1379 Wrotham Ln · Channelview, TX 77530

$179,900

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 60 Days on market

Built 1980 6,098 sqft lot $123/sqft · 13% below area Est $206k · 13% under $21/mo HOA · 1% of rent ↓ 5% 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 +17.6/30.0
• ARV discount +13.3/15.0
• 1% rule +5.5/10.0
• DSCR +5.5/10.0
• 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

Bring your vision for this fixer upper located in Sterling Green! This home has a brand new 4-Ton Carrier HVAC system with all new duct work. New dishwasher and oven/stove installed in 2025 - Wood Veneer flooring in the family room - Nice sized covered back patio area with a storage shed in the backyard for extra storage needs. Garage has been convered into a large 4th bedroom that can also be used as an office for work-at-home individuals or a playroom for the kiddos. Home has solid bones and is located within minutes of restaurants, shops, schools and quick access to I10 and Beltway 8. Home is being sold AS IS WHERE IS. Buyer to purchase new survey if one is required.

Key facts

• New duct work
• New oven
• Covered back patio

Tags

• NEW HVAC SYSTEM
• NEW DUCT WORK
• NEW DISHWASHER
• NEW OVEN
• WOOD VENEER FLOORING
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 36% 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 7.9

CMA / ARV

• ARV (median comp): $206,469
• List price: $179,900
• Delta: -12.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15302 Bedford Glen Dr	0.11mi	3/2.5	1,370 (-6%)	2mo	$165,000	$120	81
1322 Great Dover Cir	0.18mi	4/3.0 (+1)	1,464 (0%)	3mo	$200,000	$137	80
1343 Wrotham Ln	0.10mi	4/2.0 (+1)	1,550 (+6%)	3mo	$224,900	$145	78
1118 Chestnut Bough St	0.38mi	3/2.0	1,499 (+2%)	1mo	$225,000	$150	78
15110 Peachmeadow Ln	0.43mi	3/2.0	1,417 (-3%)	3mo	$249,900	$176	72
15242 Peachmeadow Ln	0.24mi	2/2.0 (-1)	1,326 (-9%)	3mo	$140,000	$106	66
1327 Padstow Ln	0.65mi	3/2.0	1,417 (-3%)	1mo	$229,000	$162	64
15462 Bosque Viejo Trl	0.52mi	3/2.0	1,549 (+6%)	3mo	$250,000	$161	64
15418 Lost Lariat Ct	0.69mi	3/2.0	1,545 (+6%)	3mo	$254,900	$165	56
1502 Stevenage Ln	0.25mi	4/3.0 (+1)	1,270 (-13%)	3mo	$185,000	$146	55
1342 Padstow Ln	0.61mi	3/2.0	1,664 (+14%)	1mo	$229,000	$138	48
1331 Padstow Ln	0.64mi	4/2.0 (+1)	1,650 (+13%)	2mo	$214,900	$130	42

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: -5.0%
• Equity multiple: 0.80×
• Total profit: $-9,948
• Equity at exit: $26,824

10-year hold

• IRR: 10.1%
• Equity multiple: 1.97×
• Total profit: $48,949
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$943
• Tax from tax record: −$312 /mo · $3,740/yr
• Insurance: −$75
• HOA: −$21
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $143

Break-even live

Break-even rent $1,710

Max offer price $179,900

Occupancy floor 87%

Sensitivity live

Price	-10% $245	-5% $194	+0% $143	+5% $92	+10% $41
Rent	-10% $-6	-5% $68	+0% $143	+5% $218	+10% $292
Rate	-1.0pp $234	-0.5pp $189	base $143	+0.5pp $96	+1.0pp $49

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1379 Dell Dale St Channelview, TX	4.0	2.0	1444	$1,893	$1.31	6d	1	0.03mi
1335 Willersley Ln Channelview, TX	3.0	2.0	1669	$1,775	$1.06	3d	1	0.33mi
15255 Ferness Ln Channelview, TX	4.0	2.0	1326	$1,668	$1.26	3d	10	0.60mi
947 Leadenhall Cir Channelview, TX	3.0	2.5	1620	$1,856	$1.15	8d	1	0.68mi
14831 Waterside Dr Houston, TX	3.0	2.0	1638	$1,779	$1.09	3d	1	1.07mi
810 Townley St Channelview, TX	3.0	3.5	1713	$1,925	$1.12	44d	1	1.19mi
6160 E Sam Houston Pkwy N Unit 424 Houston, TX	2.0	2.0	1033	$1,616	$1.56	6d	1	1.50mi
6160 E Sam Houston Pkwy N Unit 425 Houston, TX	2.0	2.0	1033	$1,608	$1.56	3d	1	1.50mi
6160 E Sam Houston Pkwy N Unit 6217 Houston, TX	2.0	2.0	923	$1,294	$1.40	13d	1	1.50mi
6160 E Sam Houston Pkwy N Unit 6197 Houston, TX	2.0	2.0	1033	$1,640	$1.59	11d	1	1.50mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 20 events

1. 2026-06-18
   days on market $179,900 Pending 60 DOM
2. 2026-06-17
   days on market $179,900 Pending 59 DOM
3. 2026-06-16
   days on market $179,900 Pending 58 DOM
4. 2026-06-15
   days on market $179,900 Pending 57 DOM
5. 2026-06-13
   statusdays on market $179,900 Pending 55 DOM
6. 2026-06-09
   days on market $179,900 Active 51 DOM
7. 2026-06-08
   days on market $179,900 Active 50 DOM
8. 2026-06-07
   statusdays on market $179,900 Active 49 DOM
9. 2026-06-04
   days on market $179,900 Pending 46 DOM
10. 2026-06-03
    days on market $179,900 Pending 45 DOM
11. 2026-06-02
    days on market $179,900 Pending 44 DOM
12. 2026-06-02
    status $179,900 Pending 43 DOM
13. 2026-06-01
    days on market $179,900 Active 43 DOM
14. 2026-05-31
    days on market $179,900 Active 42 DOM
15. 2026-05-12
    price $184,900 684-char remark

    Show marketing remark (684 chars)

    Bring your vision for this fixer upper located in Sterling Green! This home has a brand new 4-Ton Carrier HVAC system with all new duct work. New dishwasher and oven/stove installed in 2025 - Wood Veneer flooring in the family room - Nice sized covered back patio area with a storage shed in the backyard for extra storage needs. Garage has been convered into a large 4th bedroom that can also be used as an office for work-at-home individuals or a playroom for the kiddos. Home has solid bones and is located within minutes of restaurants, shops, schools and quick access to I10 and Beltway 8. Home is being sold AS IS WHERE IS. Buyer to purchase new survey if one is required.

16. 2026-04-28
    price $189,900 684-char remark

    Show marketing remark (684 chars)

    Bring your vision for this fixer upper located in Sterling Green! This home has a brand new 4-Ton Carrier HVAC system with all new duct work. New dishwasher and oven/stove installed in 2025 - Wood Veneer flooring in the family room - Nice sized covered back patio area with a storage shed in the backyard for extra storage needs. Garage has been convered into a large 4th bedroom that can also be used as an office for work-at-home individuals or a playroom for the kiddos. Home has solid bones and is located within minutes of restaurants, shops, schools and quick access to I10 and Beltway 8. Home is being sold AS IS WHERE IS. Buyer to purchase new survey if one is required.

17. 2026-04-19
    listed $195,000 Active 684-char remark

    Show marketing remark (684 chars)

    Bring your vision for this fixer upper located in Sterling Green! This home has a brand new 4-Ton Carrier HVAC system with all new duct work. New dishwasher and oven/stove installed in 2025 - Wood Veneer flooring in the family room - Nice sized covered back patio area with a storage shed in the backyard for extra storage needs. Garage has been convered into a large 4th bedroom that can also be used as an office for work-at-home individuals or a playroom for the kiddos. Home has solid bones and is located within minutes of restaurants, shops, schools and quick access to I10 and Beltway 8. Home is being sold AS IS WHERE IS. Buyer to purchase new survey if one is required.

18. 2026-04-19
    historical

    Show marketing remark (684 chars)

    Bring your vision for this fixer upper located in Sterling Green! This home has a brand new 4-Ton Carrier HVAC system with all new duct work. New dishwasher and oven/stove installed in 2025 - Wood Veneer flooring in the family room - Nice sized covered back patio area with a storage shed in the backyard for extra storage needs. Garage has been convered into a large 4th bedroom that can also be used as an office for work-at-home individuals or a playroom for the kiddos. Home has solid bones and is located within minutes of restaurants, shops, schools and quick access to I10 and Beltway 8. Home is being sold AS IS WHERE IS. Buyer to purchase new survey if one is required.

19. 2026-04-10
    listed $195,000 Active
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: $3,740 · $312/mo
• Projected year-2 tax: $3,740 · $312/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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $22,696
• − Mortgage interest: −$10,077
• − Property taxes: −$3,740
• − Insurance: −$900
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − HOA: −$252
• − Depreciation: −$5,233
• Taxable loss: −$1,138
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $1,990/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

-5.2% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $184,900 HARMLS
• 2026-04-28 Price Changed $189,900 HARMLS
• 2026-04-19 Listing Removed — HARMLS
• 2026-04-19 Listed $195,000 HARMLS
• 2026-04-10 Listed $195,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,740 · -3.3% YoY. Source: county tax records.