9934 Lanewell St · Houston, TX 77029

$249,900

3 bd · 2.5 ba · 1,765 sqft · SingleFamily public records · 3 Days on market

Built 2023 2,500 sqft lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.1/10.0

Listing remarks

HOME IS READY NOW> MOVE IN READY ASAP Beautiful 3 bed 2-1/2 bath home will amaze you with all the updates put in. Custom cabinetry done on site with designer gray paint in all areas, kitchen, and bathrooms. quartz counter tops with stainless steal appliances which brings the whole home together. All light fixtures are dark black giving you a gorgeous modern look. The stairs are wood and stained to match the home. Upstairs you have 3 large bedrooms laid out perfect for your family. The backyard is large enough for entertaining. Come see this home before it's gone.

Key facts

• Custom cabinetry
• Large backyard
• Wood stairs

Tags

• CUSTOM CABINETRY
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• WOOD STAIRS
• LARGE BACKYARD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2023); Slab foundation
• Construction: Cement siding; Composition roof; Built in 2023
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 3 total rooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Dishwasher; Disposal; Microwave

🏗️ New construction. The $249,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,810.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (30.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (28.6% below list).
• Recommended offer: $173k (30.6% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 3.2% in Houston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodland Acres El (math 30% / reading 39%, grade F, #1,995 of 4,322 statewide, top 50%, 443 students, 85% FRL); Woodland Acres Middle (math 35% / reading 34%, grade F, #858 of 1,662 statewide, top 54%, 603 students, 85% FRL); Galena Park H S (math 37% / reading 36%, grade F, #924 of 1,632 statewide, top 57%, 1,914 students, 87% FRL).
• Market conditions: 154 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 44% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,398 (30.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.66% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.78%
• DSCR: 0.61
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $271,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9938 Lanewell St	0.01mi	3/2.5	1,765 (0%)	12mo	$250,000	$142	90
9936 Lanewell	0.00mi	3/2.5	1,626 (-8%)	12mo	$250,000	$154	77
9720 Garcroft St	0.45mi	3/2.0	1,697 (-4%)	5mo	$245,000	$144	66
9811 Kerr St	0.28mi	3/2.0	1,556 (-12%)	1mo	$230,000	$148	64
10134 Palestine St	0.50mi	4/2.0 (+1)	1,650 (-6%)	8mo	$199,900	$121	52
9833 Signet St	0.41mi	4/2.5 (+1)	1,954 (+11%)	10mo	$320,000	$164	50
10329 Fairfax St	0.41mi	4/2.0 (+1)	1,584 (-10%)	9mo	$249,000	$157	49
10613 Chadwick St	0.71mi	3/2.0	1,600 (-9%)	1mo	$224,900	$141	49
10313 Chadwick St	0.41mi	4/2.0 (+1)	1,500 (-15%)	1mo	$239,000	$159	48
9718 Bennett St	0.62mi	3/2.5	2,012 (+14%)	2mo	$309,900	$154	46
10102 Wiggins	0.43mi	4/2.0 (+1)	1,508 (-15%)	5mo	$239,999	$159	44
10506 Palestine St	0.74mi	3/2.0	1,560 (-12%)	13mo	$225,000	$144	33

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: 18.1%
• Equity multiple: 2.48×
• Total profit: $112,635
• Equity at exit: $244,868

10-year hold

• IRR: 16.9%
• Equity multiple: 5.73×
• Total profit: $359,755
• Equity at exit: $528,067

Cash invested: $76,107 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,784 medium
• Mortgage (P&I): −$1,425
• Tax from tax record: −$428 /mo · $5,137/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-557

Break-even live

Break-even rent $2,490

Max offer price $173,398

Occupancy floor —

Sensitivity live

Price	-10% $-403	-5% $-480	+0% $-557	+5% $-634	+10% $-711
Rent	-10% $-698	-5% $-628	+0% $-557	+5% $-487	+10% $-416
Rate	-1.0pp $-420	-0.5pp $-488	base $-557	+0.5pp $-628	+1.0pp $-699

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: $67,952
• Closing costs: $8,154
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	26d	1	0.39mi
253 N Carolina St Houston, TX	4.0	2.0	1560	$1,600	$1.03	9d	1	1.34mi

Listing history 3 events

1. 2026-06-21
   days on market $249,900 Active 3 DOM
2. 2026-06-18
   remarks 569-char remark
3. 2026-06-18
   listed $249,900 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: $5,137 · $428/mo
• Projected year-2 tax: $5,137 · $428/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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 18 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: $21,413
• − Mortgage interest: −$15,226
• − Property taxes: −$5,137
• − Insurance: −$1,359
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$7,907
• Taxable loss: −$11,642
• Est. tax savings @ 24.0%: +$2,794
• After-tax cash flow: $-3,891/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: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 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

-0.0% since first listed

3 events — show timeline

• 2026-06-18 Listed $249,900 HARMLS
• 2025-11-25 Listing Removed — HARMLS
• 2025-10-03 Listed $250,000 HARMLS

Property tax history

+231.9%/yr

Latest (2025): $5,137 · +455.8% YoY. Source: county tax records.