15326 Peachmeadow Ln · Channelview, TX 77530

$195,000

3 bd · 2.5 ba · 1,198 sqft · SingleFamily public records · 106 Days on market

Built 1980 5,776 sqft lot $163/sqft · 7% above area Est $183k · 7% over $23/mo HOA · 1% of rent

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Why this score? — see what drove the D 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 +15.0/30.0
• Rent growth +5.0/5.0
• DSCR +4.6/10.0
• 1% rule +4.5/10.0
• ARV discount +4.5/15.0
• Livability +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated 3-bedroom, 2.5 bathroom home nestled in the desirable community of Sterling Green. Upon entering, you are greeted by a spacious and light-filled living area, providing the perfect space for relaxation and entertaining guest. The kitchen boast ample cabinetry and a breakfast area. Upstairs you will find the primary bedroom and two other spacious bedroom with generous closet space and large windows that allow plenty of natural light. Outside, the backyard offers a private oasis for outdoor activities and relaxation. This neighborhood is known for its well-maintained streets, proximity to schools, shopping centers, and dining options. Move-In Ready! Schedule your appointment today!

Key facts

• Proximity to schools
• Ample cabinetry
• Private oasis

Tags

• LIGHT FILLED LIVING AREA
• AMPLE CABINETRY
• PRIVATE OASIS
• PROXIMITY TO SCHOOLS
• PROXIMITY TO SHOPPING CENTERS
• PROXIMITY TO DINING OPTIONS

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $60 ($720/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (4.7% below list).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.7% 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: crime F, amenities F, commute 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.
• Zoned schools: B H Hamblen El (math 30% / reading 32%, grade F, #2,429 of 4,322 statewide, top 57%, 954 students, 83% FRL); Alice Johnson J H (math 23% / reading 22%, grade F, #1,341 of 1,662 statewide, top 82%, 1,189 students, 77% FRL); Channelview H S (math 24% / reading 35%, grade F, #1,112 of 1,632 statewide, top 70%, 2,893 students, 87% FRL).
• Market conditions: Rents rising fast (+16.9%/yr); 100 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $6k 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.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask is 10733% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 8.7

CMA / ARV

• ARV (median comp): $182,918
• List price: $195,000
• Delta: 6.61%
• 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
15326 Peachmeadow Ln	0.00mi	3/2.5	1,198 (0%)	1mo	$195,000	$163	99
1538 Wrotham Ln	0.12mi	3/2.0	1,203 (+0%)	9mo	$203,000	$169	84
15302 Bedford Glen Dr	0.19mi	3/2.5	1,370 (+14%)	2mo	$165,000	$120	66
1502 Stevenage Ln	0.33mi	4/3.0 (+1)	1,270 (+6%)	3mo	$185,000	$146	65
15242 Peachmeadow Ln	0.20mi	2/2.0 (-1)	1,326 (+11%)	3mo	$140,000	$106	64
15250 Peachmeadow Ln	0.18mi	3/2.0	1,257 (+5%)	22mo	$210,000	$167	63
15351 Battersea Gardens Dr	0.07mi	4/2.0 (+1)	1,303 (+9%)	22mo	$189,000	$145	57
15239 Peachmeadow Ln	0.20mi	3/2.0	1,099 (-8%)	23mo	$190,000	$173	56
1803 Fallow Ln	0.23mi	3/2.0	1,377 (+15%)	11mo	$215,000	$156	53
15235 Bedford Glen Dr	0.30mi	3/2.0	1,314 (+10%)	22mo	$125,000	$95	50

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: -8.5%
• Equity multiple: 0.67×
• Total profit: $-17,892
• Equity at exit: $29,075

10-year hold

• IRR: 6.8%
• Equity multiple: 1.63×
• Total profit: $34,295
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$281 /mo · $3,370/yr
• Insurance: −$81
• HOA: −$23
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $60

Break-even live

Break-even rent $1,782

Max offer price $195,000

Occupancy floor 92%

Sensitivity live

Price	-10% $170	-5% $115	+0% $60	+5% $5	+10% $-50
Rent	-10% $-87	-5% $-13	+0% $60	+5% $133	+10% $207
Rate	-1.0pp $158	-0.5pp $110	base $60	+0.5pp $9	+1.0pp $-42

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	7d	1	0.29mi
1391 Tenderden Dr Channelview, TX	3.0	2.0	1464	$1,699	$1.16	0d	1	0.88mi
15255 Ferness Ln Channelview, TX	4.0	2.0	1326	$1,668	$1.26	4d	10	0.90mi
6160 E Sam Houston Pkwy N Unit 424 Houston, TX	2.0	2.0	1033	$1,616	$1.56	7d	1	1.45mi
6160 E Sam Houston Pkwy N Unit 6197 Houston, TX	2.0	2.0	1033	$1,640	$1.59	12d	1	1.45mi
6160 E Sam Houston Pkwy N Unit 425 Houston, TX	2.0	2.0	1033	$1,600	$1.55	0d	1	1.45mi
6160 E Sam Houston Pkwy N Unit 6217 Houston, TX	2.0	2.0	923	$1,294	$1.40	14d	1	1.45mi
6160 E Sam Houston Pkwy N Unit 2047 Houston, TX	2.0	2.0	1033	$1,651	$1.60	13d	1	1.50mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 18 events

1. 2026-05-12
   listed $1,800
2. 2026-04-25
   historical $1,800
3. 2026-03-06
   listed $1,800
4. 2026-03-05
   historical $1,900
5. 2026-02-27
   price $1,900
6. 2026-02-15
   listed $2,000
7. 2026-02-12
   listed $195,000 Active 703-char remark

   Show marketing remark (703 chars)

   Newly renovated 3-bedroom, 2.5 bathroom home nestled in the desirable community of Sterling Green. Upon entering, you are greeted by a spacious and light-filled living area, providing the perfect space for relaxation and entertaining guest. The kitchen boast ample cabinetry and a breakfast area. Upstairs you will find the primary bedroom and two other spacious bedroom with generous closet space and large windows that allow plenty of natural light. Outside, the backyard offers a private oasis for outdoor activities and relaxation. This neighborhood is known for its well-maintained streets, proximity to schools, shopping centers, and dining options. Move-In Ready! Schedule your appointment today!

8. 2025-01-05
   historical $2,000
9. 2024-12-18
   listed $2,000
10. 2023-11-14
    historical $1,800
11. 2023-10-31
    listed $1,800
12. 2023-08-04
    soldstatus
13. 2007-01-05
    soldstatus
14. 2005-05-25
    soldstatus
15. 2005-04-19
    soldstatus
16. 2004-12-31
    historical
17. 2004-09-08
    listed $65,000
18. 1991-10-28
    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: $3,370 · $281/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$198/yr (+$17/mo · 5.9%)

ⓘ 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) · 67% 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: $22,295
• − Mortgage interest: −$10,923
• − Property taxes: −$3,370
• − Insurance: −$975
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − HOA: −$276
• − Depreciation: −$5,673
• Taxable loss: −$2,489
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $1,318/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

-97.2% since first listed

18 events — show timeline

• 2026-05-12 Listed for Rent $1,800 HARMLS
• 2026-04-25 Rental Removed $1,800 HARMLS
• 2026-03-06 Listed for Rent $1,800 HARMLS
• 2026-03-05 Rental Removed $1,900 HARMLS
• 2026-02-27 Price Changed $1,900 HARMLS
• 2026-02-15 Listed for Rent $2,000 HARMLS
• 2026-02-12 Listed $195,000 HARMLS
• 2025-01-05 Rental Removed $2,000 HARMLS
• 2024-12-18 Listed for Rent $2,000 HARMLS
• 2023-11-14 Rental Removed $1,800 HARMLS
• 2023-10-31 Listed for Rent $1,800 HARMLS
• 2023-08-04 Sold (Public Records) — Public Records
• 2007-01-05 Sold (Public Records) — Public Records
• 2005-05-25 Sold (Public Records) — Public Records
• 2005-04-19 Sold (Public Records) — Public Records
• 2004-12-31 Listing Removed — HARMLS
• 2004-09-08 Listed $65,000 HARMLS
• 1991-10-28 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,370 · -3.7% YoY. Source: county tax records.