8718 Pattibob St · Houston, TX 77029

$144,900

3 bd · 2.0 ba · 2,573 sqft · SingleFamily public records · 17 Days on market

Built 1955 5,458 sqft lot Est $144k · at est.

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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
• Cash flow +9.5/30.0
• ARV discount +7.2/15.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see this completely renovated 3 bed 2 bath open-concept home with new AC, new furnace, new laminate and carpet flooring, all-new kitchen, new pex water lines, new attic insulation with radiant barrier, SS appliances, fresh paint, new tile w/ granite countertops in the bathrooms and new quartz countertops in the kitchen, large back room for entertaining with plumbing connection for the option to add additional bathroom or even a bar! In addition the house has a 12x12 storage shed, NEVER FLOODED and NO HOA!! This home is not in a flood zone.

Key facts

• Cozy den
• Spacious gameroom
• Fully fenced lot

Tags

• DEDICATED LIVING ROOM
• COZY DEN
• SPACIOUS GAMEROOM
• FULLY FENCED LOT
• QUICK ACCESS TO LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (5.4% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $137k (5.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.1% 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: 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; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k 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.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 17y 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: property tax is 4.7% of price; flood insurance adds $66/mo; built in 1955 — 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 $137,134 (5.4% 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $144,088
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8718 Pattibob St	0.00mi	4/2.0 (+1)	2,573 (0%)	1mo	$144,900	$56	94

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $68,574
• Equity at exit: $130,537

10-year hold

• IRR: 19.0%
• Equity multiple: 6.20×
• Total profit: $210,920
• Equity at exit: $281,509

Cash invested: $40,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$571 /mo · $6,857/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-167

Break-even live

Break-even rent $1,846

Max offer price $137,134

Occupancy floor —

Sensitivity live

Price	-10% $323	-5% $-126	+0% $-167	+5% $-208	+10% $-249
Rent	-10% $-296	-5% $-232	+0% $-167	+5% $-103	+10% $-38
Rate	-1.0pp $-94	-0.5pp $-130	base $-167	+0.5pp $-205	+1.0pp $-243

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-04-10
   status Pending
2. 2026-04-01
   status Pending
3. 2026-03-23
   listed $144,900 Active
4. 2026-03-16
   historical
5. 2026-02-06
   price $154,900
6. 2026-01-27
   listed $164,900 Active
7. 2022-03-29
   soldstatus
8. 2022-03-28
   soldstatus Sold 551-char remark

   Show marketing remark (551 chars)

   Come see this completely renovated 3 bed 2 bath open-concept home with new AC, new furnace, new laminate and carpet flooring, all-new kitchen, new pex water lines, new attic insulation with radiant barrier, SS appliances, fresh paint, new tile w/ granite countertops in the bathrooms and new quartz countertops in the kitchen, large back room for entertaining with plumbing connection for the option to add additional bathroom or even a bar! In addition the house has a 12x12 storage shed, NEVER FLOODED and NO HOA!! This home is not in a flood zone.

9. 2022-03-15
   status Pending 551-char remark

   Show marketing remark (551 chars)

   Come see this completely renovated 3 bed 2 bath open-concept home with new AC, new furnace, new laminate and carpet flooring, all-new kitchen, new pex water lines, new attic insulation with radiant barrier, SS appliances, fresh paint, new tile w/ granite countertops in the bathrooms and new quartz countertops in the kitchen, large back room for entertaining with plumbing connection for the option to add additional bathroom or even a bar! In addition the house has a 12x12 storage shed, NEVER FLOODED and NO HOA!! This home is not in a flood zone.

10. 2022-01-24
    status Pending, Continue to Show 551-char remark

    Show marketing remark (551 chars)

    Come see this completely renovated 3 bed 2 bath open-concept home with new AC, new furnace, new laminate and carpet flooring, all-new kitchen, new pex water lines, new attic insulation with radiant barrier, SS appliances, fresh paint, new tile w/ granite countertops in the bathrooms and new quartz countertops in the kitchen, large back room for entertaining with plumbing connection for the option to add additional bathroom or even a bar! In addition the house has a 12x12 storage shed, NEVER FLOODED and NO HOA!! This home is not in a flood zone.

11. 2021-12-30
    price $185,000 551-char remark

    Show marketing remark (551 chars)

    Come see this completely renovated 3 bed 2 bath open-concept home with new AC, new furnace, new laminate and carpet flooring, all-new kitchen, new pex water lines, new attic insulation with radiant barrier, SS appliances, fresh paint, new tile w/ granite countertops in the bathrooms and new quartz countertops in the kitchen, large back room for entertaining with plumbing connection for the option to add additional bathroom or even a bar! In addition the house has a 12x12 storage shed, NEVER FLOODED and NO HOA!! This home is not in a flood zone.

12. 2021-12-29
    listed $179,900 Active 551-char remark

    Show marketing remark (551 chars)

    Come see this completely renovated 3 bed 2 bath open-concept home with new AC, new furnace, new laminate and carpet flooring, all-new kitchen, new pex water lines, new attic insulation with radiant barrier, SS appliances, fresh paint, new tile w/ granite countertops in the bathrooms and new quartz countertops in the kitchen, large back room for entertaining with plumbing connection for the option to add additional bathroom or even a bar! In addition the house has a 12x12 storage shed, NEVER FLOODED and NO HOA!! This home is not in a flood zone.

13. 2021-12-20
    status Option Pending
14. 2021-12-19
    historical
15. 2021-12-15
    price $179,990
16. 2021-11-24
    status Active
17. 2021-11-22
    status Pending, Continue to Show
18. 2021-11-18
    status Active
19. 2021-11-15
    historical
20. 2021-11-11
    price $184,990
21. 2021-10-31
    status Active
22. 2021-10-27
    historical
23. 2021-10-15
    price $189,990
24. 2021-10-06
    price $194,990
25. 2021-09-21
    status Active
26. 2021-09-17
    status Option Pending
27. 2021-09-09
    status Active
28. 2021-09-08
    historical
29. 2021-09-08
    listed $199,990 Active
30. 2021-07-14
    soldstatus
31. 2021-07-13
    soldstatus
32. 2021-07-09
    soldstatus Sold
33. 2021-06-29
    status Pending, Continue to Show
34. 2021-06-18
    status Active
35. 2021-05-21
    status Pending
36. 2021-05-11
    price $159,000
37. 2021-05-11
    price $149,000
38. 2021-04-17
    price $169,900
39. 2021-04-14
    price $159,900
40. 2021-04-02
    price $179,000
41. 2021-04-01
    status Active
42. 2021-03-12
    status Pending, Continue to Show
43. 2021-03-05
    listed $189,900 Active
44. 2009-10-29
    soldstatus
45. 2009-10-13
    historical
46. 2009-06-29
    listed $24,900
47. 1988-01-02
    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: $6,857 · $571/mo
• Projected year-2 tax: $6,857 · $571/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: $19,609
• − Mortgage interest: −$8,117
• − Property taxes: −$6,857
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$4,215
• Taxable loss: −$4,239
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $-989/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

+481.9% since first listed

47 events — show timeline

• 2026-04-10 Pending — HARMLS
• 2026-04-01 Pending — HARMLS
• 2026-03-23 Listed $144,900 HARMLS
• 2026-03-16 Listing Removed — HARMLS
• 2026-02-06 Price Changed $154,900 HARMLS
• 2026-01-27 Listed $164,900 HARMLS
• 2022-03-29 Sold (Public Records) — Public Records
• 2022-03-28 Sold (MLS) — HARMLS
• 2022-03-15 Pending — HARMLS
• 2022-01-24 Pending — HARMLS
• 2021-12-30 Price Changed $185,000 HARMLS
• 2021-12-29 Listed $179,900 HARMLS
• 2021-12-20 Pending — HARMLS
• 2021-12-19 Listing Removed — HARMLS
• 2021-12-15 Price Changed $179,990 HARMLS
• 2021-11-24 Relisted — HARMLS
• 2021-11-22 Pending — HARMLS
• 2021-11-18 Relisted — HARMLS
• 2021-11-15 Listing Removed — HARMLS
• 2021-11-11 Price Changed $184,990 HARMLS
• 2021-10-31 Relisted — HARMLS
• 2021-10-27 Listing Removed — HARMLS
• 2021-10-15 Price Changed $189,990 HARMLS
• 2021-10-06 Price Changed $194,990 HARMLS
• 2021-09-21 Relisted — HARMLS
• 2021-09-17 Pending — HARMLS
• 2021-09-09 Relisted — HARMLS
• 2021-09-08 Listed $199,990 HARMLS
• 2021-09-08 Listing Removed — HARMLS
• 2021-07-14 Sold (Public Records) — Public Records
• 2021-07-13 Sold (Public Records) — Public Records
• 2021-07-09 Sold (MLS) — HARMLS
• 2021-06-29 Pending — HARMLS
• 2021-06-18 Relisted — HARMLS
• 2021-05-21 Pending — HARMLS
• 2021-05-11 Price Changed $159,000 HARMLS
• 2021-05-11 Price Changed $149,000 HARMLS
• 2021-04-17 Price Changed $169,900 HARMLS
• 2021-04-14 Price Changed $159,900 HARMLS
• 2021-04-02 Price Changed $179,000 HARMLS
• 2021-04-01 Relisted — HARMLS
• 2021-03-12 Pending — HARMLS
• 2021-03-05 Listed $189,900 HARMLS
• 2009-10-29 Sold (MLS) — HARMLS
• 2009-10-13 Listing Removed — HARMLS
• 2009-06-29 Listed $24,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $6,857 · +15.1% YoY. Source: county tax records.