1235 Witte Rd #8 · Houston, TX 77055

$165,000

3 bd · 2.5 ba · 1,560 sqft · Condo public records · 163 Days on market

Built 1966 $106/sqft · 11% below area Est $186k · 11% under $512/mo HOA · 21% of rent

---

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 +20.3/30.0
• ARV discount +12.7/15.0
• 1% rule +9.9/10.0
• DSCR +6.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1235 Witte Rd., a beautifully maintained 3-bedroom, 2.5-bathroom residence located in the highly sought-after Spring Branch neighborhood of Houston. This spacious home offers a perfect blend of comfort, style, and convenience, ideal for families or anyone looking for easy access to city life with a touch of suburban tranquility. Step inside to discover an open-concept layout with abundant natural light, updated flooring, and neutral tones that create a warm and inviting atmosphere. The kitchen features modern appliances, ample cabinet space, and a breakfast bar, opening into a generously sized living and dining area, perfect for entertaining guests or relaxing with loved ones. A convenient half bath adds extra functionality for guests. With a location just minutes from top-rated schools, major highways, Memorial City Mall, and Houston’s Energy Corridor, this home offers both comfort and connectivity.

Key facts

• $512 HOA
• 2 parking spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Spring Branch ISD (urban): math 47% / reading 46% proficiency, ranked #215 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.4%/yr); 441 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 40% of the median local income ($74k/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.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 5.6

CMA / ARV

• ARV (median comp): $186,412
• List price: $165,000
• Delta: -11.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.41% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-16,644
• Equity at exit: $24,602

10-year hold

• IRR: -3.9%
• Equity multiple: 0.77×
• Total profit: $-10,770
• Equity at exit: $14,266

Cash invested: $46,200 (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 77055

• Rents YoY: 1.4%
• Active inventory: 441
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$865
• Tax from tax record: −$277 /mo · $3,325/yr
• Insurance: −$69
• HOA: −$512
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $213

Break-even live

Break-even rent $2,181

Max offer price $165,000

Occupancy floor 86%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Witte Rd Houston, TX	1.0–3.0	1.5–2.5	1085	$1,639	$1.51	2d	13	0.46mi
1506 Witte Rd Unit 16 Houston, TX	3.0	2.0	1350	$1,549	$1.15	43d	1	0.51mi
9807 Katy Fwy Ste 140 Houston, TX	2.0	2.0	1357	$2,362	$1.74	43d	1	0.56mi
1562 Gessner Rd Houston, TX	3.0	2.0	1130	$1,425	$1.26	14d	1	0.62mi
9789 Katy Fwy Houston, TX	2.0	1.0–2.0	1038	$4,794	$4.62	1d	13	0.66mi
976 Bunker Hill Rd Houston, TX	3.0	2.0	1380	$1,990	$1.44	20d	1	0.70mi
976 Bunker Hill Rd Houston, TX	3.0	2.0	1380	$1,990	$1.44	43d	1	0.70mi
1477 Springrock Ln Unit SP99 Houston, TX	2.0	2.5	1260	$1,725	$1.37	5d	1	0.71mi
9757 Katy Fwy Unit 9790 Houston, TX	3.0	2.0	1750	$5,462	$3.12	13d	1	0.72mi
9757 Katy Fwy Unit 2165 Houston, TX	2.0	2.0	1238	$4,442	$3.59	2d	1	0.72mi
9757 Katy Fwy Unit 421 Houston, TX	2.0	2.0	1238	$4,450	$3.59	5d	1	0.72mi
9757 Katy Fwy Unit 9780 Houston, TX	2.0	2.0	1238	$4,474	$3.61	10d	1	0.72mi
966 Bunker Hill Rd Houston, TX	2.0	2.0	1249	$2,952	$2.36	11d	1	0.78mi
970 Bunker Hill Rd Unit 3174 Houston, TX	3.0	2.0	1460	$2,193	$1.50	10d	1	0.79mi
970 Bunker Hill Rd Unit 3148 Houston, TX	3.0	2.0	1460	$2,161	$1.48	2d	1	0.79mi
970 Bunker Hill Rd Unit 1003 Houston, TX	3.0	2.0	1460	$2,204	$1.51	43d	1	0.79mi
10300 Katy Fwy Houston, TX	1.0–2.0	1.0–2.0	903	$1,961	$2.17	1d	23	0.84mi
12000 Barryknoll Ln Unit 12023 Houston, TX	2.0	2.0	1166	$2,772	$2.38	10d	1	0.86mi
12000 Barryknoll Ln Unit 12033 Houston, TX	3.0	2.0	1821	$4,604	$2.53	10d	1	0.86mi
12000 Barryknoll Ln Unit 2162 Houston, TX	2.0	2.0	1166	$2,748	$2.36	5d	1	0.86mi
12000 Barryknoll Ln Unit 3165 Houston, TX	3.0	2.0	1821	$4,572	$2.51	2d	1	0.86mi
12000 Barryknoll Ln Unit 12037 Houston, TX	2.0	2.0	1166	$2,715	$2.33	43d	1	0.86mi
12000 Barryknoll Ln Unit 2165 Houston, TX	2.0	2.0	1166	$2,740	$2.35	2d	1	0.86mi
878 Bettina Ct Houston, TX	3.0	2.0	1200	$1,740	$1.45	24d	1	0.86mi
12006 Barryknoll Ln Houston, TX	2.0	2.0	1166	$2,880	$2.47	43d	1	0.87mi
10214 Londonderry Dr Houston, TX	3.0	2.0	1606	$2,600	$1.62	43d	1	0.92mi
9550 Long Point Rd Houston, TX	2.0–4.0	1.0–2.0	1130	$1,150	$1.02	1d	10	0.93mi
1776 Gessner Rd Houston, TX	1.0–4.0	1.0–2.0	934	$1,232	$1.32	43d	11	0.97mi
1403 Blalock Rd Houston, TX	2.0	1.5–2.0	1276	$1,525	$1.20	43d	4	1.01mi
1111 Blalock Rd Unit 3047 Houston, TX	3.0	2.0	1566	$2,040	$1.30	10d	1	1.03mi
1217 Blalock Rd Houston, TX	3.0	1.0–2.0	818	$1,162	$1.42	5d	15	1.04mi
1111 Blalock Rd Unit 525 Houston, TX	3.0	2.0	1566	$1,997	$1.28	2d	1	1.05mi
1111 Blalock Rd Unit 1144 Houston, TX	3.0	2.0	1566	$2,029	$1.30	10d	1	1.05mi
1111 Blalock Rd Houston, TX	2.0	2.0	1070	$1,378	$1.29	43d	1	1.06mi
10408 Town & Country Way Houston, TX	2.0	2.0	1098	$2,285	$2.08	43d	1	1.07mi
10402 Town & Country Way Unit 10425 Houston, TX	2.0	2.0	1486	$2,965	$2.00	43d	1	1.08mi
10402 Town & Country Way Unit 2174 Houston, TX	2.0	2.0	1278	$2,641	$2.07	10d	1	1.08mi
10402 Town & Country Way Unit 2162 Houston, TX	2.0	2.0	1278	$2,617	$2.05	5d	1	1.08mi
10402 Town & Country Way Unit 2187 Houston, TX	2.0	2.0	1278	$2,609	$2.04	2d	1	1.08mi
10401 Town and Country Way Houston, TX	2.0	2.0	1511	$3,248	$2.15	24d	1	1.10mi

HOA detail condo

• Monthly dues: $512 · $6,144/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $165,000 Active 163 DOM
2. 2026-06-17
   days on market $165,000 Active 162 DOM
3. 2026-06-16
   days on market $165,000 Active 161 DOM
4. 2026-06-15
   days on market $165,000 Active 160 DOM
5. 2026-06-13
   days on market $165,000 Active 158 DOM
6. 2026-06-09
   days on market $165,000 Active 154 DOM
7. 2026-06-08
   days on market $165,000 Active 153 DOM
8. 2026-06-07
   days on market $165,000 Active 152 DOM
9. 2026-06-04
   days on market $165,000 Active 149 DOM
10. 2026-06-03
    days on market $165,000 Active 148 DOM
11. 2026-06-02
    days on market $165,000 Active 147 DOM
12. 2026-06-01
    days on market $165,000 Active 146 DOM
13. 2026-05-31
    days on market $165,000 Active 145 DOM
14. 2026-04-03
    price $165,000 930-char remark

    Show marketing remark (930 chars)

    Welcome to 1235 Witte Rd., a beautifully maintained 3-bedroom, 2.5-bathroom residence located in the highly sought-after Spring Branch neighborhood of Houston. This spacious home offers a perfect blend of comfort, style, and convenience, ideal for families or anyone looking for easy access to city life with a touch of suburban tranquility. Step inside to discover an open-concept layout with abundant natural light, updated flooring, and neutral tones that create a warm and inviting atmosphere. The kitchen features modern appliances, ample cabinet space, and a breakfast bar, opening into a generously sized living and dining area, perfect for entertaining guests or relaxing with loved ones. A convenient half bath adds extra functionality for guests. With a location just minutes from top-rated schools, major highways, Memorial City Mall, and Houston’s Energy Corridor, this home offers both comfort and connectivity.

15. 2026-01-06
    listed $175,000 Active 930-char remark

    Show marketing remark (930 chars)

    Welcome to 1235 Witte Rd., a beautifully maintained 3-bedroom, 2.5-bathroom residence located in the highly sought-after Spring Branch neighborhood of Houston. This spacious home offers a perfect blend of comfort, style, and convenience, ideal for families or anyone looking for easy access to city life with a touch of suburban tranquility. Step inside to discover an open-concept layout with abundant natural light, updated flooring, and neutral tones that create a warm and inviting atmosphere. The kitchen features modern appliances, ample cabinet space, and a breakfast bar, opening into a generously sized living and dining area, perfect for entertaining guests or relaxing with loved ones. A convenient half bath adds extra functionality for guests. With a location just minutes from top-rated schools, major highways, Memorial City Mall, and Houston’s Energy Corridor, this home offers both comfort and connectivity.

16. 2025-12-15
    status Active
17. 2025-10-31
    historical
18. 2025-10-19
    status Pending
19. 2025-10-10
    historical
20. 2025-08-11
    price $159,000
21. 2025-08-11
    price $161,910
22. 2025-06-26
    listed $179,900 Active
23. 2014-03-12
    soldstatus
24. 2014-03-07
    soldstatus Sold
25. 2014-02-01
    status Pending, Continue to Show
26. 2014-01-19
    status Option Pending
27. 2014-01-08
    status Active
28. 2014-01-02
    status Option Pending
29. 2013-12-07
    price $66,500
30. 2013-11-18
    listed $70,000 Active
31. 2010-07-08
    historical
32. 2009-01-07
    listed $54,000
33. 2009-01-06
    historical
34. 2008-04-07
    listed $88,500
35. 2008-01-30
    historical
36. 2007-11-10
    listed $74,500
37. 2002-12-30
    soldstatus
38. 2001-03-12
    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: $3,325 · $277/mo
• Projected year-2 tax: $3,325 · $277/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,408
• − Mortgage interest: −$9,243
• − Property taxes: −$3,325
• − Insurance: −$825
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − HOA: −$6,144
• − Depreciation: −$4,800
• Taxable income: $365
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,467/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: Spring Branch ISD
• NCES district ID: 4841100
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $60,311
• Composite: 40.88/100
• National rank: #3624
• State rank: #215 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): 45,435
• Household income: $74,369
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 2571.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 18% Asian 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 46% English-only · Spanish 45% Chinese 2% Arabic 2%

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: ▼ -488.83%
• Current HPI: 251.807
• Rent YoY: ▲ 1.41%
• 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

+121.5% since first listed

25 events — show timeline

• 2026-04-03 Price Changed $165,000 HARMLS
• 2026-01-06 Listed $175,000 HARMLS
• 2025-12-15 Relisted — HARMLS
• 2025-10-31 Listing Removed — HARMLS
• 2025-10-19 Pending — HARMLS
• 2025-10-10 Listing Removed — HARMLS
• 2025-08-11 Price Changed $159,000 HARMLS
• 2025-08-11 Price Changed $161,910 HARMLS
• 2025-06-26 Listed $179,900 HARMLS
• 2014-03-12 Sold (Public Records) — Public Records
• 2014-03-07 Sold (MLS) — HARMLS
• 2014-02-01 Pending — HARMLS
• 2014-01-19 Pending — HARMLS
• 2014-01-08 Relisted — HARMLS
• 2014-01-02 Pending — HARMLS
• 2013-12-07 Price Changed $66,500 HARMLS
• 2013-11-18 Listed $70,000 HARMLS
• 2010-07-08 Listing Removed — HARMLS
• 2009-01-07 Listed $54,000 HARMLS
• 2009-01-06 Listing Removed — HARMLS
• 2008-04-07 Listed $88,500 HARMLS
• 2008-01-30 Listing Removed — HARMLS
• 2007-11-10 Listed $74,500 HARMLS
• 2002-12-30 Sold (Public Records) — Public Records
• 2001-03-12 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,325 · +8.4% YoY. Source: county tax records.