1104 Charnwood St · Houston, TX 77022

$165,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 182 Days on market

Built 1940 7,901 sqft lot $143/sqft · 35% below area Est $255k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH FLOWING PROPERTY , TENANT OCCUPIED LOCATION THAT IS LOCATED ABOUT 10 MINUTES FROM DOWNTOWN HOUSTON. KEEP AS A LONG TERM HOLD, OR BUILD YOUR DREAM HOME LATER. AREA IS BOOMING, WITH MAJOR FREEWAYS CLOSE, SHOPPING, AND RESTAURANTS.

Key facts

• Shopping
• Major freeways close
• Restaurants

Tags

• MAJOR FREEWAYS CLOSE
• SHOPPING
• RESTAURANTS

🏷️ Possibly a rental listed for sale. The $165,000 price doesn't fit this home's estimated sale value (~$254,629) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (19.0% below list).
• Recommended offer: $134k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Rents rising fast (+4.5%/yr); 285 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/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 $5k 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 182 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $27k; list at $165k implies a 505% gain — meaningful room to come down on a strong offer.

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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,623 (19.0% 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 182 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 10.3

CMA / ARV

• ARV (median comp): $254,629
• List price: $165,000
• Delta: -35.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7714 Helmers St	0.43mi	3/1.0 (+1)	1,104 (-4%)	2mo	$249,900	$226	66
604 Yorkshire St	0.68mi	2/1.0	1,170 (+2%)	2mo	$175,000	$150	64
620 Apache St	0.33mi	3/1.0 (+1)	1,036 (-10%)	2mo	$195,000	$188	61
8106 Melrose St	0.37mi	2/1.0	1,104 (-4%)	20mo	$195,000	$177	59
7905 Farnsworth St	0.63mi	3/1.0 (+1)	1,119 (-3%)	14mo	$179,999	$161	50
1820 Eubanks St	0.63mi	3/2.0 (+1)	1,150 (-0%)	21mo	$220,000	$191	44
7703 Appleton St	0.57mi	3/1.0 (+1)	1,037 (-10%)	11mo	$185,000	$178	43
8111 Roswell St	0.54mi	3/2.0 (+1)	1,195 (+4%)	22mo	$310,000	$259	41
8715 Bauman Rd #6	0.73mi	3/3.0 (+1)	1,269 (+10%)	2mo	$300,000	$236	34
8802 Burden St	0.58mi	3/1.0 (+1)	1,287 (+12%)	18mo	$254,500	$198	34

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.30×
• Total profit: $-32,253
• Equity at exit: $24,602

10-year hold

• IRR: -9.6%
• Equity multiple: 0.37×
• Total profit: $-29,177
• Equity at exit: $14,266

Cash invested: $46,200 (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 77022

• Home prices YoY: -33.2%
• Rents YoY: 4.5%
• Active inventory: 285
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$865
• Tax from tax record: −$240 /mo · $2,884/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-119

Break-even live

Break-even rent $1,487

Max offer price $144,025

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-72	+0% $-119	+5% $-165	+10% $-212
Rent	-10% $-224	-5% $-172	+0% $-119	+5% $-66	+10% $-13
Rate	-1.0pp $-36	-0.5pp $-77	base $-119	+0.5pp $-161	+1.0pp $-205

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	44d	6	0.55mi
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	16d	16	0.55mi
534 Firnat St Unit NA Houston, TX	3.0	2.0	1397	$1,900	$1.36	25d	1	0.56mi
534 Firnat St Houston, TX	3.0	2.0	1397	$1,900	$1.36	44d	1	0.56mi
8210 Bauman Rd Houston, TX	2.0	2.0	852	$1,190	$1.40	44d	1	0.60mi
965 Tidwell Rd Houston, TX	3.0	2.0	1145	$1,309	$1.14	21d	1	0.74mi
965 Tidwell Rd Houston, TX	2.0	2.0	933	$1,109	$1.19	25d	1	0.74mi
819 Tidwell Rd #819 Houston, TX	2.0	1.5	1100	$1,300	$1.18	44d	1	0.79mi
139 Van Molan St Houston, TX	1.0	1.0	1056	$925	$0.88	44d	1	0.89mi
815 Cravens St Apt F2 Houston, TX	2.0	1.5	1100	$1,300	$1.18	19d	1	0.90mi
815 Cravens St Apt C1 Houston, TX	2.0	1.5	1100	$1,300	$1.18	6d	1	0.90mi
8185 Fulton St Houston, TX	2.0	2.0	924	$1,395	$1.51	25d	1	0.90mi
6918 Irvington Blvd Houston, TX	2.0	2.0	1100	$1,550	$1.41	44d	1	0.93mi
9406 Bauman Rd Houston, TX	2.0	1.0	900	$1,076	$1.20	44d	1	0.95mi
9406 Bauman Rd Houston, TX	2.0	1.0	900	$1,076	$1.20	20d	1	0.95mi
2006 Tidwell Rd Houston, TX	2.0	2.0	1035	$1,075	$1.04	44d	1	0.96mi
8217 Fulton St Houston, TX	2.0–3.0	1.0	785	$930	$1.18	3d	6	0.97mi
9400 Bauman Rd Houston, TX	1.0–2.0	1.0	800	$1,207	$1.51	23d	6	0.97mi
8520 Madie Dr Unit 2174 Houston, TX	2.0	2.0	924	$1,344	$1.45	12d	1	0.98mi
8520 Madie Dr Unit 2112 Houston, TX	2.0	2.0	924	$1,304	$1.41	0d	1	0.98mi
8520 Madie Dr Unit 424 Houston, TX	2.0	2.0	924	$1,320	$1.43	6d	1	0.98mi
8520 Madie Dr Unit 2047 Houston, TX	2.0	2.0	924	$1,345	$1.46	0d	1	0.98mi
8520 Madie Dr Unit 8577 Houston, TX	2.0	2.0	924	$1,291	$1.40	44d	1	0.98mi
8520 Madie Dr Unit 422 Houston, TX	2.0	2.0	924	$1,320	$1.43	8d	1	0.98mi
8520 Madie Dr Houston, TX	2.0	2.0	924	$1,395	$1.51	44d	1	0.99mi
8520 Madie Dr Houston, TX	2.0	2.0	924	$1,395	$1.51	21d	1	0.99mi
74 Lyerly St Houston, TX	1.0–2.0	1.0–2.0	775	$1,211	$1.56	21d	5	1.13mi
6869 Arto St Houston, TX	1.0–2.0	1.0	900	$950	$1.06	18d	6	1.19mi
7506 Jensen Dr Houston, TX	1.0–2.0	1.0–2.0	801	$1,285	$1.60	0d	18	1.28mi
7301 Jensen Dr Unit 50 Houston, TX	2.0	1.0	880	$999	$1.14	8d	1	1.30mi
7301 Jensen Dr Apt 12 Houston, TX	2.0	1.0	880	$930	$1.06	8d	1	1.30mi
58 Bennington St Houston, TX	1.0	1.0	725	$850	$1.17	19d	1	1.31mi
58 Bennington St Houston, TX	2.0	1.0	950	$950	$1.00	25d	1	1.31mi
58 Bennington St Houston, TX	1.0	1.0	725	$850	$1.17	44d	1	1.31mi
2530 Aldon St Unit 2530B Houston, TX	2.0	1.5	1100	$1,300	$1.18	44d	1	1.32mi
207 Lindale St Unit 1316403P Houston, TX	2.0	1.0	1119	$3,187	$2.85	0d	1	1.35mi
7320 Jensen Dr Houston, TX	1.0–3.0	1.0–2.0	935	$1,010	$1.08	3d	5	1.37mi
8326 Curry Rd Unit 1227052P Houston, TX	3.0	2.0	1270	$3,317	$2.61	0d	1	1.41mi
5105 Airline Dr Houston, TX	1.0–2.0	1.0–2.0	862	$1,230	$1.43	21d	19	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $165,000 Active 182 DOM
2. 2026-06-18
   days on market $165,000 Active 179 DOM
3. 2026-06-17
   days on market $165,000 Active 178 DOM
4. 2026-06-16
   days on market $165,000 Active 177 DOM
5. 2026-06-15
   days on market $165,000 Active 176 DOM
6. 2026-06-13
   days on market $165,000 Active 174 DOM
7. 2026-06-10
   days on market $165,000 Active 170 DOM
8. 2026-06-08
   days on market $165,000 Active 169 DOM
9. 2026-06-07
   days on market $165,000 Active 168 DOM
10. 2026-06-04
    days on market $165,000 Active 165 DOM
11. 2026-06-01
    days on market $165,000 Active 162 DOM
12. 2026-05-31
    days on market $165,000 Active 161 DOM
13. 2025-12-21
    historical

    Show marketing remark (233 chars)

    CASH FLOWING PROPERTY , TENANT OCCUPIED LOCATION THAT IS LOCATED ABOUT 10 MINUTES FROM DOWNTOWN HOUSTON. KEEP AS A LONG TERM HOLD, OR BUILD YOUR DREAM HOME LATER. AREA IS BOOMING, WITH MAJOR FREEWAYS CLOSE, SHOPPING, AND RESTAURANTS.

14. 2025-12-21
    listed $165,000 Active 233-char remark

    Show marketing remark (233 chars)

    CASH FLOWING PROPERTY , TENANT OCCUPIED LOCATION THAT IS LOCATED ABOUT 10 MINUTES FROM DOWNTOWN HOUSTON. KEEP AS A LONG TERM HOLD, OR BUILD YOUR DREAM HOME LATER. AREA IS BOOMING, WITH MAJOR FREEWAYS CLOSE, SHOPPING, AND RESTAURANTS.

15. 2025-08-22
    listed $299,000 Active
16. 2025-08-22
    historical
17. 2025-04-09
    listed $200,000 Active
18. 1997-04-10
    soldstatus $27,265
19. 1997-02-18
    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: $2,884 · $240/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$136/yr (+$11/mo · 4.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,035
• − Mortgage interest: −$9,243
• − Property taxes: −$2,884
• − Insurance: −$825
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$4,800
• Taxable loss: −$4,282
• Est. tax savings @ 24.0%: +$1,028
• After-tax cash flow: $-397/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): 25,805
• Household income: $52,739
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 1354.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 24% Black 19% White 7% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Romanian 1% Portuguese 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 40% English-only · Spanish 59%

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: ▼ -151.13%
• Current HPI: 304.3745
• Rent YoY: ▲ 4.47%
• 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

+505.2% since first listed

7 events — show timeline

• 2025-12-21 Listed $165,000 HARMLS
• 2025-12-21 Listing Removed — HARMLS
• 2025-08-22 Listing Removed — HARMLS
• 2025-08-22 Listed $299,000 HARMLS
• 2025-04-09 Listed $200,000 HARMLS
• 1997-04-10 Sold (Public Records) $27,265 Public Records
• 1997-02-18 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,884 · +3.9% YoY. Source: county tax records.