa

Tags

• GUEST HOUSE
• NO HOA
• NO RESTRICTIONS
• UNRESTRICTED PROPERTY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.3% 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dean Middle (math 31% / reading 39%, grade F, #842 of 1,662 statewide, top 51%, 1,252 students, 88% FRL); Cypress Ridge H S (math 45% / reading 53%, grade D, #553 of 1,632 statewide, top 34%, 2,921 students, 76% FRL) — zoned schools average 82% FRL vs 43% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 171 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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.
• 4 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

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $358,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4334 Spring Valley Rd	0.00mi	4/2.0	1,738 (0%)	1mo	$185,000	$106	99
9718 Springmont Dr	0.34mi	3/2.0 (-1)	1,800 (+4%)	0mo	$367,500	$204	73
9626 Colleen Rd	0.57mi	4/2.0	1,642 (-6%)	1mo	$394,800	$240	63
9948 Storehouse Dr	0.53mi	3/2.5 (-1)	1,785 (+3%)	1mo	$325,000	$182	62
4214 Farm Hollow St	0.61mi	3/2.5 (-1)	1,727 (-1%)	3mo	$385,240	$223	61
10006 Rustic Charm St	0.62mi	3/2.5 (-1)	1,727 (-1%)	3mo	$376,640	$218	61
10004 Rustic Charm St	0.61mi	3/2.5 (-1)	1,703 (-2%)	3mo	$350,340	$206	59
10014 Rustic Charm St	0.64mi	3/2.5 (-1)	1,703 (-2%)	2mo	$351,140	$206	58
2939 Rosefield Dr	0.71mi	3/2.0 (-1)	1,815 (+4%)	2mo	$395,000	$218	53
10008 Rustic Charm St	0.62mi	3/2.5 (-1)	1,607 (-8%)	2mo	$332,240	$207	50
9719 Lawngate Dr	0.57mi	4/3.0	1,990 (+14%)	3mo	$385,000	$193	43
10018 Rustic Charm St	0.65mi	4/2.5	1,989 (+14%)	3mo	$384,890	$194	41

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

Projected returns pro-forma

-1.47% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.75×
• Total profit: $-13,142
• Equity at exit: $40,523

10-year hold

• IRR: -2.1%
• Equity multiple: 0.84×
• Total profit: $-8,465
• Equity at exit: $39,122

Cash invested: $51,800 (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 77041

• Home prices YoY: -0.6%
• Rents YoY: 0.2%
• Active inventory: 171
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$970
• Tax from tax record: −$448 /mo · $5,380/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $159

Break-even live

Break-even rent $1,893

Max offer price $185,000

Occupancy floor 87%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9811 Falling Fern Ln Houston, TX	3.0	2.5	1942	$2,425	$1.25	13d	1	0.28mi
9813 Falling Fern Ln Houston, TX	3.0	2.5	1650	$2,295	$1.39	24d	1	0.29mi
9826 Rugged Oaks Dr Houston, TX	3.0	2.5	1942	$2,250	$1.16	24d	1	0.30mi
9614 Springmont Dr Unit 1042671P Houston, TX	5.0	2.5	2174	$14,296	$6.58	21d	1	0.33mi
9945 Storehouse Dr Houston, TX	3.0	2.5	2119	$2,600	$1.23	43d	1	0.50mi
9634 Rockhurst Dr Houston, TX	4.0	2.0	1881	$2,700	$1.44	43d	1	0.66mi
9540 Kempwood Dr Houston, TX	1.0–3.0	1.0–2.5	965	$1,580	$1.64	43d	24	0.78mi
3400 Campbell Rd Houston, TX	1.0–3.0	1.0–2.0	954	$1,299	$1.36	5d	12	0.79mi
3125 Crestdale Dr Unit 3148 Houston, TX	3.0	2.0	1241	$1,541	$1.24	2d	1	0.95mi
3125 Crestdale Dr Unit 3158 Houston, TX	3.0	2.0	1241	$1,573	$1.27	10d	1	0.95mi
9911 Porto Rico Rd Unit A Houston, TX	5.0	2.0	1500	$2,650	$1.77	24d	1	0.99mi
10105 Kempwood Dr Houston, TX	1.0–3.0	1.0–2.0	925	$1,575	$1.70	2d	24	1.01mi
3125 Crestdale Dr Unit 1064 Houston, TX	3.0	2.0	1400	$1,399	$1.00	43d	1	1.02mi
3125 Crestdale Dr Unit 1006 Houston, TX	3.0	2.0	1500	$1,629	$1.09	43d	1	1.02mi
3125 Crestdale Dr Unit 1057 Houston, TX	3.0	2.0	1241	$1,419	$1.14	43d	1	1.02mi
3125 Crestdale Dr Unit 1436 Houston, TX	3.0	2.0	1450	$1,599	$1.10	43d	1	1.02mi
3125 Crestdale Dr Unit 1082 Houston, TX	4.0	2.0	1600	$1,200	$0.75	43d	1	1.02mi
3125 Crestdale Dr Unit 1006 Houston, TX	3.0	2.0	1495	$1,629	$1.09	24d	1	1.02mi
3125 Crestdale Dr Unit 1091 Houston, TX	3.0	2.0	1450	$1,500	$1.03	43d	1	1.02mi
3125 Crestdale Dr Unit 1305 Houston, TX	4.0	2.0	1600	$1,819	$1.14	43d	1	1.02mi
3125 Crestdale Dr Unit 2346 Houston, TX	3.0	2.0	1354	$1,499	$1.11	43d	1	1.02mi
3125 Crestdale Dr Houston, TX	3.0	3.0	1400	$1,749	$1.25	43d	1	1.03mi
10221 Centrepark Dr Unit 3174 Houston, TX	3.0	2.0	1386	$2,090	$1.51	11d	1	1.06mi
10221 Centrepark Dr Unit 525 Houston, TX	3.0	2.0	1386	$2,047	$1.48	2d	1	1.06mi
10221 Centrepark Dr Unit 10254 Houston, TX	3.0	2.0	1386	$2,014	$1.45	43d	1	1.06mi
9219 Kempwood Dr Houston, TX	4.0	3.0	1913	$9,500	$4.97	43d	1	1.16mi
9219 Kempwood Dr Unit 1019628P Houston, TX	4.0	3.0	1905	$14,940	$7.84	24d	1	1.16mi
2823 Stetson Ln Houston, TX	4.0	2.0	2050	$3,050	$1.49	43d	1	1.27mi
4006 Hollister Rd Houston, TX	3.0	2.0	1344	$1,776	$1.32	24d	1	1.34mi
9007 Kempwood Dr Houston, TX	3.0	2.0	1344	$1,175	$0.87	18d	1	1.36mi
9007 Kempwood Dr Houston, TX	3.0	2.0	1344	$1,175	$0.87	15d	1	1.36mi
10615 Heatherford Dr Houston, TX	4.0	2.0	2120	$2,495	$1.18	7d	1	1.45mi
3950 Hollister Rd Houston, TX	1.0–3.0	1.0–2.0	972	$1,199	$1.23	2d	6	1.45mi
8018 Grow Ln Houston, TX	3.0	2.5	1770	$2,050	$1.16	24d	1	1.47mi

Listing history 12 events

1. 2026-04-14
   status Pending
2. 2026-04-14
   listed $185,000 Active
3. 2025-12-15
   historical
4. 2025-11-24
   status Active
5. 2025-10-21
   status Pending
6. 2025-10-20
   listed $185,000 Active
7. 2025-10-07
   historical
8. 2025-09-12
   price $185,000
9. 2025-08-07
   price $199,900
10. 2025-05-08
    listed $225,000 Active
11. 2025-05-06
    historical
12. 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: $5,380 · $448/mo
• Projected year-2 tax: $5,380 · $448/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $25,139
• − Mortgage interest: −$10,363
• − Property taxes: −$5,380
• − Insurance: −$925
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$5,382
• Taxable loss: −$933
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $2,136/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 33,349
• Household income: $77,083
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 537.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 25% White 23% Asian 16% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 36% Cuban 2% Salvadoran 1%
• Common ancestry: Italian 1% Portuguese 1% Romanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 39% Vietnamese 8% Other Indo-European 3%

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: ▼ -1.47%
• Current HPI: 241.5096
• Rent YoY: ▲ 0.25%
• 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

12 events — show timeline

• 2026-04-14 Pending — HARMLS
• 2026-04-14 Listed $185,000 HARMLS
• 2025-12-15 Listing Removed — HARMLS
• 2025-11-24 Relisted — HARMLS
• 2025-10-21 Pending — HARMLS
• 2025-10-20 Listed $185,000 HARMLS
• 2025-10-07 Listing Removed — HARMLS
• 2025-09-12 Price Changed $185,000 HARMLS
• 2025-08-07 Price Changed $199,900 HARMLS
• 2025-05-08 Listed $225,000 HARMLS
• 2025-05-06 Coming Soon — HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $5,380 · +4.8% YoY. Source: county tax records.