14115 Bohemian Hall Rd · Barrett, TX 77532

$149,900

3 bd · 1.5 ba · 1,882 sqft · SingleFamily public records · 213 Days on market

Built 1955 1.00 ac lot ↓ 33% 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come take a look at this 4 bedroom 3 bath, 1882 sq ft home on a secluded 1 acre lot. Home features large rooms, covered patio, plenty of parking and private drive.

Key facts

• Secluded lot
• Covered patio
• Private drive

Tags

• SECLUDED LOT
• COVERED PATIO
• PRIVATE DRIVE

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Residential property; One-story
• Construction: Built in 1955; Wood siding; Block foundation; Composition roof
• Exterior features: Cleared lot; Dirt and gravel road access

Interior

• Bedrooms: Primary bedroom on the first floor (28 x 27); Three additional bedrooms on the first floor (15 x 10; 16 x 13; 15 x 13)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.8% in Barrett — 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 56/100 on livability (#1,335 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B+; Watch: employment D, amenities F, commute F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL); Highpoint School East (Crosby) (20 students, 80% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1172 active listings in the ZIP; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 213 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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 F-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. 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: 1.29% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.57
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $483,674
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14115 Bohemian Hall Rd	0.00mi	4/3.0 (+1)	1,882 (0%)	0mo	$149,900	$80	89
13708 Bohemian Hall Rd	0.41mi	4/2.0 (+1)	1,668 (-11%)	11mo	$790,000	$474	46
3031 Kennings Rd	0.62mi	3/2.0	2,040 (+8%)	20mo	$525,000	$257	39
2509 Krenek Rd	0.65mi	4/2.5 (+1)	1,938 (+3%)	23mo	$399,000	$206	36

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 · 1.48% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,633
• Equity at exit: $22,351

10-year hold

• IRR: 9.1%
• Equity multiple: 1.65×
• Total profit: $27,124
• Equity at exit: $12,961

Cash invested: $41,972 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1172
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$223 /mo · $2,670/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $452

Break-even live

Break-even rent $1,356

Max offer price $149,900

Occupancy floor 72%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-07
   status Pending
2. 2026-04-28
   status Pending
3. 2026-02-23
   price $149,900
4. 2025-10-31
   price $159,900
5. 2025-10-31
   status Active
6. 2025-09-08
   status Pending
7. 2025-08-13
   listed $169,900 Active
8. 2025-04-04
   historical
9. 2025-03-11
   listed $200,000 Active
10. 2024-11-22
    soldstatus
11. 2024-10-26
    historical
12. 2024-10-17
    listed $250,000 Active
13. 2022-09-02
    historical
14. 2022-08-28
    status Active
15. 2022-08-27
    historical
16. 2022-08-09
    price $199,000
17. 2022-07-27
    listed $225,000 Active
18. 2007-12-13
    soldstatus
19. 2000-02-02
    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: $2,670 · $223/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$73/yr (+$6/mo · 2.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,132
• − Mortgage interest: −$8,397
• − Property taxes: −$2,670
• − Insurance: −$750
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$4,361
• Taxable income: $3,254
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $4,641/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: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

Livability — Barrett

• Score: 56/100
• State rank: #1335
• US rank: #22991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 382.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

-33.4% since first listed

19 events — show timeline

• 2026-05-07 Pending — HARMLS
• 2026-04-28 Pending — HARMLS
• 2026-02-23 Price Changed $149,900 HARMLS
• 2025-10-31 Price Changed $159,900 HARMLS
• 2025-10-31 Relisted — HARMLS
• 2025-09-08 Pending — HARMLS
• 2025-08-13 Listed $169,900 HARMLS
• 2025-04-04 Listing Removed — HARMLS
• 2025-03-11 Listed $200,000 HARMLS
• 2024-11-22 Sold (Public Records) — Public Records
• 2024-10-26 Listing Removed — HARMLS
• 2024-10-17 Listed $250,000 HARMLS
• 2022-09-02 Listing Removed — HARMLS
• 2022-08-28 Relisted — HARMLS
• 2022-08-27 Listing Removed — HARMLS
• 2022-08-09 Price Changed $199,000 HARMLS
• 2022-07-27 Listed $225,000 HARMLS
• 2007-12-13 Sold (Public Records) — Public Records
• 2000-02-02 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,670 · +10.3% YoY. Source: county tax records.