8029 Tareyton Ln · Houston, TX 77075

$219,999

3 bd · 2.0 ba · 1,178 sqft · SingleFamily public records · 22 Days on market

Built 1979 8,110 sqft lot Est $240k · 8% under

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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 +19.9/30.0
• ARV discount +11.3/15.0
• DSCR +6.3/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

House did NOT Flood!!!! NEW ROOF 2016. This home offers comfort and location. Move-in Ready. .. Iron fence with remote control. Fully fenced. Huge Back Yard for those get togethers! Please call for your private showing/consultation. This home didn't experience any flooding or leaks during Hurricane Harvey. Easy access to I-45 S. , Blwy 8, 288, 610, Medical Center, Downtown, walking distance to Hobby Airport.

Key facts

• Bonus suite
• Converted garage
• 8,110 sq ft lot

Tags

• CONVERTED GARAGE
• BONUS SUITE
• VERSATILE LIVING AREA

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story (single level); Entry level: first floor
• Construction: Built in 1979; Brick construction; Composition roof; Slab foundation
• Exterior features: Garage apartment; Lot includes other features

Interior

• Bedrooms: Primary bedroom on the first floor (18 x 15); Bedroom on the first floor (15 x 14); Bedroom on the first floor (11 x 10); Bedroom on the first floor (11 x 10)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.1% 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: Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Sterling H S (math 16% / reading 27%, grade F, #1,377 of 1,632 statewide, top 85%, 1,421 students, 92% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 42% of the median local income ($69k/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 22 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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: flood insurance adds $66/mo.
• 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 $216,699 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.09% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $240,312
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8123 Tareyton Ln	0.14mi	3/2.0	1,181 (+0%)	2mo	$215,000	$182	92
8047 Botany Ln	0.08mi	3/2.0	1,172 (-0%)	16mo	$239,000	$204	82
8314 Tavenor Ln	0.42mi	3/2.0	1,300 (+10%)	12mo	$259,900	$200	54
8418 Swiss Ln	0.73mi	3/2.0	1,344 (+14%)	22mo	$275,000	$205	24

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.60×
• Total profit: $-24,786
• Equity at exit: $32,803

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-12,651
• Equity at exit: $19,021

Cash invested: $61,600 (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 77075

• Home prices YoY: -25.3%
• Rents YoY: 2.2%
• Active inventory: 146
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,395 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$381 /mo · $4,568/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $199

Break-even live

Break-even rent $2,142

Max offer price $219,999

Occupancy floor 87%

Sensitivity live

Price	-10% $324	-5% $262	+0% $199	+5% $137	+10% $75
Rent	-10% $10	-5% $105	+0% $199	+5% $294	+10% $389
Rate	-1.0pp $310	-0.5pp $255	base $199	+0.5pp $142	+1.0pp $84

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8020 Botany Ln Unit 1546255P Houston, TX	3.0	2.0	1388	$3,226	$2.32	17d	1	0.10mi
7821 Fuqua St Houston, TX	3.0	2.0	1408	$1,700	$1.21	44d	1	1.41mi

Listing history 31 events

1. 2026-06-18
   days on market $219,999 Active 22 DOM
2. 2026-06-17
   days on market $219,999 Active 21 DOM
3. 2026-06-16
   days on market $219,999 Active 20 DOM
4. 2026-06-15
   days on market $219,999 Active 19 DOM
5. 2026-06-13
   days on market $219,999 Active 17 DOM
6. 2026-06-09
   days on market $219,999 Active 13 DOM
7. 2026-06-08
   days on market $219,999 Active 12 DOM
8. 2026-06-07
   days on market $219,999 Active 11 DOM
9. 2026-06-04
   days on market $219,999 Active 8 DOM
10. 2026-06-03
    days on market $219,999 Active 7 DOM
11. 2026-06-02
    days on market $219,999 Active 6 DOM
12. 2026-06-01
    days on market $219,999 Active 5 DOM
13. 2026-05-31
    days on market $219,999 Active 4 DOM
14. 2026-05-27
    listed $219,999 Active
15. 2022-06-21
    soldstatus
16. 2017-11-29
    soldstatus
17. 2017-11-27
    soldstatus Sold 412-char remark

    Show marketing remark (412 chars)

    House did NOT Flood!!!! NEW ROOF 2016. This home offers comfort and location. Move-in Ready. .. Iron fence with remote control. Fully fenced. Huge Back Yard for those get togethers! Please call for your private showing/consultation. This home didn't experience any flooding or leaks during Hurricane Harvey. Easy access to I-45 S. , Blwy 8, 288, 610, Medical Center, Downtown, walking distance to Hobby Airport.

18. 2017-11-25
    status Pending 412-char remark

    Show marketing remark (412 chars)

    House did NOT Flood!!!! NEW ROOF 2016. This home offers comfort and location. Move-in Ready. .. Iron fence with remote control. Fully fenced. Huge Back Yard for those get togethers! Please call for your private showing/consultation. This home didn't experience any flooding or leaks during Hurricane Harvey. Easy access to I-45 S. , Blwy 8, 288, 610, Medical Center, Downtown, walking distance to Hobby Airport.

19. 2017-11-17
    status Option Pending 412-char remark

    Show marketing remark (412 chars)

    House did NOT Flood!!!! NEW ROOF 2016. This home offers comfort and location. Move-in Ready. .. Iron fence with remote control. Fully fenced. Huge Back Yard for those get togethers! Please call for your private showing/consultation. This home didn't experience any flooding or leaks during Hurricane Harvey. Easy access to I-45 S. , Blwy 8, 288, 610, Medical Center, Downtown, walking distance to Hobby Airport.

20. 2017-11-12
    price $135,000 412-char remark

    Show marketing remark (412 chars)

    House did NOT Flood!!!! NEW ROOF 2016. This home offers comfort and location. Move-in Ready. .. Iron fence with remote control. Fully fenced. Huge Back Yard for those get togethers! Please call for your private showing/consultation. This home didn't experience any flooding or leaks during Hurricane Harvey. Easy access to I-45 S. , Blwy 8, 288, 610, Medical Center, Downtown, walking distance to Hobby Airport.

21. 2017-10-18
    listed $127,500 Active 412-char remark

    Show marketing remark (412 chars)

    House did NOT Flood!!!! NEW ROOF 2016. This home offers comfort and location. Move-in Ready. .. Iron fence with remote control. Fully fenced. Huge Back Yard for those get togethers! Please call for your private showing/consultation. This home didn't experience any flooding or leaks during Hurricane Harvey. Easy access to I-45 S. , Blwy 8, 288, 610, Medical Center, Downtown, walking distance to Hobby Airport.

22. 2017-10-16
    historical
23. 2017-10-05
    status Active
24. 2017-09-29
    status Option Pending
25. 2017-09-10
    listed $145,000 Active
26. 2013-08-16
    soldstatus
27. 2013-08-15
    soldstatus Sold
28. 2013-07-18
    status Pending, Continue to Show
29. 2013-07-04
    status Option Pending
30. 2013-05-01
    listed $78,900 Active
31. 1989-09-22
    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: $4,568 · $381/mo
• Projected year-2 tax: $4,568 · $381/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 7/10 Severe 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,739
• − Mortgage interest: −$12,323
• − Property taxes: −$4,568
• − Insurance: −$1,897
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$6,400
• Taxable loss: −$1,048
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $2,645/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): 40,626
• Household income: $69,191
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1573.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 34% Black 14% White 7% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1%
• Foreign-born: 30% · Canada, Vietnam, Jamaica
• Languages at home: 34% English-only · Spanish 60% Vietnamese 6%

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: ▼ -88.33%
• Current HPI: 260.3733
• Rent YoY: ▲ 2.17%
• 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

+178.8% since first listed

18 events — show timeline

• 2026-05-27 Listed $219,999 HARMLS
• 2022-06-21 Sold (Public Records) — Public Records
• 2017-11-29 Sold (Public Records) — Public Records
• 2017-11-27 Sold (MLS) — HARMLS
• 2017-11-25 Pending — HARMLS
• 2017-11-17 Pending — HARMLS
• 2017-11-12 Price Changed $135,000 HARMLS
• 2017-10-18 Listed $127,500 HARMLS
• 2017-10-16 Listing Removed — HARMLS
• 2017-10-05 Relisted — HARMLS
• 2017-09-29 Pending — HARMLS
• 2017-09-10 Listed $145,000 HARMLS
• 2013-08-16 Sold (Public Records) — Public Records
• 2013-08-15 Sold (MLS) — HARMLS
• 2013-07-18 Pending — HARMLS
• 2013-07-04 Pending — HARMLS
• 2013-05-01 Listed $78,900 HARMLS
• 1989-09-22 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $4,568 · +1.5% YoY. Source: county tax records.