8535 Wiggins St · Houston, TX 77029

$135,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 18 Days on market

Built 1940 5,667 sqft lot Est $208k · 35% under ↓ 16% since listing

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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 +26.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +7.9/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

As Is 3 bedroom, 2 bathroom with garage converted into den area. The property needs work to turn into your Dream Home!

Key facts

• 5,667 sq ft lot
• Parking
• Built 1940

Property features AI

Exterior

• Parking: Attached carport; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story entry (first floor layout)
• Construction: Brick construction; Built in 1940; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen; Breakfast nook adjacent to kitchen
• Bedrooms: Primary bedroom (first floor); Bedroom (first floor); Bedroom (first floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Den; Living room; Dining room; Breakfast nook

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% 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: 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) — 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 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: 154 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.29% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $208,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8530 Guinevere St	0.34mi	3/2.0	1,597 (-0%)	4mo	$229,900	$144	77
8702 Josie St	0.27mi	4/2.0 (+1)	1,602 (+0%)	2mo	$208,000	$130	76
8754 Guinevere St	0.48mi	3/2.0	1,620 (+1%)	4mo	$234,900	$145	69
8743 Pattibob St	0.33mi	3/2.0	1,576 (-2%)	12mo	$208,000	$132	68
8727 Othello St	0.36mi	4/2.0 (+1)	1,627 (+2%)	11mo	$164,999	$101	62
1442 Silverdale St	0.11mi	3/3.0	1,747 (+9%)	12mo	$140,000	$80	61
1426 Laurentide St	0.42mi	3/1.5	1,500 (-6%)	13mo	$153,450	$102	57
8726 Tilgham St	0.28mi	4/2.0 (+1)	1,456 (-9%)	11mo	$189,990	$130	54
8527 Bucroft St	0.49mi	4/2.0 (+1)	1,504 (-6%)	7mo	$189,900	$126	52
8766 Flossie Mae St	0.44mi	3/1.0	1,412 (-12%)	12mo	$194,750	$138	50
8522 Northton St	0.62mi	4/1.0 (+1)	1,398 (-13%)	3mo	$174,999	$125	43
8522 Richcroft St	0.57mi	4/2.0 (+1)	1,839 (+15%)	10mo	$150,000	$82	31

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: 30.8%
• Equity multiple: 3.42×
• Total profit: $91,541
• Equity at exit: $121,619

10-year hold

• IRR: 26.7%
• Equity multiple: 7.77×
• Total profit: $255,746
• Equity at exit: $262,275

Cash invested: $37,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$708
• Tax from tax record: −$259 /mo · $3,111/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $281

Break-even live

Break-even rent $1,380

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $357	-5% $319	+0% $281	+5% $243	+10% $205
Rent	-10% $144	-5% $212	+0% $281	+5% $349	+10% $418
Rate	-1.0pp $349	-0.5pp $315	base $281	+0.5pp $246	+1.0pp $210

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8735 Cowart St Houston, TX	3.0	1.0	1136	$1,000	$0.88	44d	1	0.28mi
1629 Demaree Ln Houston, TX	4.0	2.0	1520	$2,225	$1.46	25d	1	0.36mi
2203 Pearl St Houston, TX	3.0	2.0	1298	$1,570	$1.21	15d	1	0.92mi
9709 Cargill St Houston, TX	3.0	2.0	1184	$2,300	$1.94	44d	1	1.06mi
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	25d	1	1.18mi
9821 Turnbow St Unit C Houston, TX	3.0	2.0	1140	$1,720	$1.51	44d	1	1.47mi

Listing history 12 events

1. 2026-06-21
   days on market $135,000 Active 18 DOM
2. 2026-06-18
   status $135,000 Active 15 DOM
3. 2026-06-18
   days on market $135,000 Pending 15 DOM
4. 2026-06-17
   days on market $135,000 Pending 14 DOM
5. 2026-06-16
   days on market $135,000 Pending 13 DOM
6. 2026-06-15
   days on market $135,000 Pending 12 DOM
7. 2026-06-13
   statusdays on market $135,000 Pending 10 DOM
8. 2026-06-09
   days on market $135,000 Active 6 DOM
9. 2026-06-08
   days on market $135,000 Active 5 DOM
10. 2026-06-07
    days on market $135,000 Active 4 DOM
11. 2026-06-04
    remarks 118-char remark
12. 2026-06-04
    listed $135,000 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: $3,111 · $259/mo
• Projected year-2 tax: $3,111 · $259/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $20,823
• − Mortgage interest: −$7,562
• − Property taxes: −$3,111
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$3,927
• Taxable income: $1,419
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,031/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

-15.6% since first listed

8 events — show timeline

• 2026-06-03 Listed $135,000 HARMLS
• 2025-06-24 Pending — HARMLS
• 2024-08-09 Pending — HARMLS
• 2024-08-09 Relisted — HARMLS
• 2024-08-07 Listing Removed — HARMLS
• 2024-07-22 Pending — HARMLS
• 2024-07-15 Listed $160,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,111 · +11.7% YoY. Source: county tax records.