1406 Pleasantville Dr · Houston, TX 77029

$101,990

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 17 Days on market

Built 1950 5,832 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Multiple OFFERS! Send Best Offer By Saturday, June 6, 2026 at 5:00pm. This home is a diamond looking to be shined being sold "AS IS NO REPAIRS'. GREAT OPPORTUNITY FOR AN INVESTOR OR SOMEONE LOOKING FOR A PROJECT TO CALL HOME. Homesite features 3 bedroom, 1 full bath, 1/2bath with shower, living room and family room. Homesite has a nice backyard great for family gatherings. This home is a MUST SEE FOR someone who has a KEEN EYE for potential. Agent to verify measurements. BEING SOLD AS IS. Come Tour Today. .. EMAIL all offers using agent's instructions, proof of funds pre-approval.

Key facts

• 5,832 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first floor living areas and bedrooms); Built in 1950; Slab foundation; Composition roof
• Construction: Construction materials: Unknown
• Exterior features: Located in a subdivision

Interior

• Kitchen: Kitchen on the first floor (approx. 8 x 8)
• Bedrooms: Primary bedroom on the first floor (approx. 10 x 12); Bedroom on the first floor (approx. 10 x 10); Bedroom on the first floor (approx. 8 x 8)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall furnace heating; Window cooling units
• Interior features: Breakfast bar; Primary bedroom with private bath

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $100k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 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.
• Zoned schools: Pleasantville El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 233 students, 97% FRL); Holland Middle (math 10% / reading 16%, grade F, #1,609 of 1,662 statewide, top 97%, 644 students, 98% FRL); Furr H S (math 8% / reading 25%, grade F, #1,497 of 1,632 statewide, top 92%, 1,173 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 154 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($706 loan paydown + $10k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — 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 $100,460 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.61% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.79%
• DSCR: 1.93
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $212,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8446 Norvic St	0.21mi	4/2.0 (+1)	1,289 (-7%)	4mo	$164,580	$128	67
1427 Teanaway Ln	0.06mi	3/2.0	1,232 (-11%)	11mo	$239,750	$195	66
8606 Guinevere St	0.46mi	3/1.5	1,238 (-10%)	2mo	$225,000	$182	58
8707 Fannette St	0.41mi	4/2.0 (+1)	1,300 (-6%)	6mo	$199,999	$154	57
8522 Northton St	0.72mi	4/1.0 (+1)	1,398 (+1%)	3mo	$174,999	$125	57
8766 Flossie Mae St	0.63mi	3/1.0	1,412 (+2%)	12mo	$194,750	$138	57
8427 Guinevere St	0.42mi	4/2.0 (+1)	1,228 (-11%)	1mo	$225,000	$183	52
8726 Tilgham St	0.45mi	4/2.0 (+1)	1,456 (+6%)	11mo	$189,990	$130	52
8647 Berndale St	0.34mi	4/2.0 (+1)	1,252 (-9%)	11mo	$199,999	$160	51
8527 Bucroft St	0.59mi	4/2.0 (+1)	1,504 (+9%)	7mo	$189,900	$126	43
8711 Othello St	0.52mi	3/2.0	1,180 (-14%)	8mo	$215,000	$182	41
8743 Pattibob St	0.52mi	3/2.0	1,576 (+14%)	12mo	$208,000	$132	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 4.05×
• Total profit: $87,144
• Equity at exit: $91,881

10-year hold

• IRR: 34.4%
• Equity multiple: 9.12×
• Total profit: $232,007
• Equity at exit: $198,144

Cash invested: $28,557 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 154
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,639 high
• Mortgage (P&I): −$535
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $495

Break-even live

Break-even rent $1,012

Max offer price $101,990

Occupancy floor 65%

Sensitivity live

Price	-10% $553	-5% $524	+0% $495	+5% $466	+10% $437
Rent	-10% $365	-5% $430	+0% $495	+5% $560	+10% $624
Rate	-1.0pp $546	-0.5pp $521	base $495	+0.5pp $468	+1.0pp $441

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: $25,498
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1629 Demaree Ln Houston, TX	4.0	2.0	1520	$2,225	$1.46	26d	1	0.32mi
8735 Cowart St Houston, TX	3.0	1.0	1136	$1,000	$0.88	45d	1	0.46mi
8710 Josie St Houston, TX	3.0	1.0	1000	$1,090	$1.09	0d	1	0.47mi
8726 Josie St Houston, TX	3.0	1.0	950	$1,000	$1.05	45d	1	0.50mi
8534 Fillmore St Houston, TX	3.0	1.0	965	$1,600	$1.66	45d	1	0.53mi
2203 Pearl St Houston, TX	3.0	2.0	1298	$1,570	$1.21	15d	1	0.89mi
9701 Market St Houston, TX	1.0–2.0	1.0	798	$1,309	$1.64	9d	1	1.16mi
9709 Cargill St Houston, TX	3.0	2.0	1184	$2,300	$1.94	45d	1	1.26mi
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	26d	1	1.37mi

Listing history 11 events

1. 2026-06-21
   statusdays on market $101,990 Pending 17 DOM
2. 2026-06-18
   days on market $101,990 Active 14 DOM
3. 2026-06-17
   statusdays on market $101,990 Active 13 DOM
4. 2026-06-15
   days on market $101,990 Pending 12 DOM
5. 2026-06-13
   statusdays on market $101,990 Pending 10 DOM
6. 2026-06-09
   days on market $101,990 Active 6 DOM
7. 2026-06-08
   days on market $101,990 Active 5 DOM
8. 2026-06-07
   remarks 587-char remark
9. 2026-06-07
   days on market $101,990 Active 4 DOM
10. 2026-06-04
    remarks 517-char remark
11. 2026-06-04
    listed $101,990 Active 1 DOM

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $19,665
• − Mortgage interest: −$5,713
• − Property taxes: −$2,669
• − Insurance: −$510
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$2,967
• Taxable income: $4,659
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $4,819/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): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

3 events — show timeline

• 2026-06-03 Listed $101,990 HARMLS
• 2017-12-15 Sold (Public Records) — Public Records
• 1988-07-25 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,669 · +5.0% YoY. Source: county tax records.