9314 Woodlyn Rd · Houston, TX 77078

$138,000

3 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 74 Days on market

Built 1960 7,200 sqft lot $131/sqft · 18% below area Est $168k · 18% under ↓ 14% since listing

---

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 +19.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• Appreciation +6.2/10.0
• DSCR +6.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTOR SPECIAL. NO HOA. PRICED TO SELL. UPDATED ROOF. This IS A HIDDEN GEM. BEING SOLD AS IS. PLEASE VERIFY ROOM DIMENSIONS. SEND OFFERS, WILL NOT LAST LONG.

Key facts

• Updated roof
• Hidden gem
• No hoa

Tags

• UPDATED ROOF
• NO HOA
• HIDDEN GEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $130k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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.
• Market conditions: 131 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,568/mo this rent would consume 48% of the median local household income ($39k/yr) (locally 780% 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 $4k of equity ($954 loan paydown + $3k appreciation (2.5% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 2 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 2.7% of price.
• Climate carrying-cost: 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 $129,719 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.14% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 7.3

CMA / ARV

• ARV (median comp): $168,137
• List price: $138,000
• Delta: -17.92%
• 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
9334 Laura Koppe Rd	0.08mi	3/2.0	1,080 (+3%)	3mo	$189,900	$176	85
9319 Richland Dr	0.21mi	3/1.5	1,036 (-2%)	12mo	$145,000	$140	76
9306 Woodlyn Rd	0.02mi	3/1.0	1,139 (+8%)	12mo	$143,800	$126	76
9327 Richland Dr	0.21mi	3/1.5	1,018 (-3%)	13mo	$140,000	$138	72
9514 Crestview Dr	0.24mi	3/1.0	1,079 (+3%)	16mo	$159,000	$147	72
9203 Richland Dr	0.33mi	3/1.5	1,060 (+1%)	12mo	$143,000	$135	72
9037 Linda Vista Rd	0.46mi	3/2.0	1,092 (+4%)	6mo	$189,000	$173	63
9214 Mirawood St	0.37mi	3/1.0	968 (-8%)	15mo	$133,000	$137	57
8926 Lake Forest Blvd	0.67mi	3/2.0	1,052 (0%)	16mo	$199,900	$190	51
8910 Talton St	0.66mi	3/2.0	1,040 (-1%)	18mo	$135,000	$130	48
8913 Homewood Ln	0.64mi	3/1.0	988 (-6%)	16mo	$104,000	$105	47
8837 Richland Dr	0.69mi	3/1.0	1,132 (+8%)	14mo	$140,000	$124	43

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

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.59×
• Total profit: $22,689
• Equity at exit: $58,180

10-year hold

• IRR: 13.2%
• Equity multiple: 2.87×
• Total profit: $72,108
• Equity at exit: $86,762

Cash invested: $38,640 (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 77078

• Home prices YoY: 0.8%
• Active inventory: 131
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$724
• Tax from tax record: −$307 /mo · $3,681/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $151

Break-even live

Break-even rent $1,377

Max offer price $138,000

Occupancy floor 85%

Sensitivity live

Price	-10% $229	-5% $190	+0% $151	+5% $112	+10% $73
Rent	-10% $27	-5% $89	+0% $151	+5% $213	+10% $275
Rate	-1.0pp $220	-0.5pp $186	base $151	+0.5pp $115	+1.0pp $79

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9133 Woodlyn Rd Houston, TX	3.0	1.0	1073	$1,495	$1.39	4d	1	0.38mi
9026 Lake Forest Blvd Houston, TX	3.0	1.0	977	$1,397	$1.43	0d	1	0.59mi
9399 Tidwell Rd Houston, TX	2.0	2.0	862	$982	$1.14	21d	1	0.75mi
9399 Tidwell Rd Houston, TX	2.0	2.0	862	$982	$1.14	44d	1	0.75mi
9399 Tidwell Rd Houston, TX	3.0	2.0	1031	$1,107	$1.07	25d	1	0.75mi
9943 Valley Wind Dr Houston, TX	3.0	2.0	1319	$1,575	$1.19	0d	1	0.77mi
9393 Tidwell Rd Houston, TX	2.0–4.0	2.0	1050	$1,264	$1.20	0d	11	0.85mi
8523 Brock Park Blvd Unit 1 Houston, TX	3.0	1.5	1130	$1,375	$1.22	6d	1	0.85mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,200	$1.22	25d	1	0.87mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,185	$1.20	44d	1	0.87mi
8631 Homewood Ln Unit A Houston, TX	3.0	2.5	1500	$1,850	$1.23	44d	1	0.95mi
8631 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	44d	1	0.95mi
8627 Homewood Ln Unit B Houston, TX	3.0	2.5	1500	$1,850	$1.23	44d	1	0.96mi
8625 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	44d	1	0.97mi
8623 Homewood Ln Unit B Houston, TX	3.0	2.5	1150	$1,850	$1.61	19d	1	0.97mi
8623 Homewood Unit A Houston, TX	3.0	2.5	1150	$1,850	$1.61	44d	1	0.97mi
8602 Wilkins Oaks Dr Houston, TX	3.0	2.0	1307	$1,775	$1.36	44d	1	1.00mi
8711 Southwark St Unit A Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.01mi
9930 Valley Lake Dr Houston, TX	4.0	2.0	1385	$1,795	$1.30	44d	1	1.14mi
9405 Caddo Rd Houston, TX	3.0	2.0	1298	$1,675	$1.29	0d	1	1.19mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	44d	1	1.25mi
9700 Mesa Dr Houston, TX	1.0–3.0	1.0–2.0	784	$989	$1.26	0d	9	1.25mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,436	$1.41	14d	8	1.32mi
8600 Sterlingshire St Houston, TX	1.0–2.0	1.0	732	$1,050	$1.43	25d	2	1.39mi

Listing history 17 events

1. 2026-06-21
   days on market $138,000 Active 74 DOM
2. 2026-06-18
   days on market $138,000 Active 71 DOM
3. 2026-06-17
   days on market $138,000 Active 70 DOM
4. 2026-06-16
   days on market $138,000 Active 69 DOM
5. 2026-06-15
   days on market $138,000 Active 68 DOM
6. 2026-06-13
   days on market $138,000 Active 66 DOM
7. 2026-06-10
   days on market $138,000 Active 62 DOM
8. 2026-06-08
   days on market $138,000 Active 61 DOM
9. 2026-06-07
   days on market $138,000 Active 60 DOM
10. 2026-06-04
    days on market $138,000 Active 57 DOM
11. 2026-06-01
    days on market $138,000 Active 54 DOM
12. 2026-05-31
    days on market $138,000 Active 53 DOM
13. 2026-04-08
    listed $138,000 Active 159-char remark

    Show marketing remark (159 chars)

    INVESTOR SPECIAL. NO HOA. PRICED TO SELL. UPDATED ROOF. This IS A HIDDEN GEM. BEING SOLD AS IS. PLEASE VERIFY ROOM DIMENSIONS. SEND OFFERS, WILL NOT LAST LONG.

14. 2026-04-07
    historical
15. 2025-10-27
    price $138,000
16. 2025-10-06
    listed $161,000 Active
17. 1988-01-01
    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: $3,681 · $307/mo
• Projected year-2 tax: $3,681 · $307/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 4/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,815
• − Mortgage interest: −$7,730
• − Property taxes: −$3,681
• − Insurance: −$690
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,015
• Taxable loss: −$311
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $1,883/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): 14,247
• Household income: $39,093
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 780.0

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

• Race & ethnicity: Black 49% Hispanic / Latino 46% Two or more races 15% White 5%
• Hispanic origin (detail): Mexican 36% Cuban 1%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 24% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 2.50%
• Current HPI: 307.0842
• 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

-14.3% since first listed

5 events — show timeline

• 2026-04-08 Listed $138,000 HARMLS
• 2026-04-07 Listing Removed — HARMLS
• 2025-10-27 Price Changed $138,000 HARMLS
• 2025-10-06 Listed $161,000 HARMLS
• 1988-01-01 Sold (Public Records) — Public Records

Property tax history

+12.2%/yr

Latest (2025): $3,681 · -10.6% YoY. Source: county tax records.