4235 Wildacres Dr · Houston, TX 77072

$185,000

3 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 21 Days on market

Built 1978 4,051 sqft lot $129/sqft · 19% below area Est $229k · 19% under $29/mo HOA · 2% of rent

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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
• Cash flow +8.5/30.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

No showings until 5/22/26 Quaint 3-bedroom, 2-bath, 2-car garage garden home featuring a spacious open floor plan. The living room offers high ceilings and a cozy fireplace, creating a bright and inviting atmosphere. This home has great potential and is priced accordingly, making it a fantastic opportunity for buyers looking to add their personal touch.

Key facts

• 4,051 sq ft lot
• 2 garage spots
• Built 1978

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: BRAYS VILLAGE association; Annual association fee of $350 covering clubhouse and common areas

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1978; Slab foundation; Composition roof
• Construction: Brick, cement siding, and wood siding construction
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen with breakfast bar and pantry
• Bedrooms: Primary bedroom on the first floor (12 x 11); Total of 3 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Breakfast bar; Pantry; Kitchen/dining combo; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (11.6% below list).
• Recommended offer: $156k (15.4% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 204 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 38% of the median local income ($51k/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 $6k 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 21 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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.
• Current owner paid $10k; list at $185k implies a 1750% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $156,472 (15.4% 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. Built in 1978 — 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 9.4

CMA / ARV

• ARV (median comp): $229,447
• List price: $185,000
• Delta: -19.37%
• 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
4227 Willow Beach Dr	0.05mi	3/2.0	1,432 (+0%)	5mo	$139,900	$98	93
4238 Willow Beach Dr	0.08mi	3/2.0	1,366 (-4%)	1mo	$145,000	$106	88
4342 Yupon Ridge Dr	0.22mi	3/2.0	1,488 (+4%)	1mo	$249,999	$168	82
4138 Boone Rd	0.08mi	3/2.0	1,535 (+7%)	4mo	$185,000	$121	80
11042 Petworth Dr	0.40mi	3/2.0	1,370 (-4%)	5mo	$119,900	$88	70
11607 High Star Dr	0.37mi	3/2.0	1,572 (+10%)	4mo	$210,000	$134	63
6310 Briar Terrace Dr	0.45mi	3/2.0	1,572 (+10%)	1mo	$205,000	$130	62
11502 Bellerive Dr	0.17mi	2/2.0 (-1)	1,638 (+14%)	3mo	$272,500	$166	60
4223 Amir St	0.49mi	3/2.0	1,526 (+7%)	8mo	$218,000	$143	59
4170 Amir St	0.53mi	3/2.0	1,632 (+14%)	0mo	$225,000	$138	51
4450 Yupon Ridge Dr	0.39mi	4/2.0 (+1)	1,625 (+14%)	4mo	$235,000	$145	50
6415 Grandvale Dr	0.55mi	3/2.0	1,633 (+14%)	8mo	$219,500	$134	44

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

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.13×
• Total profit: $-44,846
• Equity at exit: $27,584

10-year hold

• IRR: -40.7%
• Equity multiple: -0.35×
• Total profit: $-69,997
• Equity at exit: $15,995

Cash invested: $51,800 (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 77072

• Home prices YoY: -26.4%
• Rents YoY: 0.1%
• Active inventory: 204
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$970
• Tax from tax record: −$377 /mo · $4,525/yr
• Insurance: −$77
• HOA: −$29
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-161

Break-even live

Break-even rent $1,840

Max offer price $156,472

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4343 Willow Beach Dr Houston, TX	2.0	2.0	1456	$1,695	$1.16	22d	1	0.20mi
11218 Westpark Dr Houston, TX	3.0	2.0	1551	$1,763	$1.14	44d	1	0.66mi
11218 Westpark Dr Houston, TX	3.0	2.0	1551	$1,763	$1.14	17d	1	0.66mi
11218 Westpark Dr Houston, TX	2.0	2.0	1132	$1,461	$1.29	24d	1	0.66mi
14912 Westpark Dr Houston, TX	2.0	2.0	1332	$1,349	$1.01	24d	1	0.67mi
11212 Westpark Dr Houston, TX	1.0–3.0	1.0–2.0	1129	$1,955	$1.73	1d	27	0.74mi
11355 Richmond Ave Houston, TX	1.0–3.0	1.0–2.0	909	$1,834	$2.02	2d	35	0.96mi
6006 Rogerdale Rd Unit 2165 Houston, TX	2.0	2.0	1016	$1,210	$1.19	3d	1	0.99mi
6006 Rogerdale Rd Unit 3112 Houston, TX	3.0	2.0	1175	$1,399	$1.19	3d	1	0.99mi
6006 Rogerdale Rd Unit 6063 Houston, TX	2.0	2.0	1016	$1,242	$1.22	10d	1	0.99mi
6006 Rogerdale Rd Unit 422 Houston, TX	2.0	2.0	1016	$1,218	$1.20	7d	1	0.99mi
6006 Rogerdale Rd Unit 6039 Houston, TX	3.0	2.0	1175	$1,431	$1.22	10d	1	0.99mi
10881 Richmond Ave Unit 1004 Houston, TX	2.0	2.0	885	$1,170	$1.32	24d	1	1.05mi
10881 Richmond Ave Unit 1209 Houston, TX	2.0	2.0	885	$1,130	$1.28	24d	1	1.05mi
3411 Walnut Bend Ln Houston, TX	1.0–3.0	1.0–2.0	962	$1,850	$1.92	3d	13	1.05mi
3289 Walnut Bend Ln Houston, TX	3.0	2.0	1249	$1,700	$1.36	44d	1	1.06mi
3231 Woodland Park Dr Houston, TX	2.0	2.0	1057	$1,530	$1.45	44d	1	1.08mi
10887 Richmond Ave Houston, TX	2.0	2.0	885	$1,125	$1.27	22d	1	1.11mi
10887 Richmond Ave Houston, TX	2.0	2.0	885	$1,125	$1.27	44d	1	1.11mi
3225 Woodland Park Dr Houston, TX	2.0	2.0	925	$1,276	$1.38	44d	1	1.12mi
3225 Woodland Park Dr Unit 2174 Houston, TX	2.0	2.0	925	$1,274	$1.38	10d	1	1.12mi
3225 Woodland Park Dr Unit 424 Houston, TX	2.0	2.0	925	$1,239	$1.34	7d	1	1.12mi
3225 Woodland Park Dr Unit 2162 Houston, TX	2.0	2.0	925	$1,239	$1.34	5d	1	1.12mi
3225 Woodland Park Dr Unit 2112 Houston, TX	2.0	2.0	925	$1,231	$1.33	3d	1	1.12mi
3225 Woodland Park Dr Unit 3165 Houston, TX	3.0	2.0	1268	$1,832	$1.44	3d	1	1.12mi
3225 Woodland Park Dr Unit 3282 Houston, TX	2.0	2.0	925	$1,274	$1.38	12d	1	1.12mi
3225 Woodland Park Dr Unit 3258 Houston, TX	3.0	2.0	1268	$1,541	$1.22	44d	1	1.12mi
3225 Woodland Park Dr Unit 3174 Houston, TX	3.0	2.0	1268	$1,864	$1.47	10d	1	1.12mi
3360 Rogerdale Rd Houston, TX	3.0	2.0	1415	$1,796	$1.27	44d	1	1.14mi
10777 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	975	$2,005	$2.06	1d	22	1.20mi
3131 Hayes Rd Houston, TX	1.0–2.0	1.0–2.0	831	$1,090	$1.31	20d	16	1.20mi
3006 Woodland Park Dr Houston, TX	2.0	2.0	946	$1,250	$1.32	24d	1	1.22mi
4551 Cook Rd Houston, TX	2.0	2.0	970	$1,093	$1.13	44d	1	1.23mi
10777 Richmond Ave Unit 10814 Houston, TX	2.0	2.0	1117	$1,672	$1.50	12d	1	1.23mi
10777 Richmond Ave Unit 2174 Houston, TX	2.0	2.0	1117	$1,621	$1.45	13d	1	1.23mi
3354 Rogerdale Rd Unit 3411 Houston, TX	2.0	2.0	1016	$1,490	$1.47	44d	1	1.24mi
3354 Rogerdale Rd Unit 422 Houston, TX	2.0	2.0	1124	$1,540	$1.37	7d	1	1.24mi
3354 Rogerdale Rd Unit 3148 Houston, TX	3.0	2.0	1436	$1,807	$1.26	3d	1	1.24mi
3354 Rogerdale Rd Unit 2165 Houston, TX	2.0	2.0	1124	$1,532	$1.36	3d	1	1.24mi
3354 Rogerdale Rd Unit 3387 Houston, TX	3.0	2.0	1436	$1,839	$1.28	10d	1	1.24mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 17 events

1. 2026-05-05
   listed $185,000 Active 355-char remark
2. 2021-05-19
   listed $175,000
3. 2021-05-19
   historical
4. 2021-04-07
   soldstatus $10,000
5. 2010-05-10
   historical
6. 2010-04-30
   listed $99,900
7. 2010-04-30
   historical
8. 2010-03-02
   listed $99,900
9. 2010-02-28
   historical
10. 2010-01-05
    listed $99,900
11. 2009-12-28
    historical
12. 2009-10-28
    listed $104,900
13. 2005-08-18
    soldstatus
14. 2003-01-03
    soldstatus
15. 2002-12-13
    historical
16. 2002-09-13
    listed $92,000
17. 2001-02-14
    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: $4,525 · $377/mo
• Projected year-2 tax: $4,525 · $377/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 2/10 Low FEMA zone X (shaded) · 3% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,623
• − Mortgage interest: −$10,363
• − Property taxes: −$4,525
• − Insurance: −$925
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − HOA: −$348
• − Depreciation: −$5,382
• Taxable loss: −$5,059
• Est. tax savings @ 24.0%: +$1,214
• After-tax cash flow: $-724/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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): 57,108
• Household income: $51,070
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 3500.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 45% Asian 24% Black 23% Two or more races 19% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2%
• Foreign-born: 52% · Canada, Vietnam, China
• Languages at home: 30% English-only · Spanish 40% Vietnamese 16% Chinese 3%

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: ▼ -130.12%
• Current HPI: 362.1985
• Rent YoY: ▬ 0.05%
• 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

+101.1% since first listed

18 events — show timeline

• 2026-05-27 Listing Removed — HARMLS
• 2026-05-05 Listed $185,000 HARMLS
• 2021-05-19 Listed $175,000 HARMLS
• 2021-05-19 Listing Removed — HARMLS
• 2021-04-07 Sold (Public Records) $10,000 Public Records
• 2010-05-10 Listing Removed — HARMLS
• 2010-04-30 Listing Removed — HARMLS
• 2010-04-30 Listed $99,900 HARMLS
• 2010-03-02 Listed $99,900 HARMLS
• 2010-02-28 Listing Removed — HARMLS
• 2010-01-05 Listed $99,900 HARMLS
• 2009-12-28 Listing Removed — HARMLS
• 2009-10-28 Listed $104,900 HARMLS
• 2005-08-18 Sold (Public Records) — Public Records
• 2003-01-03 Sold (Public Records) — Public Records
• 2002-12-13 Listing Removed — HARMLS
• 2002-09-13 Listed $92,000 HARMLS
• 2001-02-14 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,525 · -3.0% YoY. Source: county tax records.