9101 Homewood Ln NE · Houston, TX 77078

$184,500

5 bd · 2.0 ba · 1,468 sqft · SingleFamily public records · 17 Days on market

Built 1954 7,200 sqft lot Est $169k · 9% over

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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 +23.5/30.0
• DSCR +7.6/10.0
• Appreciation +6.2/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• ARV discount +3.3/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Physical Property Description: Beautiful one-story. It has been remodeled throughout the years. Two full bathrooms and one oversized garage. Fresh paint throughout the house, new flooring, new plumbing, new light fixtures, new roof (4 years old), granite countertops, and other updates. Perfect for a starter home. Make this your home today. MOTIVATED SELLER

Key facts

• One story
• Remodeled
• New plumbing

Tags

• ONE STORY
• REMODELED
• NEW FLOORING
• NEW PLUMBING
• NEW LIGHT FIXTURES
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.

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: 129 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k 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 $52k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $181,732 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 1.09% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $168,820
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9206 Woodlyn Rd	0.32mi	4/1.5 (-1)	1,578 (+8%)	11mo	$145,000	$92	57
8902 Chatwood Dr	0.21mi	4/3.0 (-1)	1,368 (-7%)	16mo	$260,000	$190	56
9022 Sultan Dr	0.48mi	4/2.0 (-1)	1,378 (-6%)	11mo	$189,000	$137	53
9307 Linda Vista Rd	0.51mi	5/2.5	1,404 (-4%)	17mo	$195,000	$139	52
8907 Parkette Dr	0.49mi	4/1.5 (-1)	1,594 (+9%)	11mo	$140,000	$88	47
9415 Balsam Ln	0.47mi	4/1.0 (-1)	1,308 (-11%)	8mo	$150,000	$115	44
9238 Forest View St	0.32mi	4/2.0 (-1)	1,666 (+14%)	17mo	$200,000	$120	44
9013 Burl St	0.74mi	4/2.0 (-1)	1,597 (+9%)	7mo	$145,000	$91	40
9330 Homewood Ln	0.50mi	4/1.0 (-1)	1,329 (-10%)	16mo	$145,000	$109	38

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: 13.7%
• Equity multiple: 1.76×
• Total profit: $39,294
• Equity at exit: $77,784

10-year hold

• IRR: 15.9%
• Equity multiple: 3.23×
• Total profit: $115,381
• Equity at exit: $115,997

Cash invested: $51,660 (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: 129
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,012 medium
• Mortgage (P&I): −$968
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $344

Break-even live

Break-even rent $1,576

Max offer price $184,500

Occupancy floor 78%

Sensitivity live

Price	-10% $449	-5% $396	+0% $344	+5% $292	+10% $240
Rent	-10% $185	-5% $265	+0% $344	+5% $424	+10% $503
Rate	-1.0pp $437	-0.5pp $391	base $344	+0.5pp $296	+1.0pp $248

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9393 Tidwell Rd Houston, TX	2.0–4.0	2.0	1050	$1,545	$1.47	0d	11	0.85mi
9930 Valley Lake Dr Houston, TX	4.0	2.0	1385	$1,795	$1.30	44d	1	1.35mi
8117 Richland Dr Houston, TX	5.0	2.0	1671	$1,983	$1.19	2d	1	1.37mi

Listing history 20 events

1. 2026-06-18
   price $184,500 Active 17 DOM
2. 2026-06-18
   days on market $185,000 Active 17 DOM
3. 2026-06-17
   days on market $185,000 Active 16 DOM
4. 2026-06-16
   days on market $185,000 Active 15 DOM
5. 2026-06-15
   days on market $185,000 Active 14 DOM
6. 2026-06-13
   days on market $185,000 Active 12 DOM
7. 2026-06-09
   days on market $185,000 Active 8 DOM
8. 2026-06-08
   days on market $185,000 Active 7 DOM
9. 2026-06-07
   days on market $185,000 Active 6 DOM
10. 2026-06-04
    days on market $185,000 Active 3 DOM
11. 2026-06-03
    days on market $185,000 Active 2 DOM
12. 2026-06-02
    remarks 365-char remark
13. 2026-06-02
    pricestatusdays on marketlisting id $185,000 Active 1 DOM
14. 2026-03-31
    status Pending
15. 2026-03-27
    status Pending
16. 2026-02-20
    status Active
17. 2026-02-20
    historical
18. 2026-02-19
    listed $175,000 Active
19. 2009-05-28
    soldstatus
20. 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: $2,407 · $201/mo
• Projected year-2 tax: $3,376 · $281/mo
• Expected delta: +$969/yr (+$81/mo · 40.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,140
• − Mortgage interest: −$10,335
• − Property taxes: −$2,407
• − Insurance: −$922
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$5,367
• Taxable income: $1,245
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $3,831/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

7 events — show timeline

• 2026-03-31 Pending — HARMLS
• 2026-03-27 Pending — HARMLS
• 2026-02-20 Relisted — HARMLS
• 2026-02-20 Listing Removed — HARMLS
• 2026-02-19 Listed $175,000 HARMLS
• 2009-05-28 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,407 · +11.7% YoY. Source: county tax records.