8010 Miley St · Houston, TX 77028

$159,900

3 bd · 2.0 ba · 1,110 sqft · SingleFamily public records · 83 Days on market

Built 1940 8,550 sqft lot $144/sqft · 17% below area Est $193k · 17% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• DSCR +6.2/10.0
• 1% rule +5.8/10.0
• 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

Investor Special!! 3-bedroom home on a generous corner lot updated a few years ago with granite countertops in the kitchen and bathroom and laminate flooring throughout! A must-see with tons of potential especially for an investor. Great rental property. Property will be sold AS-IS, seller will not make any repairs. See Offer Instructions.

Key facts

• 8,550 sq ft lot
• Built 1940
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

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: Elmore El (math 12% / reading 14%, grade F, #4,152 of 4,322 statewide, top 96%, 532 students, 99% FRL); Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 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: Rents soft (-1.6%/yr); 355 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 4y ago; this cycle's ask is 9925% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

• ARV (median comp): $192,543
• List price: $159,900
• Delta: -16.95%
• 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
5903 Haight St	0.26mi	3/1.0	1,127 (+2%)	3mo	$125,000	$111	79
7966 Bonaire St	0.40mi	3/2.0	1,134 (+2%)	3mo	$188,000	$166	75
6114 Haight St	0.34mi	2/1.0 (-1)	1,128 (+2%)	3mo	$168,000	$149	70
6810 Tommye St	0.60mi	3/2.0	1,119 (+1%)	6mo	$190,000	$170	65
7990 Sparta St	0.34mi	3/2.0	1,244 (+12%)	1mo	$240,000	$193	63
7921 Sparta St	0.36mi	3/2.0	1,240 (+12%)	4mo	$200,000	$161	60
7916 Tate St	0.49mi	3/2.0	1,191 (+7%)	7mo	$190,000	$160	59
7966 Safebuy St	0.72mi	3/2.0	1,109 (-0%)	9mo	$194,900	$176	59
7801 Ethel St	0.45mi	2/2.0 (-1)	1,200 (+8%)	5mo	$85,000	$71	57
7973 Ritz St	0.70mi	2/2.0 (-1)	1,076 (-3%)	3mo	$89,900	$84	55
6239 Wedgefield St	0.47mi	3/2.0	1,003 (-10%)	9mo	$135,000	$135	54
7970 Booker St	0.51mi	3/2.0	1,258 (+13%)	7mo	$216,000	$172	48

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: 16.1%
• Equity multiple: 2.02×
• Total profit: $45,682
• Equity at exit: $93,002

10-year hold

• IRR: 15.2%
• Equity multiple: 3.65×
• Total profit: $118,588
• Equity at exit: $162,521

Cash invested: $44,772 (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: 355
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$839
• Tax from tax record: −$277 /mo · $3,318/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $182

Break-even live

Break-even rent $1,496

Max offer price $159,900

Occupancy floor 84%

Sensitivity live

Price	-10% $272	-5% $227	+0% $182	+5% $136	+10% $91
Rent	-10% $45	-5% $113	+0% $182	+5% $250	+10% $318
Rate	-1.0pp $262	-0.5pp $222	base $182	+0.5pp $140	+1.0pp $98

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8117 Saint Louis St Houston, TX	3.0	2.0	1090	$1,335	$1.22	23d	1	0.25mi
8119 Saint Louis St Houston, TX	3.0	2.0	1090	$1,349	$1.24	45d	1	0.26mi
7839 Sandy St Houston, TX	3.0	2.0	1300	$1,575	$1.21	1d	1	0.34mi
8158 Sunbury St Houston, TX	3.0	2.5	1300	$1,525	$1.17	26d	1	0.38mi
7956 Bonaire St Unit B Houston, TX	3.0	2.5	1498	$2,150	$1.44	45d	1	0.43mi
7956 Bonaire St Unit A Houston, TX	3.0	2.5	1498	$2,050	$1.37	1d	1	0.43mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	7d	1	0.45mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,665	$1.28	1d	1	0.45mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	9d	1	0.55mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	9d	1	0.67mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,436	$1.41	15d	8	1.27mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	1.35mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	45d	1	1.39mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	23d	1	1.40mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	1.46mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	9d	1	1.48mi

Listing history 44 events

1. 2026-03-31
   price $1,550
2. 2026-03-08
   listed $1,595
3. 2026-03-07
   historical $1,695
4. 2026-03-05
   listed $1,695
5. 2026-03-05
   historical $1,695
6. 2026-03-04
   listed $159,900 Active 341-char remark

   Show marketing remark (341 chars)

   Investor Special!! 3-bedroom home on a generous corner lot updated a few years ago with granite countertops in the kitchen and bathroom and laminate flooring throughout! A must-see with tons of potential especially for an investor. Great rental property. Property will be sold AS-IS, seller will not make any repairs. See Offer Instructions.

7. 2026-03-04
   historical

   Show marketing remark (341 chars)

   Investor Special!! 3-bedroom home on a generous corner lot updated a few years ago with granite countertops in the kitchen and bathroom and laminate flooring throughout! A must-see with tons of potential especially for an investor. Great rental property. Property will be sold AS-IS, seller will not make any repairs. See Offer Instructions.

8. 2026-02-03
   price $1,695
9. 2026-01-25
   listed $1,800
10. 2026-01-24
    historical $1,800
11. 2026-01-12
    status Active
12. 2026-01-12
    listed $159,900 Active
13. 2026-01-12
    historical
14. 2026-01-06
    listed $1,800
15. 2026-01-05
    historical $1,800
16. 2025-12-17
    listed $1,800
17. 2025-12-17
    historical $1,800
18. 2025-11-26
    listed $1,800
19. 2025-11-25
    historical $1,800
20. 2025-11-11
    historical
21. 2025-11-08
    listed $1,800
22. 2025-10-14
    historical
23. 2025-10-13
    listed $159,900 Active
24. 2025-08-25
    price $159,900
25. 2025-08-07
    price $185,900
26. 2025-07-22
    historical $1,800
27. 2025-07-17
    listed $1,800
28. 2025-07-15
    listed $199,900 Active
29. 2023-12-30
    historical $1,700
30. 2023-12-28
    listed $1,700
31. 2023-12-01
    historical
32. 2023-11-07
    listed $194,900 Active
33. 2023-10-26
    historical
34. 2023-06-15
    soldstatus
35. 2023-05-11
    historical
36. 2023-05-10
    listed $130,000 Active
37. 2023-03-03
    soldstatus
38. 2023-02-20
    soldstatus Sold
39. 2023-02-10
    price $100,000
40. 2022-11-13
    price $119,995
41. 2022-10-04
    listed $129,950 Active
42. 2022-09-19
    soldstatus
43. 2003-03-03
    soldstatus
44. 1988-01-02
    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: $3,318 · $277/mo
• Projected year-2 tax: $3,318 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $20,708
• − Mortgage interest: −$8,957
• − Property taxes: −$3,318
• − Insurance: −$800
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$4,652
• Taxable loss: −$332
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,259/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

-98.8% since first listed

44 events — show timeline

• 2026-03-31 Price Changed $1,550 HARMLS
• 2026-03-08 Listed for Rent $1,595 HARMLS
• 2026-03-07 Rental Removed $1,695 HARMLS
• 2026-03-05 Listed for Rent $1,695 HARMLS
• 2026-03-05 Rental Removed $1,695 HARMLS
• 2026-03-04 Listing Removed — HARMLS
• 2026-03-04 Listed $159,900 HARMLS
• 2026-02-03 Price Changed $1,695 HARMLS
• 2026-01-25 Listed for Rent $1,800 HARMLS
• 2026-01-24 Rental Removed $1,800 HARMLS
• 2026-01-12 Relisted — HARMLS
• 2026-01-12 Listing Removed — HARMLS
• 2026-01-12 Listed $159,900 HARMLS
• 2026-01-06 Listed for Rent $1,800 HARMLS
• 2026-01-05 Rental Removed $1,800 HARMLS
• 2025-12-17 Listed for Rent $1,800 HARMLS
• 2025-12-17 Rental Removed $1,800 HARMLS
• 2025-11-26 Listed for Rent $1,800 HARMLS
• 2025-11-25 Rental Removed $1,800 HARMLS
• 2025-11-11 Listing Removed — HARMLS
• 2025-11-08 Listed for Rent $1,800 HARMLS
• 2025-10-14 Listing Removed — HARMLS
• 2025-10-13 Listed $159,900 HARMLS
• 2025-08-25 Price Changed $159,900 HARMLS
• 2025-08-07 Price Changed $185,900 HARMLS
• 2025-07-22 Rental Removed $1,800 HARMLS
• 2025-07-17 Listed for Rent $1,800 HARMLS
• 2025-07-15 Listed $199,900 HARMLS
• 2023-12-30 Rental Removed $1,700 HARMLS
• 2023-12-28 Listed for Rent $1,700 HARMLS
• 2023-12-01 Listing Removed — HARMLS
• 2023-11-07 Listed $194,900 HARMLS
• 2023-10-26 Coming Soon — HARMLS
• 2023-06-15 Sold (Public Records) — Public Records
• 2023-05-11 Listing Removed — HARMLS
• 2023-05-10 Listed $130,000 HARMLS
• 2023-03-03 Sold (Public Records) — Public Records
• 2023-02-20 Sold (MLS) — HARMLS
• 2023-02-10 Price Changed $100,000 HARMLS
• 2022-11-13 Price Changed $119,995 HARMLS
• 2022-10-04 Listed $129,950 HARMLS
• 2022-09-19 Sold (Public Records) — Public Records
• 2003-03-03 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,318 · -4.6% YoY. Source: county tax records.