9010 Wheatley St · Houston, TX 77088

$145,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 27 Days on market

Built 1940 10,166 sqft lot $121/sqft · 27% below area Est $198k · 27% under

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Why this score? — see what drove the B 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold for lot value. Great opportunity to fix up or develop and build. No showings of the house.

Key facts

• 0.23 acre lot
• Built 1940
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 42% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $4k 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 27 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.23%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $198,292
• List price: $145,000
• Delta: -26.88%
• 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
1559 Diplomat Way	0.17mi	4/1.5 (+1)	1,158 (-4%)	5mo	$159,990	$138	75
8615 Citation Ct	0.27mi	4/1.5 (+1)	1,116 (-7%)	3mo	$140,000	$125	66
938 Ellington St	0.43mi	3/2.0	1,224 (+2%)	9mo	$225,000	$184	65
7921 Virgil St	0.72mi	3/2.0	1,197 (-0%)	6mo	$225,000	$188	57
1001 Reverend B J Lewis Dr	0.53mi	3/2.0	1,272 (+6%)	9mo	$264,999	$208	54
8401 Hanfro Ln	0.44mi	3/2.0	1,360 (+13%)	1mo	$208,000	$153	52
1710 Beaver Bend Rd	0.70mi	3/2.0	1,134 (-6%)	2mo	$223,000	$197	52
958 Conklin St	0.44mi	3/2.0	1,020 (-15%)	3mo	$215,000	$211	48
8602 De Priest St	0.60mi	3/2.0	1,080 (-10%)	6mo	$115,000	$106	46
1902 Bunzel St	0.61mi	3/2.0	1,030 (-14%)	0mo	$198,000	$192	44
1314 Tarberry Rd	0.61mi	3/1.5	1,022 (-15%)	5mo	$143,999	$141	41
8914 De Priest St	0.55mi	3/2.0	1,020 (-15%)	8mo	$150,000	$147	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.09×
• Total profit: $3,733
• Equity at exit: $21,620

10-year hold

• IRR: 8.9%
• Equity multiple: 1.59×
• Total profit: $23,941
• Equity at exit: $12,537

Cash invested: $40,600 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$760
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $515

Break-even live

Break-even rent $1,260

Max offer price $145,000

Occupancy floor 68%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1450 Dewalt St Houston, TX	3.0	2.5	1371	$2,500	$1.82	43d	1	0.35mi
1464 Ferguson Way Houston, TX	2.0	3.0	850	$1,850	$2.18	43d	1	0.44mi
1438 Peach Spring Dr Houston, TX	4.0	1.5	1288	$1,599	$1.24	1d	1	0.53mi
929 Marjorie St Unit 1060806P Houston, TX	3.0	2.0	1076	$3,091	$2.87	7d	1	0.65mi
1010 Junell St Unit A Houston, TX	3.0	2.0	1040	$1,550	$1.49	24d	1	0.69mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	20d	1	0.71mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	20d	1	0.71mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	20d	1	0.72mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	20d	1	0.72mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	43d	1	0.74mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	43d	1	0.74mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.74mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.74mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.76mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.76mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.76mi
2320 Wavell St Unit A Houston, TX	3.0	2.5	1150	$1,900	$1.65	43d	1	1.01mi
2320 Wavell St Unit B Houston, TX	3.0	2.5	1150	$1,683	$1.46	43d	1	1.01mi
783 Fortune St Unit A Houston, TX	3.0	2.5	1328	$1,795	$1.35	16d	1	1.05mi
2407 Ferguson Way Houston, TX	3.0	2.5	1195	$1,650	$1.38	43d	1	1.08mi
7903 Moon Beam St Houston, TX	3.0	2.5	1217	$1,700	$1.40	16d	1	1.31mi
2722 Stallings Dr Houston, TX	3.0	2.0	1298	$1,635	$1.26	5d	1	1.38mi
8101 Venus St Unit B Houston, TX	3.0	2.0	1375	$1,595	$1.16	24d	1	1.38mi
8101 Venus St Unit A Houston, TX	3.0	2.0	1375	$1,699	$1.24	24d	1	1.38mi
7486 N Shepherd Dr Houston, TX	3.0	2.0	1177	$1,290	$1.10	43d	1	1.42mi
2850 W Gulf Bank Rd Houston, TX	1.0–4.0	1.0–2.0	1055	$1,413	$1.34	1d	107	1.47mi
1825 W Little York Rd Houston, TX	2.0	1.0	787	$880	$1.12	43d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $145,000 Active 27 DOM
2. 2026-06-17
   days on market $145,000 Active 26 DOM
3. 2026-06-16
   days on market $145,000 Active 25 DOM
4. 2026-06-15
   days on market $145,000 Active 24 DOM
5. 2026-06-13
   days on market $145,000 Active 22 DOM
6. 2026-06-13
   days on market $145,000 Active 21 DOM
7. 2026-06-09
   days on market $145,000 Active 18 DOM
8. 2026-06-08
   days on market $145,000 Active 17 DOM
9. 2026-06-07
   days on market $145,000 Active 16 DOM
10. 2026-06-04
    days on market $145,000 Active 13 DOM
11. 2026-06-03
    days on market $145,000 Active 12 DOM
12. 2026-06-02
    days on market $145,000 Active 11 DOM
13. 2026-06-01
    days on market $145,000 Active 10 DOM
14. 2026-05-31
    days on market $145,000 Active 9 DOM
15. 2026-04-27
    status Active 97-char remark

    Show marketing remark (97 chars)

    Sold for lot value. Great opportunity to fix up or develop and build. No showings of the house.

16. 2026-04-22
    status Pending 97-char remark

    Show marketing remark (97 chars)

    Sold for lot value. Great opportunity to fix up or develop and build. No showings of the house.

17. 2026-03-13
    listed $145,000 Active 97-char remark

    Show marketing remark (97 chars)

    Sold for lot value. Great opportunity to fix up or develop and build. No showings of the house.

18. 2026-03-11
    status Active
19. 2026-03-11
    price $145,000
20. 2026-02-23
    historical
21. 2025-10-31
    status Pending
22. 2025-10-22
    status Pending
23. 2025-10-08
    listed $135,000 Active
24. 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: $2,098 · $175/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$556/yr (+$46/mo · 26.5%)

ⓘ 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 6 d/yr ≥109°F today · 21 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,948
• − Mortgage interest: −$8,122
• − Property taxes: −$2,098
• − Insurance: −$725
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$4,218
• Taxable income: $4,113
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $5,194/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

+7.4% since first listed

10 events — show timeline

• 2026-04-27 Relisted — HARMLS
• 2026-04-22 Pending — HARMLS
• 2026-03-13 Listed $145,000 HARMLS
• 2026-03-11 Relisted — HARMLS
• 2026-03-11 Price Changed $145,000 HARMLS
• 2026-02-23 Listing Removed — HARMLS
• 2025-10-31 Pending — HARMLS
• 2025-10-22 Pending — HARMLS
• 2025-10-08 Listed $135,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,098 · +21.0% YoY. Source: county tax records.