8202 Blooming Meadow Ln · Houston, TX 77016

$175,000

4 bd · 2.5 ba · 2,299 sqft · SingleFamily · 15 Days on market

Built 2025 Fair condition 8,041 sqft lot $76/sqft · 42% below area Est $304k · 42% under $36/mo HOA · 2% of rent ↓ 48% 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 +23.5/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +7.5/10.0
• 1% rule +6.4/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

The Osage plan by LGI Homes in Wayside Village offers a true retreat for the entire family, with four bedrooms, two and a half bathrooms, and a game room upstairs. The spacious kitchen with adjacent dining area features granite countertops, a full suite of Whirlpool brand appliances, and a walk-in pantry. The owner’s retreat includes a huge walk-in closet and large en-suite bathroom with a separate soaker tub and step-in shower. A covered front porch extended back patio, front yard landscaping and a fenced back yard add to the curb appeal of this incredible home.

Key facts

• Accessible location
• Functional layout
• 8,041 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• ACCESSIBLE LOCATION

Property features AI

Finance

• HOA & community: Part of Wayside Homeowners Association; Association fee $432 annually

Exterior

• Parking: Attached 2-car garage
• Home design: Residential property; Two-story layout (main living areas on first floor, bedrooms on second floor)
• Construction: Built in 2025; Composition roof; Slab foundation
• Exterior features: Lot is approximately 0.1846 acres; Lot features: Other

Interior

• Kitchen: Kitchen on the first floor (10 x 12)
• Bedrooms: Three bedrooms on the second floor (10 x 12; 12 x 10; 12 x 12); Primary bedroom on the second floor (19 x 16)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (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: 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: Rents flat; 372 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.14% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (median comp): $304,150
• List price: $175,000
• Delta: -42.46%
• 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
8116 Burnt Orchid Dr	0.06mi	4/2.5	2,316 (+1%)	1mo	$323,900	$140	96
8224 Sunberry Shadow Dr	0.07mi	4/2.5	2,316 (+1%)	1mo	$323,900	$140	95
7915 Elowen Grove Dr	0.25mi	4/2.5	2,260 (-2%)	1mo	$320,540	$142	85
7912 Elowen Grove Dr	0.27mi	4/2.5	2,260 (-2%)	1mo	$320,290	$142	84
7924 Cassie Pine Dr	0.29mi	4/2.5	2,260 (-2%)	0mo	$324,290	$143	83
7904 Elowen Grove Dr	0.30mi	4/2.5	2,260 (-2%)	1mo	$320,540	$142	82
10336 Vinca Minor Ln	0.28mi	4/3.0	2,260 (-2%)	2mo	$316,740	$140	81
10323 Vinca Minor Ln	0.32mi	4/3.0	2,260 (-2%)	2mo	$322,040	$142	79
10307 Vinca Minor Ln	0.34mi	4/3.0	2,260 (-2%)	1mo	$319,040	$141	79
7917 Elowen Grove Dr	0.24mi	4/2.5	2,121 (-8%)	1mo	$309,290	$146	75
7905 Elowen Grove Dr	0.29mi	4/2.5	2,121 (-8%)	1mo	$306,040	$144	72
10309 Vinca Minor Ln	0.33mi	4/2.5	2,121 (-8%)	2mo	$306,290	$144	70

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.86×
• Total profit: $91,031
• Equity at exit: $140,748

10-year hold

• IRR: 21.6%
• Equity multiple: 5.97×
• Total profit: $243,302
• Equity at exit: $287,166

Cash invested: $49,000 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,989 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$36
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $259

Break-even live

Break-even rent $1,661

Max offer price $175,000

Occupancy floor 82%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8214 Parker Rd Unit B Houston, TX	3.0	2.0	1608	$1,560	$0.97	7d	1	0.30mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,520	$1.49	7d	1	0.35mi
8314 Madera Rd Unit B Houston, TX	3.0	2.5	1608	$1,495	$0.93	24d	1	0.49mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	7d	1	0.80mi
9702 Hillis St Houston, TX	3.0	2.0	1612	$1,550	$0.96	43d	1	0.97mi
7426 Bigwood St Houston, TX	4.0	2.0	1997	$1,850	$0.93	13d	1	1.08mi
9218 Nyssa St Unit B Houston, TX	3.0	2.5	1608	$1,490	$0.93	1d	1	1.46mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: landscapingpool

Listing history 11 events

1. 2026-05-14
   listed $175,000 Active 473-char remark
2. 2026-02-24
   historical $2,449
3. 2026-01-27
   listed $2,449
4. 2025-12-19
   soldstatus Closed 575-char remark

   Show marketing remark (575 chars)

   The Osage plan by LGI Homes in Wayside Village offers a true retreat for the entire family, with four bedrooms, two and a half bathrooms, and a game room upstairs. The spacious kitchen with adjacent dining area features granite countertops, a full suite of Whirlpool brand appliances, and a walk-in pantry. The owner’s retreat includes a huge walk-in closet and large en-suite bathroom with a separate soaker tub and step-in shower. A covered front porch extended back patio, front yard landscaping and a fenced back yard add to the curb appeal of this incredible home.

5. 2025-09-19
   status Pending 575-char remark

   Show marketing remark (575 chars)

   The Osage plan by LGI Homes in Wayside Village offers a true retreat for the entire family, with four bedrooms, two and a half bathrooms, and a game room upstairs. The spacious kitchen with adjacent dining area features granite countertops, a full suite of Whirlpool brand appliances, and a walk-in pantry. The owner’s retreat includes a huge walk-in closet and large en-suite bathroom with a separate soaker tub and step-in shower. A covered front porch extended back patio, front yard landscaping and a fenced back yard add to the curb appeal of this incredible home.

6. 2025-09-05
   listed $332,900 Active 575-char remark

   Show marketing remark (575 chars)

   The Osage plan by LGI Homes in Wayside Village offers a true retreat for the entire family, with four bedrooms, two and a half bathrooms, and a game room upstairs. The spacious kitchen with adjacent dining area features granite countertops, a full suite of Whirlpool brand appliances, and a walk-in pantry. The owner’s retreat includes a huge walk-in closet and large en-suite bathroom with a separate soaker tub and step-in shower. A covered front porch extended back patio, front yard landscaping and a fenced back yard add to the curb appeal of this incredible home.

7. 2025-08-29
   historical
8. 2025-08-11
   status Active
9. 2025-07-15
   status Pending
10. 2025-07-02
    price $332,900
11. 2025-06-26
    listed $333,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $23,865
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$432
• − Depreciation: −$5,091
• Taxable income: $424
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $3,010/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations, focusing on exterior and interior painting, to significantly enhance its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls and paint — Paint appears chipped and worn

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both paint interior walls — Improves interior appearance and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls and paint · Paint appears chipped and worn	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both paint interior walls — Improves interior appearance and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

-47.6% since first listed

14 events — show timeline

• 2026-06-16 Sold (MLS) — HARMLS
• 2026-05-30 Pending — HARMLS
• 2026-05-21 Pending — HARMLS
• 2026-05-14 Listed $175,000 HARMLS
• 2026-02-24 Rental Removed $2,449 HARMLS
• 2026-01-27 Listed for Rent $2,449 HARMLS
• 2025-12-19 Sold (MLS) — HARMLS
• 2025-09-19 Pending — HARMLS
• 2025-09-05 Listed $332,900 HARMLS
• 2025-08-29 Listing Removed — HARMLS
• 2025-08-11 Relisted — HARMLS
• 2025-07-15 Pending — HARMLS
• 2025-07-02 Price Changed $332,900 HARMLS
• 2025-06-26 Listed $333,900 HARMLS