1036 8th St · Hempstead, TX 77445

$160,000

2 bd · 3.0 ba · 1,600 sqft · SingleFamily public records · 12 Days on market

Built 1991 0.25 ac lot Est $275k · 42% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• DSCR +1.4/10.0

Listing remarks

Welcome Home. This property is being sold as is, with the seller providing no repairs or updates. It has been vacant for a while and needs someone to move in and make it their own. This home provides two large bedrooms, two complete bathrooms, an in-house utility room, a double-car garage with openers, a large living room with a built-in desk and bookcase, dining room, all-weather room, a very large covered porch, and a very nice-sized kitchen. The kitchen has an electric stovetop, one large oven, a disposal, and a separate small pantry. If a survey is required, the buyer will have to purchase. This home could easily be converted to a three-bedroom, and if the garage is used, a fourth. If a

Key facts

• Double-car garage
• Bookcase
• Built-in desk

Tags

• IN-HOUSE UTILITY ROOM
• DOUBLE-CAR GARAGE
• BUILT-IN DESK
• BOOKCASE
• DINING ROOM
• ALL-WEATHER ROOM

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public sewer
• Home design: Residential property; Faces west; Built in 1991; Single-story entry (first floor living)
• Construction: Brick and wood siding construction; Composition roof; Slab foundation
• Exterior features: Fence; Back yard fencing; Corner lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Disposal; Microwave
• Bedrooms: Primary bedroom on first floor; Second bedroom on first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: Pantry; Ceiling fan(s)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (10.5% below list).
• Recommended offer: $122k (23.9% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 2.3% in Hempstead — 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 60/100 on livability (#1,099 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, amenities F.
• Hempstead ISD (town): math 16% / reading 19% proficiency, ranked #795 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hempstead El (math 19% / reading 15%, grade F, #3,836 of 4,322 statewide, top 91%, 834 students, 90% FRL); Hempstead Middle (math 14% / reading 16%, grade F, #1,569 of 1,662 statewide, top 95%, 339 students, 84% FRL); Hempstead H S (math 12% / reading 32%, grade F, #1,366 of 1,632 statewide, top 84%, 465 students, 80% FRL).
• Market conditions: 422 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,819 (23.9% 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. 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 F-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 D 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. 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?
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: 0.90% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $275,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 5th Street St	0.18mi	3/2.5 (+1)	1,669 (+4%)	17mo	$287,000	$172	64
1115 5th Street St	0.18mi	3/2.5 (+1)	1,669 (+4%)	17mo	$287,000	$172	64
1125 5th St	0.18mi	3/2.5 (+1)	1,669 (+4%)	20mo	$290,000	$174	61
1846 11th St	0.55mi	3/2.5 (+1)	1,567 (-2%)	20mo	$199,900	$128	48
25 Main	0.34mi	3/2.0 (+1)	1,380 (-14%)	12mo	$255,000	$185	42
707 14th St	0.52mi	3/2.0 (+1)	1,777 (+11%)	8mo	$245,000	$138	42
1206 13th St	0.37mi	3/3.0 (+1)	1,782 (+11%)	20mo	$280,000	$157	42
1845 9th St	0.53mi	3/2.0 (+1)	1,681 (+5%)	22mo	$329,900	$196	40
1020 2nd St	0.43mi	3/2.5 (+1)	1,376 (-14%)	14mo	$235,000	$171	38
925 2nd St	0.39mi	3/2.0 (+1)	1,834 (+15%)	21mo	$265,000	$144	31
1920 1st St	0.74mi	3/2.0 (+1)	1,380 (-14%)	12mo	$250,000	$181	24
1910 1st St	0.74mi	3/2.0 (+1)	1,380 (-14%)	13mo	$250,000	$181	23

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $73,545
• Equity at exit: $144,141

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $227,742
• Equity at exit: $310,845

Cash invested: $44,800 (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 77445

• Home prices YoY: 12.3%
• Active inventory: 422
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$442 /mo · $5,304/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-216

Break-even live

Break-even rent $1,706

Max offer price $121,819

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-171	+0% $-216	+5% $-261	+10% $-307
Rent	-10% $-329	-5% $-273	+0% $-216	+5% $-160	+10% $-103
Rate	-1.0pp $-136	-0.5pp $-175	base $-216	+0.5pp $-258	+1.0pp $-300

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 9th St Hempstead, TX	3.0	1.0	1568	$1,450	$0.92	5d	1	0.20mi
1246 5th St Hempstead, TX	2.0	1.5	1353	$1,400	$1.03	10d	1	0.26mi
302 16th St Hempstead, TX	3.0	2.0	1408	$1,450	$1.03	44d	1	0.73mi

Listing history 6 events

1. 2026-06-04
   status $160,000 Pending 12 DOM
2. 2026-06-03
   days on market $160,000 Active Under Contract 12 DOM
3. 2026-06-02
   days on market $160,000 Active Under Contract 11 DOM
4. 2026-06-01
   days on market $160,000 Active Under Contract 10 DOM
5. 2026-05-31
   days on market $160,000 Active Under Contract 9 DOM
6. 2026-05-22
   listed $160,000 Active

ⓘ 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: $5,304 · $442/mo
• Projected year-2 tax: $5,304 · $442/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,189
• − Mortgage interest: −$8,962
• − Property taxes: −$5,304
• − Insurance: −$800
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,655
• Taxable loss: −$5,282
• Est. tax savings @ 24.0%: +$1,268
• After-tax cash flow: $-1,326/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: Hempstead ISD
• NCES district ID: 4822920
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 19% ▼ -4.00%
• Median HH income: $40,396
• Composite: 14.92/100
• National rank: #9371
• State rank: #795 of 826 in TX

Livability — Hempstead

• Score: 60/100
• State rank: #1099
• US rank: #19446

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D Housing A+ Health & safety C User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hempstead, TX
• City population: 14,943
• Population (ZIP): 14,943

Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 34% White 32% Black 31% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 30% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 74% English-only · Spanish 25%

Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.43%
• Current HPI: 359.93
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-22 Listed $160,000 HARMLS

Property tax history

+5.5%/yr

Latest (2025): $5,304 · +8.4% YoY. Source: county tax records.