8914 W Lanewood Dr · Houston, TX 77016

$90,000

3 bd · 1.0 ba · 1,355 sqft · SingleFamily public records · 49 Days on market

Built 1946 10,725 sqft lot ↓ 21% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

This property is an excellent investment opportunity for families seeking to build their dream home on private land with no HOA restrictions. It's also a dream for investors, offering a lot size that can accommodate the construction of two single-family homes or one duplexes.

Key facts

• 0.25 acre lot
• Built 1946
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% 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: Rents flat; 376 active listings in the ZIP; 28 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).

Forward outlook

• In year one you build about $8k of equity ($622 loan paydown + $8k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1946 — 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.92% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.25%
• DSCR: 2.35
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $201,895
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7131 S Hall St	0.53mi	3/1.0	1,348 (-0%)	2mo	$110,000	$82	73
8203 Westcott St	0.39mi	3/2.5	1,380 (+2%)	8mo	$204,999	$149	66
7101 Weyburn St Unit C	0.46mi	3/2.5	1,413 (+4%)	1mo	$199,990	$142	64
7229 Springdale St	0.41mi	3/1.0	1,247 (-8%)	6mo	$195,000	$156	63
6206 Antha St	0.48mi	3/2.0	1,415 (+4%)	4mo	$170,000	$120	62
7206 Bywood St	0.48mi	3/2.0	1,266 (-7%)	7mo	$230,000	$182	57
9611 Bertwood St	0.59mi	3/1.0	1,277 (-6%)	7mo	$174,990	$137	57
6219 Hesta Ln	0.67mi	3/1.5	1,436 (+6%)	7mo	$169,000	$118	51
7429 Springdale St	0.60mi	3/2.0	1,230 (-9%)	9mo	$190,000	$154	45
9818 Degas Ln	0.61mi	4/1.5 (+1)	1,160 (-14%)	4mo	$190,000	$164	37
5911 Rietta	0.72mi	3/2.0	1,500 (+11%)	9mo	$269,999	$180	37
9108 Elbert St	0.64mi	4/1.5 (+1)	1,523 (+12%)	8mo	$80,000	$53	36

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: 43.5%
• Equity multiple: 4.06×
• Total profit: $77,056
• Equity at exit: $72,385

10-year hold

• IRR: 37.3%
• Equity multiple: 8.38×
• Total profit: $185,918
• Equity at exit: $147,685

Cash invested: $25,200 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 376
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$472
• Tax from tax record: −$218 /mo · $2,611/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $635

Break-even live

Break-even rent $920

Max offer price $90,000

Occupancy floor 58%

Sensitivity live

Price	-10% $686	-5% $661	+0% $635	+5% $610	+10% $584
Rent	-10% $499	-5% $567	+0% $635	+5% $703	+10% $771
Rate	-1.0pp $680	-0.5pp $658	base $635	+0.5pp $612	+1.0pp $588

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,675	$1.04	0d	1	0.37mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	44d	1	0.39mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	23d	1	0.47mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.51mi
9410 Firnat St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	0d	1	0.51mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	25d	1	0.64mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	44d	1	0.66mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	44d	1	0.68mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	44d	1	0.68mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	44d	1	0.68mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	44d	1	0.74mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	8d	1	0.80mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	16d	1	0.80mi
8508 Wileyvale Rd Houston, TX	2.0	2.0	1504	$1,650	$1.10	44d	1	0.82mi
7176 Parker Rd Houston, TX	4.0	2.0	1152	$1,200	$1.04	44d	1	1.03mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	44d	1	1.10mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	44d	1	1.12mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	23d	1	1.12mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	44d	1	1.13mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	25d	1	1.19mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	44d	1	1.25mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	21d	1	1.32mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	25d	1	1.33mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	2d	5	1.33mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	17d	1	1.37mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	44d	1	1.37mi
8102 Crestview Dr Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	44d	1	1.50mi
8102 Crestview Dr Unit A Houston, TX	3.0	2.5	1800	$1,900	$1.06	23d	1	1.50mi

Listing history 27 events

1. 2026-06-21
   days on market $90,000 Pending 49 DOM
2. 2026-06-18
   days on market $90,000 Pending 46 DOM
3. 2026-06-17
   days on market $90,000 Pending 45 DOM
4. 2026-06-16
   days on market $90,000 Pending 44 DOM
5. 2026-06-15
   days on market $90,000 Pending 43 DOM
6. 2026-06-13
   days on market $90,000 Pending 41 DOM
7. 2026-06-10
   days on market $90,000 Pending 37 DOM
8. 2026-06-08
   days on market $90,000 Pending 36 DOM
9. 2026-06-07
   days on market $90,000 Pending 35 DOM
10. 2026-02-08
    status Pending
11. 2026-02-07
    status Pending
12. 2025-11-07
    status Pending
13. 2025-11-07
    status Pending
14. 2025-06-24
    status Pending
15. 2025-05-06
    status Pending
16. 2025-04-10
    status Active
17. 2025-01-06
    status Pending
18. 2024-12-11
    status Pending, Continue to Show
19. 2024-12-05
    listed $90,000 Active
20. 2024-11-21
    price $90,000
21. 2024-11-20
    historical $100,000
22. 2024-07-23
    historical
23. 2024-06-11
    price $100,000
24. 2024-06-11
    status Active
25. 2024-02-07
    status Pending, Continue to Show
26. 2024-02-04
    listed $114,000 Active
27. 1998-10-21
    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: $2,611 · $218/mo
• Projected year-2 tax: $2,611 · $218/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $20,691
• − Mortgage interest: −$5,041
• − Property taxes: −$2,611
• − Insurance: −$450
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$2,618
• Taxable income: $6,660
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $6,023/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): 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

-21.1% since first listed

18 events — show timeline

• 2026-02-08 Pending — HARMLS
• 2026-02-07 Pending — HARMLS
• 2025-11-07 Pending — HARMLS
• 2025-11-07 Pending — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-05-06 Pending — HARMLS
• 2025-04-10 Relisted — HARMLS
• 2025-01-06 Pending — HARMLS
• 2024-12-11 Pending — HARMLS
• 2024-12-05 Listed $90,000 HARMLS
• 2024-11-21 Price Changed $90,000 HARMLS
• 2024-11-20 Coming Soon $100,000 HARMLS
• 2024-07-23 Listing Removed — HARMLS
• 2024-06-11 Price Changed $100,000 HARMLS
• 2024-06-11 Relisted — HARMLS
• 2024-02-07 Pending — HARMLS
• 2024-02-04 Listed $114,000 HARMLS
• 1998-10-21 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,611 · +2.8% YoY. Source: county tax records.