7311 Wileyvale St Unit B · Houston, TX 77016

$195,000

3 bd · 2.5 ba · 1,280 sqft · SingleFamily public records · 48 Days on market

Built 2025 Good condition 3,771 sqft lot ↓ 7% since listing

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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 +16.3/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0

Listing remarks

This stunning home features an open-concept layout, perfect for modern living and entertaining. With three full bathrooms, there's plenty of space for everyone. The first-floor bedroom includes a full bath, making it an ideal guest suite or a private retreat. Spacious and inviting, this home is designed to meet all your needs.

Key facts

• 3,771 sq ft lot
• Built 2025
• Listed 47 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2025); Single-story entry (slab foundation)
• Construction: Cement siding; Composition roof; Slab foundation; Built in 2025; New construction by Europa Homes
• Exterior features: Located in a subdivision

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 total rooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Kitchen/family room combo; Kitchen/dining combo; Dishwasher; Electric range; Microwave
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $195,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $205,211.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: 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: Cook Jr El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 519 students, 96% FRL); 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 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 377 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $2,001/mo this rent would consume 50% 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 $19k of equity ($1k loan paydown + $18k 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 $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 48 days — a 3% lower offer ($189k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 0.98% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 8.5

CMA / ARV

• ARV (median comp): $205,211
• List price: $195,000
• Delta: -4.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7311 Wileyvale Rd Unit A	0.00mi	3/3.0	1,280 (0%)	6mo	$199,000	$155	93
7312 Wileyvale Rd Unit D	0.07mi	3/3.0	1,192 (-7%)	2mo	$199,000	$167	82
7312 Wileyvale Dr Unit C	0.07mi	3/3.0	1,192 (-7%)	2mo	$199,000	$167	81
7309 Wileyvale St Unit B	0.02mi	3/3.0	1,221 (-5%)	10mo	$209,000	$171	81
7312 Wileyvale Dr Unit E	0.05mi	3/3.0	1,192 (-7%)	6mo	$209,000	$175	79
7312 Wileyvale Dr Unit A	0.07mi	3/3.0	1,192 (-7%)	6mo	$209,000	$175	79
5123 Denmark St	0.13mi	3/2.0	1,196 (-7%)	5mo	$220,000	$184	77
6905 Shotwell St	0.36mi	3/1.0	1,226 (-4%)	8mo	$140,000	$114	64
6713 Shotwell St	0.43mi	3/2.0	1,347 (+5%)	7mo	$230,000	$171	63
7302 Sandra St	0.22mi	3/1.0	1,460 (+14%)	1mo	$239,900	$164	60
7921 Pointer St	0.61mi	2/2.0 (-1)	1,144 (-11%)	1mo	$180,000	$157	46
6217 Wipprecht St	0.74mi	2/2.0 (-1)	1,128 (-12%)	8mo	$140,000	$124	32

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: 22.2%
• Equity multiple: 2.66×
• Total profit: $95,255
• Equity at exit: $165,046

10-year hold

• IRR: 19.4%
• Equity multiple: 5.57×
• Total profit: $262,540
• Equity at exit: $336,740

Cash invested: $57,459 (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: 377
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$1,076
• Tax from tax record: −$308 /mo · $3,698/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $111

Break-even live

Break-even rent $1,861

Max offer price $205,211

Occupancy floor 89%

Sensitivity live

Price	-10% $228	-5% $169	+0% $111	+5% $53	+10% $-5
Rent	-10% $-47	-5% $32	+0% $111	+5% $190	+10% $269
Rate	-1.0pp $215	-0.5pp $164	base $111	+0.5pp $58	+1.0pp $4

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: $51,303
• Closing costs: $6,156
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	46d	1	0.33mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	46d	1	0.43mi
4626 Shreveport Blvd Unit B Houston, TX	3.0	2.0	1150	$1,490	$1.30	16d	1	0.52mi
6315 Sandra St Unit A Houston, TX	3.0	2.0	1150	$1,399	$1.22	46d	1	0.60mi
4326 Plaag St Unit B Houston, TX	3.0	2.5	1150	$1,595	$1.39	46d	1	0.75mi
8508 Wileyvale Rd Houston, TX	2.0	2.0	1504	$1,650	$1.10	46d	1	0.81mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	46d	1	0.93mi
3812 Lynnfield St Houston, TX	3.0	2.0	1298	$1,545	$1.19	7d	1	1.04mi
3810 Lynnfield St Houston, TX	3.0	2.0	1298	$1,599	$1.23	17d	1	1.05mi
4030 Reid St Houston, TX	3.0	2.0	1680	$2,000	$1.19	46d	1	1.11mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	46d	1	1.23mi
3222 Bostic St Unit 1571615P Houston, TX	3.0	2.5	1593	$5,423	$3.40	1d	1	1.36mi
5435 Pardee St Houston, TX	2.0	1.0	1634	$1,000	$0.61	46d	1	1.37mi
8318 Curry Rd Houston, TX	3.0	2.0	1558	$2,299	$1.48	46d	1	1.39mi
5414 Pardee St Houston, TX	3.0	2.0	1100	$1,500	$1.36	46d	1	1.40mi
8320 Curry Rd Houston, TX	3.0	2.5	1558	$8,950	$5.74	24d	1	1.40mi
8320 Curry Rd Unit 1391267P Houston, TX	3.0	2.5	1550	$5,033	$3.25	1d	1	1.40mi
8322 Curry Rd Houston, TX	3.0	2.5	1599	$2,500	$1.56	46d	1	1.40mi
3208 Bostic St Unit 1254540P Houston, TX	3.0	2.0	1603	$3,673	$2.29	1d	1	1.40mi
8326 Curry Rd Unit 1227052P Houston, TX	3.0	2.0	1270	$3,317	$2.61	1d	1	1.41mi
8326 Curry Rd Unit 1228882P Houston, TX	3.0	2.0	1614	$2,878	$1.78	10d	1	1.41mi
7320 Jensen Dr Houston, TX	1.0–3.0	1.0–2.0	935	$1,176	$1.26	4d	5	1.47mi
3107 Melbourne St Houston, TX	3.0	1.0	956	$1,500	$1.57	46d	1	1.50mi

Listing history 20 events

1. 2026-06-22
   days on market $195,000 Active 48 DOM
2. 2026-06-21
   days on market $195,000 Active 47 DOM
3. 2026-06-18
   days on market $195,000 Active 44 DOM
4. 2026-06-17
   days on market $195,000 Active 43 DOM
5. 2026-06-16
   days on market $195,000 Active 42 DOM
6. 2026-06-15
   days on market $195,000 Active 41 DOM
7. 2026-06-13
   days on market $195,000 Active 39 DOM
8. 2026-06-10
   days on market $195,000 Active 35 DOM
9. 2026-06-08
   days on market $195,000 Active 34 DOM
10. 2026-06-07
    days on market $195,000 Active 33 DOM
11. 2026-06-04
    days on market $195,000 Active 30 DOM
12. 2026-06-01
    days on market $195,000 Active 27 DOM
13. 2026-05-31
    days on market $195,000 Active 26 DOM
14. 2026-05-05
    listed $199,000 Active 328-char remark
15. 2025-12-25
    historical
16. 2025-09-16
    price $199,000
17. 2025-06-05
    historical $1,750
18. 2025-03-27
    price $1,750
19. 2025-03-26
    listed $1,700
20. 2025-03-25
    listed $209,000 Active

ⓘ 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: $3,698 · $308/mo
• Projected year-2 tax: $3,698 · $308/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 ≥109°F today · 23 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: $24,018
• − Mortgage interest: −$11,495
• − Property taxes: −$3,698
• − Insurance: −$1,026
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$5,970
• Taxable loss: −$2,014
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $1,820/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 · 6 photos

Good 80/100 Cosmetic rehab

This modern, move-in-ready home features an open-concept layout, three full bathrooms, and a well-maintained exterior. It offers a good starting point for potential buyers or tenants, with minor updates that could significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

ⓘ 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

-6.7% since first listed

8 events — show timeline

• 2026-05-28 Price Changed $195,000 HARMLS
• 2026-05-05 Listed $199,000 HARMLS
• 2025-12-25 Listing Removed — HARMLS
• 2025-09-16 Price Changed $199,000 HARMLS
• 2025-06-05 Rental Removed $1,750 HARMLS
• 2025-03-27 Price Changed $1,750 HARMLS
• 2025-03-26 Listed for Rent $1,700 HARMLS
• 2025-03-25 Listed $209,000 HARMLS