8614 Peach Tree St Unit B · Houston, TX 77016

$235,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily · 45 Days on market

Built 2024 Good condition 4,177 sqft lot $188/sqft · 10% above area Est $213k · 10% over

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Why this score? — see what drove the D 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 +9.7/30.0
• Appreciation +9.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• ARV discount +2.8/15.0
• DSCR +2.7/10.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0

Listing remarks

Great investment opportunity featuring three residences on one property offering a total of 9 bedrooms and 6 bathrooms. (INDIVIDUALLY PRICED) can be packaged, Units B & C are tenant-occupied with active leases in place, providing immediate cash flow. Unit A is fully furnished and short-term rental ready (Airbnb/VRBO), ideal for owner-occupancy or additional income. Perfect house hack opportunity—live in one and rent the others. No HOA. Conveniently located approximately 15 minutes from Downtown Houston and 20 minutes from IAH Airport with easy access to major highways, shopping, and dining.

Key facts

• Tenant occupied
• Three residences
• No hoa

Tags

• THREE RESIDENCES
• TENANT OCCUPIED
• FULLY FURNISHED
• SHORT TERM RENTAL READY
• NO HOA
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Living area approx. 1,250
• Financial info: Lease not considered
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer; Electric and gas service available
• Home design: Residential property; Single-story entry (first-floor living); Built in 2024
• Construction: Vinyl siding exterior; Shingle and wood roof; Slab foundation
• Exterior features: Located in a subdivision

Interior

• Kitchen: Kitchen included (appliances not specified)
• Bedrooms: Primary bedroom on the first floor (approx. 13 x 11); Two additional first-floor bedrooms (each approx. 9 x 9)
• Flooring: Flooring details not provided
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric and gas capable); Central air conditioning (electric and gas capable)
• Interior features: Open living area (total 4 rooms)
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (20.8% below list).
• Recommended offer: $186k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-14 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 flat; 372 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).
• At $1,860/mo this rent would consume 47% of the median local household income ($48k/yr) (locally 1297% 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 $22k of equity ($2k loan paydown + $20k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $186,027 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $212,914
• List price: $235,000
• Delta: 10.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8308 Shady Dr	0.46mi	3/2.0	1,294 (+4%)	12mo	$237,750	$184	63
8617 Autumn Ln	0.48mi	3/2.0	1,194 (-4%)	12mo	$129,900	$109	60
4915 Cruse Rd	0.21mi	2/1.5 (-1)	1,096 (-12%)	4mo	$172,500	$157	60
9002 Allwood St	0.38mi	3/1.5	1,373 (+10%)	10mo	$194,900	$142	56
8501 Autumn Ln Unit B	0.50mi	3/2.5	1,190 (-5%)	13mo	$209,000	$176	56
8501 Autumn Ln Unit D	0.50mi	3/2.5	1,190 (-5%)	13mo	$214,000	$180	56
8501 Autumn Ln Unit C	0.50mi	3/2.5	1,190 (-5%)	14mo	$209,000	$176	55
8713 Autumn Ln	0.48mi	3/1.0	1,320 (+6%)	11mo	$100,000	$76	55
4530 Firnat St	0.66mi	2/2.0 (-1)	1,169 (-6%)	2mo	$99,000	$85	52
7921 Pointer St	0.74mi	2/2.0 (-1)	1,144 (-8%)	1mo	$180,000	$157	45
8203 Westcott St	0.64mi	3/2.5	1,380 (+10%)	8mo	$204,999	$149	44
7600 Wileyvale Rd	0.74mi	3/1.5	1,062 (-15%)	9mo	$99,999	$94	31

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.40×
• Total profit: $92,168
• Equity at exit: $189,004

10-year hold

• IRR: 16.7%
• Equity multiple: 5.06×
• Total profit: $266,853
• Equity at exit: $385,622

Cash invested: $65,800 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-154

Break-even live

Break-even rent $2,056

Max offer price $212,655

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-73	+0% $-154	+5% $-236	+10% $-317
Rent	-10% $-301	-5% $-228	+0% $-154	+5% $-81	+10% $-7
Rate	-1.0pp $-36	-0.5pp $-95	base $-154	+0.5pp $-215	+1.0pp $-277

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	44d	1	0.05mi
8508 Wileyvale Rd Houston, TX	2.0	2.0	1504	$1,650	$1.10	44d	1	0.12mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	44d	1	0.58mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	44d	1	0.61mi
4326 Plaag St Unit B Houston, TX	3.0	2.5	1150	$1,595	$1.39	44d	1	0.81mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	44d	1	0.81mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	44d	1	0.82mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,675	$1.04	0d	1	1.07mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	25d	1	1.17mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	1.18mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.21mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	8d	1	1.28mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	44d	1	1.29mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	44d	1	1.29mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	44d	1	1.29mi
3222 Bostic St Unit 1571615P Houston, TX	3.0	2.5	1593	$5,423	$3.40	0d	1	1.32mi
3208 Bostic St Unit 1254540P Houston, TX	3.0	2.0	1603	$3,673	$2.29	0d	1	1.36mi
8318 Curry Rd Houston, TX	3.0	2.0	1558	$2,299	$1.48	44d	1	1.38mi
8326 Curry Rd Unit 1228882P Houston, TX	3.0	2.0	1614	$2,878	$1.78	8d	1	1.38mi
8326 Curry Rd Unit 1227052P Houston, TX	3.0	2.0	1270	$3,317	$2.61	0d	1	1.38mi
8322 Curry Rd Houston, TX	3.0	2.5	1599	$2,500	$1.56	44d	1	1.38mi
4626 Shreveport Blvd Unit B Houston, TX	3.0	2.0	1150	$1,490	$1.30	14d	1	1.38mi
8320 Curry Rd Houston, TX	3.0	2.5	1558	$8,950	$5.74	22d	1	1.38mi
8320 Curry Rd Unit 1391267P Houston, TX	3.0	2.5	1550	$5,033	$3.25	0d	1	1.38mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	16d	1	1.43mi
6315 Sandra St Unit A Houston, TX	3.0	2.0	1150	$1,399	$1.22	44d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $235,000 Active 45 DOM
2. 2026-06-17
   days on market $235,000 Active 44 DOM
3. 2026-06-16
   days on market $235,000 Active 43 DOM
4. 2026-06-15
   days on market $235,000 Active 42 DOM
5. 2026-06-13
   days on market $235,000 Active 40 DOM
6. 2026-06-10
   days on market $235,000 Active 36 DOM
7. 2026-06-08
   days on market $235,000 Active 35 DOM
8. 2026-06-07
   days on market $235,000 Active 34 DOM
9. 2026-06-04
   days on market $235,000 Active 31 DOM
10. 2026-06-01
    days on market $235,000 Active 28 DOM
11. 2026-05-31
    days on market $235,000 Active 27 DOM
12. 2026-05-04
    listed $235,000 Active 614-char remark
13. 2025-04-09
    historical
14. 2024-12-27
    status Active
15. 2024-12-25
    historical
16. 2024-12-18
    price $210,000
17. 2024-09-15
    price $225,000
18. 2024-07-12
    listed $235,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,323
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$6,836
• Taxable loss: −$5,948
• Est. tax savings @ 24.0%: +$1,428
• After-tax cash flow: $-425/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a modern kitchen and bathrooms, and a well-maintained exterior. It offers a great investment opportunity with potential for further updates to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Rental Updating the flooring in the bathrooms — Modern flooring can attract renters and improve the rental experience.
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Rental Updating the flooring in the bathrooms — Modern flooring can attract renters and improve the rental experience. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-04 Listed $235,000 HARMLS
• 2025-04-09 Listing Removed — HARMLS
• 2024-12-27 Relisted — HARMLS
• 2024-12-25 Listing Removed — HARMLS
• 2024-12-18 Price Changed $210,000 HARMLS
• 2024-09-15 Price Changed $225,000 HARMLS
• 2024-07-12 Listed $235,000 HARMLS