8925 Everglade Dr · Houston, TX 77078

$199,000

2 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 120 Days on market

Built 1942 7,021 sqft lot $142/sqft · at area comps Est $195k · at est.

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Why this score? — see what drove the D 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 +10.4/30.0
• ARV discount +6.7/15.0
• Appreciation +6.2/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled and move-in ready, this 3-bedroom, 2-bath home has all the updates you’ve been hoping for! Inside, you’ll find new flooring and fresh paint throughout, plus a kitchen that shines with new cabinetry, quartz countertops, stainless appliances, and a long bar for easy prep or casual dining. Both bathrooms feature new tubs, cabinets, sinks, and modern finishes. The open-concept layout feels bright and comfortable, with cozy carpeted bedrooms and stylish touches throughout. Outside, enjoy a charming front porch, new roof, updated siding, and fresh exterior paint—all on a spacious 7,020 sq. ft. lot with no HOA.

Key facts

• Move-in ready
• Remodeled
• Quartz countertops

Tags

• REMODELED
• MOVE-IN READY
• NEW FLOORING
• FRESH PAINT
• NEW CABINETRY
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (23.6% below list).
• Recommended offer: $152k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Hilliard El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 546 students, 99% FRL); Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% 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 14% at this address vs 31% district-wide (-17 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 131 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.5% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, 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 120 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,950 (23.6% 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 120 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.9

CMA / ARV

• ARV (median comp): $195,483
• List price: $199,000
• Delta: 1.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9226 Everglade Dr	0.33mi	3/2.0 (+1)	1,284 (-8%)	2mo	$198,000	$154	60
9237 Madera Rd	0.41mi	3/2.0 (+1)	1,400 (0%)	21mo	$225,000	$161	55
8702 Rinn St	0.74mi	3/2.0 (+1)	1,358 (-3%)	1mo	$189,900	$140	50
8929 Caddo Rd	0.25mi	3/3.0 (+1)	1,224 (-13%)	9mo	$199,900	$163	47
8442 Sterlingshire St	0.72mi	3/2.0 (+1)	1,452 (+4%)	8mo	$140,000	$96	44
9834 Denning Dr	0.42mi	3/1.0 (+1)	1,200 (-14%)	10mo	$135,000	$113	44
8819 Lyndonnille Falls Ln	0.33mi	3/2.0 (+1)	1,564 (+12%)	22mo	$229,999	$147	37
8925 Caddo Rd	0.25mi	3/3.0 (+1)	1,194 (-15%)	18mo	$199,900	$167	36

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

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.22×
• Total profit: $12,083
• Equity at exit: $83,897

10-year hold

• IRR: 7.4%
• Equity multiple: 2.06×
• Total profit: $58,959
• Equity at exit: $125,113

Cash invested: $55,720 (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 77078

• Home prices YoY: 0.8%
• Active inventory: 131
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-104

Break-even live

Break-even rent $1,651

Max offer price $180,634

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-48	+0% $-104	+5% $-160	+10% $-217
Rent	-10% $-224	-5% $-164	+0% $-104	+5% $-44	+10% $16
Rate	-1.0pp $-4	-0.5pp $-53	base $-104	+0.5pp $-156	+1.0pp $-208

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9218 Nyssa St Unit B Houston, TX	3.0	2.5	1608	$1,475	$0.92	1d	1	0.31mi
9700 Mesa Dr Houston, TX	1.0–3.0	1.0–2.0	784	$922	$1.18	1d	9	0.49mi
9405 Caddo Rd Houston, TX	3.0	2.0	1298	$1,675	$1.29	1d	1	0.54mi
9517 Madera Rd Houston, TX	3.0	2.0	1608	$1,500	$0.93	45d	1	0.64mi
9526 Balsam Ln Houston, TX	3.0	1.5	1533	$1,475	$0.96	7d	1	0.69mi
9702 Hillis St Houston, TX	3.0	2.0	1612	$1,550	$0.96	45d	1	0.79mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,200	$1.22	26d	1	0.80mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,185	$1.20	45d	1	0.80mi
8314 Madera Rd Unit B Houston, TX	3.0	2.5	1608	$1,495	$0.93	26d	1	0.83mi
9393 Tidwell Rd Houston, TX	2.0–4.0	2.0	1050	$984	$0.94	1d	11	0.84mi
9399 Tidwell Rd Houston, TX	3.0	2.0	1031	$1,107	$1.07	26d	1	0.90mi
8302 Caddo Rd Houston, TX	2.0	1.0	896	$1,450	$1.62	45d	1	0.95mi
8214 Parker Rd Unit B Houston, TX	3.0	2.0	1608	$1,560	$0.97	9d	1	0.98mi
8711 Southwark St Unit A Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	1.04mi
8213 Bigwood St Unit A Houston, TX	3.0	2.5	1150	$1,595	$1.39	45d	1	1.05mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	9d	1	1.10mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	45d	1	1.11mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	45d	1	1.11mi
9026 Lake Forest Blvd Houston, TX	3.0	1.0	977	$1,397	$1.43	0d	1	1.13mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	45d	1	1.14mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	26d	1	1.15mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	16d	1	1.16mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	16d	1	1.16mi
8631 Homewood Ln Unit A Houston, TX	3.0	2.5	1500	$1,850	$1.23	45d	1	1.28mi
8631 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	45d	1	1.28mi
8627 Homewood Ln Unit B Houston, TX	3.0	2.5	1500	$1,850	$1.23	45d	1	1.28mi
8625 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	45d	1	1.29mi
8623 Homewood Ln Unit B Houston, TX	3.0	2.5	1150	$1,850	$1.61	20d	1	1.29mi
8623 Homewood Unit A Houston, TX	3.0	2.5	1150	$1,850	$1.61	45d	1	1.29mi
9133 Woodlyn Rd Houston, TX	3.0	1.0	1073	$1,495	$1.39	4d	1	1.35mi
9137 Woodlyn Rd Houston, TX	3.0	1.0	1568	$1,550	$0.99	22d	1	1.36mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	9d	1	1.43mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	45d	1	1.46mi
9943 Valley Wind Dr Houston, TX	3.0	2.0	1319	$1,575	$1.19	1d	1	1.47mi
8602 Wilkins Oaks Dr Houston, TX	3.0	2.0	1307	$1,775	$1.36	45d	1	1.50mi

Listing history 31 events

1. 2026-06-07
   days on market $199,000 Pending 120 DOM
2. 2026-06-04
   days on market $199,000 Pending 119 DOM
3. 2026-06-02
   status $199,000 Pending 116 DOM
4. 2026-06-01
   days on market $199,000 Active 116 DOM
5. 2026-05-31
   days on market $199,000 Active 115 DOM
6. 2026-04-17
   status Active 650-char remark

   Show marketing remark (650 chars)

   Completely remodeled and move-in ready, this 3-bedroom, 2-bath home has all the updates you’ve been hoping for! Inside, you’ll find new flooring and fresh paint throughout, plus a kitchen that shines with new cabinetry, quartz countertops, stainless appliances, and a long bar for easy prep or casual dining. Both bathrooms feature new tubs, cabinets, sinks, and modern finishes. The open-concept layout feels bright and comfortable, with cozy carpeted bedrooms and stylish touches throughout. Outside, enjoy a charming front porch, new roof, updated siding, and fresh exterior paint—all on a spacious 7,020 sq. ft. lot with no HOA.

7. 2026-04-13
   status Pending 650-char remark

   Show marketing remark (650 chars)

   Completely remodeled and move-in ready, this 3-bedroom, 2-bath home has all the updates you’ve been hoping for! Inside, you’ll find new flooring and fresh paint throughout, plus a kitchen that shines with new cabinetry, quartz countertops, stainless appliances, and a long bar for easy prep or casual dining. Both bathrooms feature new tubs, cabinets, sinks, and modern finishes. The open-concept layout feels bright and comfortable, with cozy carpeted bedrooms and stylish touches throughout. Outside, enjoy a charming front porch, new roof, updated siding, and fresh exterior paint—all on a spacious 7,020 sq. ft. lot with no HOA.

8. 2026-02-05
   listed $199,000 Active 650-char remark

   Show marketing remark (650 chars)

   Completely remodeled and move-in ready, this 3-bedroom, 2-bath home has all the updates you’ve been hoping for! Inside, you’ll find new flooring and fresh paint throughout, plus a kitchen that shines with new cabinetry, quartz countertops, stainless appliances, and a long bar for easy prep or casual dining. Both bathrooms feature new tubs, cabinets, sinks, and modern finishes. The open-concept layout feels bright and comfortable, with cozy carpeted bedrooms and stylish touches throughout. Outside, enjoy a charming front porch, new roof, updated siding, and fresh exterior paint—all on a spacious 7,020 sq. ft. lot with no HOA.

9. 2026-02-05
   historical

   Show marketing remark (650 chars)

   Completely remodeled and move-in ready, this 3-bedroom, 2-bath home has all the updates you’ve been hoping for! Inside, you’ll find new flooring and fresh paint throughout, plus a kitchen that shines with new cabinetry, quartz countertops, stainless appliances, and a long bar for easy prep or casual dining. Both bathrooms feature new tubs, cabinets, sinks, and modern finishes. The open-concept layout feels bright and comfortable, with cozy carpeted bedrooms and stylish touches throughout. Outside, enjoy a charming front porch, new roof, updated siding, and fresh exterior paint—all on a spacious 7,020 sq. ft. lot with no HOA.

10. 2025-12-31
    status Active
11. 2025-12-24
    status Pending
12. 2025-12-15
    status Pending
13. 2025-11-25
    price $199,000
14. 2025-11-13
    listed $225,000 Active
15. 2025-06-09
    soldstatus Sold
16. 2025-06-06
    soldstatus
17. 2025-05-21
    status Pending
18. 2025-05-16
    price $79,999
19. 2024-12-19
    listed $99,000 Active
20. 2024-11-21
    historical
21. 2024-11-11
    listed $99,000 Active
22. 2024-01-19
    soldstatus
23. 2024-01-12
    soldstatus Sold
24. 2024-01-12
    price $115,000
25. 2024-01-11
    status Pending
26. 2024-01-11
    price $105,000
27. 2024-01-05
    listed $115,000 Active
28. 2023-12-18
    historical
29. 2023-12-13
    listed $120,000 Active
30. 2005-06-07
    soldstatus
31. 1974-06-05
    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: $2,135 · $178/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$1,507/yr (+$126/mo · 70.6%)

ⓘ 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 5/10 Major
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,234
• − Mortgage interest: −$11,147
• − Property taxes: −$2,135
• − Insurance: −$995
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$5,789
• Taxable loss: −$4,749
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $-108/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): 14,247
• Household income: $39,093
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 780.0

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

• Race & ethnicity: Black 49% Hispanic / Latino 46% Two or more races 15% White 5%
• Hispanic origin (detail): Mexican 36% Cuban 1%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 24% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 2.50%
• Current HPI: 307.0842
• 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

+65.8% since first listed

26 events — show timeline

• 2026-04-17 Relisted — HARMLS
• 2026-04-13 Pending — HARMLS
• 2026-02-05 Listing Removed — HARMLS
• 2026-02-05 Listed $199,000 HARMLS
• 2025-12-31 Relisted — HARMLS
• 2025-12-24 Pending — HARMLS
• 2025-12-15 Pending — HARMLS
• 2025-11-25 Price Changed $199,000 HARMLS
• 2025-11-13 Listed $225,000 HARMLS
• 2025-06-09 Sold (MLS) — HARMLS
• 2025-06-06 Sold (Public Records) — Public Records
• 2025-05-21 Pending — HARMLS
• 2025-05-16 Price Changed $79,999 HARMLS
• 2024-12-19 Listed $99,000 HARMLS
• 2024-11-21 Listing Removed — HARMLS
• 2024-11-11 Listed $99,000 HARMLS
• 2024-01-19 Sold (Public Records) — Public Records
• 2024-01-12 Sold (MLS) — HARMLS
• 2024-01-12 Price Changed $115,000 HARMLS
• 2024-01-11 Pending — HARMLS
• 2024-01-11 Price Changed $105,000 HARMLS
• 2024-01-05 Listed $115,000 HARMLS
• 2023-12-18 Listing Removed — HARMLS
• 2023-12-13 Listed $120,000 HARMLS
• 2005-06-07 Sold (Public Records) — Public Records
• 1974-06-05 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,135 · +82.0% YoY. Source: county tax records.