822 Woodhue St · Channelview, TX 77530

$169,999

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 372 Days on market

Built 1955 6,098 sqft lot $142/sqft · at area comps Est $177k · at est.

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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 +25.8/30.0
• ARV discount +9.2/15.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MANY NICE UPGRADES! You must see 822 Woodhue Street in CHANNELVIEW. It is a charming 3-bedroom, 1-bathroom home nestled in a well-established and friendly neighborhood. Enjoy the perfect balance of peace and accessibility with easy access to I-10, making your daily commute a breeze. This home is move-in ready with several recent updates, including a new roof, fresh interior paint, and new ceramic tile flooring in the kitchen and bathroom. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Fresh interior paint
• New roof
• Easy access to i-10

Tags

• NEW ROOF
• FRESH INTERIOR PAINT
• NEW CERAMIC TILE FLOORING
• EASY ACCESS TO I-10
• WELL-ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.8% in Channelview — 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 66/100 on livability (#598 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Channelview ISD (suburban): math 27% / reading 30% proficiency, ranked #640 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+16.9%/yr); 100 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 38% of the median local income ($62k/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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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: built in 1955 — 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 $149,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.16% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (median comp): $176,820
• List price: $169,999
• Delta: -3.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Woodhue St	0.15mi	3/1.0	1,204 (+0%)	13mo	$190,500	$158	82
702 Norell St	0.20mi	3/2.0	1,180 (-2%)	3mo	$235,000	$199	82
714 Horncastle St	0.23mi	3/1.0	1,284 (+7%)	6mo	$164,999	$129	73
811 Shadowglen St	0.58mi	3/1.0	1,306 (+9%)	0mo	$150,000	$115	58
714 Greystone St	0.52mi	3/1.5	1,073 (-11%)	14mo	$175,000	$163	45
15602 Elgin St	0.30mi	3/2.0	1,064 (-11%)	24mo	$165,000	$155	43
819 Knob Hollow St	0.73mi	3/2.0	1,145 (-5%)	14mo	$209,999	$183	43
742 Barnesville St	0.60mi	3/1.0	1,040 (-13%)	14mo	$179,900	$173	38
747 Shadowglen St	0.58mi	3/1.0	1,327 (+11%)	21mo	$165,000	$124	38
806 Barnesville St	0.60mi	3/1.5	1,040 (-13%)	20mo	$195,000	$188	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.19×
• Total profit: $9,080
• Equity at exit: $25,347

10-year hold

• IRR: 18.3%
• Equity multiple: 2.87×
• Total profit: $89,234
• Equity at exit: $14,698

Cash invested: $47,600 (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 77530

• Rents YoY: 16.9%
• Active inventory: 100
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,978 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $411

Break-even live

Break-even rent $1,458

Max offer price $169,999

Occupancy floor 74%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15255 Ferness Ln Channelview, TX	4.0	2.0	1326	$1,668	$1.26	3d	10	1.13mi
1379 Dell Dale St Channelview, TX	4.0	2.0	1444	$1,893	$1.31	5d	1	1.24mi

Listing history 21 events

1. 2026-06-18
   days on market $169,999 Active 372 DOM
2. 2026-06-17
   days on market $169,999 Active 371 DOM
3. 2026-06-16
   days on market $169,999 Active 370 DOM
4. 2026-06-15
   days on market $169,999 Active 369 DOM
5. 2026-06-13
   days on market $169,999 Active 367 DOM
6. 2026-06-09
   days on market $169,999 Active 363 DOM
7. 2026-06-08
   days on market $169,999 Active 362 DOM
8. 2026-06-07
   days on market $169,999 Active 361 DOM
9. 2026-06-04
   days on market $169,999 Active 358 DOM
10. 2026-06-03
    days on market $169,999 Active 357 DOM
11. 2026-06-02
    days on market $169,999 Active 356 DOM
12. 2026-06-01
    days on market $169,999 Active 355 DOM
13. 2026-05-31
    days on market $169,999 Active 354 DOM
14. 2025-08-27
    price $169,999 667-char remark

    Show marketing remark (667 chars)

    MANY NICE UPGRADES! You must see 822 Woodhue Street in CHANNELVIEW. It is a charming 3-bedroom, 1-bathroom home nestled in a well-established and friendly neighborhood. Enjoy the perfect balance of peace and accessibility with easy access to I-10, making your daily commute a breeze. This home is move-in ready with several recent updates, including a new roof, fresh interior paint, and new ceramic tile flooring in the kitchen and bathroom. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

15. 2025-06-11
    listed $172,999 Active 667-char remark

    Show marketing remark (667 chars)

    MANY NICE UPGRADES! You must see 822 Woodhue Street in CHANNELVIEW. It is a charming 3-bedroom, 1-bathroom home nestled in a well-established and friendly neighborhood. Enjoy the perfect balance of peace and accessibility with easy access to I-10, making your daily commute a breeze. This home is move-in ready with several recent updates, including a new roof, fresh interior paint, and new ceramic tile flooring in the kitchen and bathroom. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

16. 2024-11-18
    soldstatus
17. 2014-06-10
    soldstatus Sold 95-char remark

    Show marketing remark (95 chars)

    Great 3 bedroom home perfect for first time buyers or investors! Call today for an appointment!

18. 2014-05-29
    soldstatus
19. 2014-05-05
    status Pending 95-char remark

    Show marketing remark (95 chars)

    Great 3 bedroom home perfect for first time buyers or investors! Call today for an appointment!

20. 2014-03-13
    listed $59,900 Active 95-char remark

    Show marketing remark (95 chars)

    Great 3 bedroom home perfect for first time buyers or investors! Call today for an appointment!

21. 1988-07-13
    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: $2,277 · $190/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$834/yr (+$69/mo · 36.6%)

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

Taxation est. · year 1

• Rental income: $23,738
• − Mortgage interest: −$9,523
• − Property taxes: −$2,277
• − Insurance: −$850
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$4,945
• Taxable income: $2,345
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $4,365/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: Channelview ISD
• NCES district ID: 4813590
• Math proficiency: 27% ▼ -22.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $52,320
• Composite: 25.18/100
• National rank: #7513
• State rank: #640 of 826 in TX

Livability — Channelview

• Score: 66/100
• State rank: #598
• US rank: #11392

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Channelview, TX
• County: Harris County · 4,702,590 people
• City population: 31,527
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 31,527
• Household income: $62,195
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 966.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 31% White 16% Black 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, Jamaica
• Languages at home: 37% English-only · Spanish 60% Other Asian/Pacific 1% Vietnamese 1%

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: ▼ -172.05%
• Current HPI: 292.1862
• Rent YoY: ▲ 16.85%
• 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

+183.8% since first listed

8 events — show timeline

• 2025-08-27 Price Changed $169,999 HARMLS
• 2025-06-11 Listed $172,999 HARMLS
• 2024-11-18 Sold (Public Records) — Public Records
• 2014-06-10 Sold (MLS) — HARMLS
• 2014-05-29 Sold (Public Records) — Public Records
• 2014-05-05 Pending — HARMLS
• 2014-03-13 Listed $59,900 HARMLS
• 1988-07-13 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,277 · -2.9% YoY. Source: county tax records.