8161 Record St · Houston, TX 77028

$170,000

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 118 Days on market

Built 1950 7,200 sqft lot $128/sqft · 17% below area Est $206k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Appreciation +7.6/10.0
• 1% rule +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Welcome to this beautifully updated home in Northeast Houston, just minutes from downtown. Thoughtfully upgraded for modern living, this property offers both comfort and convenience. Recent improvements include a brand-new A/C unit, a fully updated electrical system, and a renovated kitchen and bathroom with contemporary finishes. Kitchen features new tile backsplash, new cabinets, and granite countertops. The expanded driveway accommodates 2–3 vehicles, ideal for families and entertaining. Fresh new sod in both the front and backyard enhances curb appeal and provides a great outdoor space for relaxation or play. The roof was replaced within the last five years. Move-in ready and located in a growing area—this is a must-see opportunity, priced to sell and ready for its next owner.

Key facts

• Renovated bathroom
• New a/c unit
• Renovated kitchen

Tags

• UPDATED HOME
• RENOVATED KITCHEN
• RENOVATED BATHROOM
• NEW A/C UNIT
• UPDATED ELECTRICAL SYSTEM
• EXPANDED DRIVEWAY

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 $-14 ($-169/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (0.1% below list).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: schools D, 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.
• Market conditions: Rents soft (-1.6%/yr); 354 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,698/mo this rent would consume 53% of the median local household income ($38k/yr) (locally 1177% 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 $10k of equity ($1k loan paydown + $9k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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: property tax is 2.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $154,700 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.00% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 8.3

CMA / ARV

• ARV (median comp): $206,027
• List price: $170,000
• Delta: -17.49%
• 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
8410 Rinn St	0.45mi	3/2.0	1,354 (+2%)	4mo	$169,900	$125	68
8414 Rinn St	0.46mi	4/1.5 (+1)	1,253 (-6%)	2mo	$190,000	$152	60
9606 Guest St	0.68mi	3/2.0	1,383 (+4%)	4mo	$230,000	$166	54
7939 Cabot St	0.53mi	3/2.0	1,460 (+10%)	7mo	$160,000	$110	49
8814 Shady Vista Ln Ln	0.61mi	3/2.0	1,206 (-9%)	6mo	$188,800	$157	47
8225 Carolwood Dr	0.74mi	3/1.0	1,204 (-9%)	5mo	$179,000	$149	46
8105 Laura Koppe Rd	0.45mi	3/2.0	1,500 (+13%)	10mo	$300,000	$200	45
8404 Shady Vista Cir	0.61mi	3/2.0	1,180 (-11%)	8mo	$192,500	$163	42
8407 Shady Vista Ct	0.62mi	3/2.0	1,180 (-11%)	10mo	$195,990	$166	40
8442 Sterlingshire St	0.74mi	3/2.0	1,452 (+9%)	8mo	$140,000	$96	39
8907 Shady Vista Ln	0.56mi	4/2.0 (+1)	1,150 (-13%)	10mo	$190,000	$165	34
8229 Carolwood Dr	0.74mi	4/2.0 (+1)	1,128 (-15%)	1mo	$165,000	$146	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.75×
• Total profit: $35,834
• Equity at exit: $98,877

10-year hold

• IRR: 11.7%
• Equity multiple: 3.10×
• Total profit: $99,786
• Equity at exit: $172,786

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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 354
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$891
• Tax from tax record: −$393 /mo · $4,722/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-14

Break-even live

Break-even rent $1,716

Max offer price $167,515

Occupancy floor 96%

Sensitivity live

Price	-10% $82	-5% $34	+0% $-14	+5% $-62	+10% $-110
Rent	-10% $-148	-5% $-81	+0% $-14	+5% $53	+10% $120
Rate	-1.0pp $72	-0.5pp $29	base $-14	+0.5pp $-58	+1.0pp $-103

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	25d	1	0.34mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	45d	1	0.34mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	25d	1	0.35mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	0d	1	0.35mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	45d	1	0.35mi
8203 Woodlyn Rd Unit C Houston, TX	3.0	2.5	1650	$1,650	$1.00	9d	1	0.37mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	9d	1	0.42mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	2d	5	0.44mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	45d	1	0.52mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	25d	1	0.54mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	16d	1	0.55mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	16d	1	0.55mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	25d	1	0.55mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	45d	1	0.60mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	0.64mi
8213 Bigwood St Unit A Houston, TX	3.0	2.5	1150	$1,595	$1.39	45d	1	0.66mi
9702 Hillis St Houston, TX	3.0	2.0	1612	$1,550	$0.96	45d	1	0.66mi
8302 Caddo Rd Houston, TX	2.0	1.0	896	$1,450	$1.62	45d	1	0.70mi
8102 Crestview Dr Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	45d	1	0.73mi
8102 Crestview Dr Unit A Houston, TX	3.0	2.5	1800	$1,900	$1.06	23d	1	0.73mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	0.73mi
8102 Rhobell St Unit A Houston, TX	4.0	3.5	1567	$1,750	$1.12	45d	1	0.74mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	45d	1	0.75mi
8711 Southwark St Unit A Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	0.78mi
8623 Homewood Ln Unit B Houston, TX	3.0	2.5	1150	$1,850	$1.61	20d	1	0.78mi
8623 Homewood Unit A Houston, TX	3.0	2.5	1150	$1,850	$1.61	45d	1	0.78mi
8625 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	45d	1	0.78mi
8627 Homewood Ln Unit B Houston, TX	3.0	2.5	1500	$1,850	$1.23	45d	1	0.79mi
8631 Homewood Ln Unit A Houston, TX	3.0	2.5	1500	$1,850	$1.23	45d	1	0.81mi
8631 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	45d	1	0.81mi
8602 Wilkins Oaks Dr Houston, TX	3.0	2.0	1307	$1,775	$1.36	45d	1	0.84mi
8314 Madera Rd Unit B Houston, TX	3.0	2.5	1608	$1,495	$0.93	25d	1	0.84mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	23d	1	0.91mi
8214 Parker Rd Unit B Houston, TX	3.0	2.0	1608	$1,560	$0.97	9d	1	0.92mi
8638 Doris Oaks Cir Houston, TX	3.0	3.0	1777	$1,975	$1.11	45d	1	0.92mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	16d	1	0.99mi
9700 Mesa Dr Houston, TX	1.0–3.0	1.0–2.0	784	$989	$1.26	0d	9	1.04mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,436	$1.41	15d	8	1.11mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,200	$1.22	25d	1	1.11mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,185	$1.20	45d	1	1.11mi

Listing history 41 events

1. 2026-06-21
   days on market $170,000 Active 118 DOM
2. 2026-06-18
   days on market $170,000 Active 115 DOM
3. 2026-06-17
   days on market $170,000 Active 114 DOM
4. 2026-06-16
   days on market $170,000 Active 113 DOM
5. 2026-06-15
   days on market $170,000 Active 112 DOM
6. 2026-06-13
   days on market $170,000 Active 110 DOM
7. 2026-06-10
   days on market $170,000 Active 106 DOM
8. 2026-06-08
   days on market $170,000 Active 105 DOM
9. 2026-06-07
   days on market $170,000 Active 104 DOM
10. 2026-06-04
    days on market $170,000 Active 101 DOM
11. 2026-06-01
    days on market $170,000 Active 98 DOM
12. 2026-05-31
    days on market $170,000 Active 97 DOM
13. 2026-02-23
    listed $175,000 Active 803-char remark

    Show marketing remark (803 chars)

    Welcome to this beautifully updated home in Northeast Houston, just minutes from downtown. Thoughtfully upgraded for modern living, this property offers both comfort and convenience. Recent improvements include a brand-new A/C unit, a fully updated electrical system, and a renovated kitchen and bathroom with contemporary finishes. Kitchen features new tile backsplash, new cabinets, and granite countertops. The expanded driveway accommodates 2–3 vehicles, ideal for families and entertaining. Fresh new sod in both the front and backyard enhances curb appeal and provides a great outdoor space for relaxation or play. The roof was replaced within the last five years. Move-in ready and located in a growing area—this is a must-see opportunity, priced to sell and ready for its next owner.

14. 2026-02-19
    historical
15. 2026-01-24
    listed $174,900 Active
16. 2026-01-23
    historical
17. 2025-12-22
    price $179,900
18. 2025-08-13
    listed $184,900 Active
19. 2025-08-12
    historical
20. 2025-07-21
    price $189,999
21. 2025-06-20
    listed $199,900 Active
22. 2024-02-15
    soldstatus
23. 2022-11-21
    soldstatus
24. 2022-11-15
    soldstatus Sold
25. 2022-11-07
    status Pending, Continue to Show
26. 2022-10-28
    status Pending
27. 2022-10-14
    soldstatus
28. 2022-10-14
    soldstatus
29. 2022-09-03
    listed $185,000 Active
30. 2020-03-31
    soldstatus
31. 2020-03-25
    soldstatus
32. 2020-03-23
    soldstatus Sold
33. 2020-02-17
    status Pending
34. 2020-02-10
    status Option Pending
35. 2019-12-18
    historical
36. 2019-12-18
    listed $124,900 Active
37. 2019-09-27
    status Active
38. 2019-09-25
    status Option Pending
39. 2019-08-15
    listed $129,900 Active
40. 2019-03-26
    soldstatus
41. 1999-06-24
    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: $4,722 · $393/mo
• Projected year-2 tax: $4,722 · $393/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) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,381
• − Mortgage interest: −$9,523
• − Property taxes: −$4,722
• − Insurance: −$850
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$4,945
• Taxable loss: −$2,920
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $532/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: 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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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 (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

+34.7% since first listed

29 events — show timeline

• 2026-02-23 Listed $175,000 HARMLS
• 2026-02-19 Listing Removed — HARMLS
• 2026-01-24 Listed $174,900 HARMLS
• 2026-01-23 Listing Removed — HARMLS
• 2025-12-22 Price Changed $179,900 HARMLS
• 2025-08-13 Listed $184,900 HARMLS
• 2025-08-12 Listing Removed — HARMLS
• 2025-07-21 Price Changed $189,999 HARMLS
• 2025-06-20 Listed $199,900 HARMLS
• 2024-02-15 Sold (Public Records) — Public Records
• 2022-11-21 Sold (Public Records) — Public Records
• 2022-11-15 Sold (MLS) — HARMLS
• 2022-11-07 Pending — HARMLS
• 2022-10-28 Pending — HARMLS
• 2022-10-14 Sold (Public Records) — Public Records
• 2022-10-14 Sold (Public Records) — Public Records
• 2022-09-03 Listed $185,000 HARMLS
• 2020-03-31 Sold (Public Records) — Public Records
• 2020-03-25 Sold (Public Records) — Public Records
• 2020-03-23 Sold (MLS) — HARMLS
• 2020-02-17 Pending — HARMLS
• 2020-02-10 Pending — HARMLS
• 2019-12-18 Listed $124,900 HARMLS
• 2019-12-18 Listing Removed — HARMLS
• 2019-09-27 Relisted — HARMLS
• 2019-09-25 Pending — HARMLS
• 2019-08-15 Listed $129,900 HARMLS
• 2019-03-26 Sold (Public Records) — Public Records
• 1999-06-24 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $4,722 · +12.8% YoY. Source: county tax records.