8614 Peachtree St Unit A · Houston, TX 77016

$225,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 61 Days on market

Built 2024 Good condition 4,800 sqft lot $180/sqft · 6% above area Est $213k · 6% over ↓ 4% since listing

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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 +9.3/10.0
• Cash flow +7.4/30.0
• ARV discount +4.9/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• DSCR +1.5/10.0

Listing remarks MLS

Well-maintained 2024-built home featuring 3 bedrooms and 2 bathrooms with approx. 1,250 sqft. Open-concept layout with no carpet throughout. Furniture available and appliances included, in sale; However, mirrors and TVs are excluded. making this a turnkey opportunity. Currently used part-time for Airbnb, VRBO, and Furnished Finder with strong performance. (INDIVIDUALLY PRICED) can be packaged, Units B & C are tenant-occupied with active leases in place, providing immediate income—great multi-family investment opportunity.Ideal for house hack, starter home, or mixed-use investment. Located approx. 15 minutes from Downtown Houston and 20 minutes from IAH with easy access to major highways, shopping, and dining.

Key facts

• 4,800 sq ft lot
• Built 2024
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (18.5% below list).
• Recommended offer: $173k (23.1% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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.
• 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.
• Market conditions: Rents flat; 372 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,834/mo this rent would consume 46% of the median local household income ($48k/yr) (locally 1297% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (8.7% 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 2.5% of price.

Recommended offer $173,042 (23.1% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 10.2

CMA / ARV

• ARV (median comp): $212,914
• List price: $225,000
• Delta: 5.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8308 Shady Dr	0.45mi	3/2.0	1,294 (+4%)	12mo	$237,750	$184	63
8617 Autumn Ln	0.49mi	3/2.0	1,194 (-4%)	12mo	$129,900	$109	60
4915 Cruse Rd	0.22mi	2/1.5 (-1)	1,096 (-12%)	4mo	$172,500	$157	59
9002 Allwood St	0.37mi	3/1.5	1,373 (+10%)	10mo	$194,900	$142	56
8501 Autumn Ln Unit B	0.51mi	3/2.5	1,190 (-5%)	13mo	$209,000	$176	55
8501 Autumn Ln Unit D	0.51mi	3/2.5	1,190 (-5%)	13mo	$214,000	$180	55
8713 Autumn Ln	0.49mi	3/1.0	1,320 (+6%)	11mo	$100,000	$76	55
8501 Autumn Ln Unit C	0.51mi	3/2.5	1,190 (-5%)	14mo	$209,000	$176	55
4530 Firnat St	0.67mi	2/2.0 (-1)	1,169 (-6%)	2mo	$99,000	$85	51
7921 Pointer St	0.75mi	2/2.0 (-1)	1,144 (-8%)	1mo	$180,000	$157	45
8203 Westcott St	0.62mi	3/2.5	1,380 (+10%)	8mo	$204,999	$149	45
7600 Wileyvale Rd	0.74mi	3/1.5	1,062 (-15%)	9mo	$99,999	$94	31

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: 16.4%
• Equity multiple: 2.25×
• Total profit: $78,912
• Equity at exit: $180,962

10-year hold

• IRR: 15.2%
• Equity multiple: 4.74×
• Total profit: $235,327
• Equity at exit: $369,213

Cash invested: $63,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$470 /mo · $5,634/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-294

Break-even live

Break-even rent $2,207

Max offer price $173,042

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	43d	1	0.05mi
8508 Wileyvale Rd Houston, TX	2.0	2.0	1504	$1,650	$1.10	43d	1	0.12mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	43d	1	0.58mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	43d	1	0.61mi
4326 Plaag St Unit B Houston, TX	3.0	2.5	1150	$1,595	$1.39	43d	1	0.81mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	43d	1	0.81mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	43d	1	0.82mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,695	$1.05	15d	1	1.07mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	24d	1	1.17mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	1.18mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	1.21mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	7d	1	1.28mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	43d	1	1.29mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	43d	1	1.29mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	43d	1	1.29mi
3208 Bostic St Unit 1254540P Houston, TX	3.0	2.0	1603	$3,691	$2.30	2d	1	1.36mi
8318 Curry Rd Houston, TX	3.0	2.0	1558	$2,299	$1.48	43d	1	1.38mi
8326 Curry Rd Unit 1228882P Houston, TX	3.0	2.0	1614	$2,878	$1.78	7d	1	1.38mi
8322 Curry Rd Houston, TX	3.0	2.5	1599	$2,500	$1.56	43d	1	1.38mi
4626 Shreveport Blvd Unit B Houston, TX	3.0	2.0	1150	$1,490	$1.30	14d	1	1.38mi
8320 Curry Rd Houston, TX	3.0	2.5	1558	$8,950	$5.74	22d	1	1.38mi
8320 Curry Rd Unit 1391267P Houston, TX	3.0	2.5	1550	$5,134	$3.31	1d	1	1.38mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	15d	1	1.43mi
6315 Sandra St Unit A Houston, TX	3.0	2.0	1150	$1,399	$1.22	43d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $225,000 Active 61 DOM
2. 2026-06-17
   days on market $225,000 Active 60 DOM
3. 2026-06-16
   days on market $225,000 Active 59 DOM
4. 2026-06-15
   days on market $225,000 Active 58 DOM
5. 2026-06-13
   days on market $225,000 Active 56 DOM
6. 2026-06-10
   days on market $225,000 Active 52 DOM
7. 2026-06-08
   days on market $225,000 Active 51 DOM
8. 2026-06-07
   days on market $225,000 Active 50 DOM
9. 2026-06-04
   days on market $225,000 Active 47 DOM
10. 2026-06-01
    days on market $225,000 Active 44 DOM
11. 2026-05-31
    days on market $225,000 Active 43 DOM
12. 2026-04-18
    status Active 728-char remark

    Show marketing remark (728 chars)

    Well-maintained 2024-built home featuring 3 bedrooms and 2 bathrooms with approx. 1,250 sqft. Open-concept layout with no carpet throughout. Furniture available and appliances included, in sale; However, mirrors and TVs are excluded. making this a turnkey opportunity. Currently used part-time for Airbnb, VRBO, and Furnished Finder with strong performance. (INDIVIDUALLY PRICED) can be packaged, Units B & C are tenant-occupied with active leases in place, providing immediate income—great multi-family investment opportunity.Ideal for house hack, starter home, or mixed-use investment. Located approx. 15 minutes from Downtown Houston and 20 minutes from IAH with easy access to major highways, shopping, and dining.

13. 2026-04-16
    historical 728-char remark

    Show marketing remark (728 chars)

    Well-maintained 2024-built home featuring 3 bedrooms and 2 bathrooms with approx. 1,250 sqft. Open-concept layout with no carpet throughout. Furniture available and appliances included, in sale; However, mirrors and TVs are excluded. making this a turnkey opportunity. Currently used part-time for Airbnb, VRBO, and Furnished Finder with strong performance. (INDIVIDUALLY PRICED) can be packaged, Units B & C are tenant-occupied with active leases in place, providing immediate income—great multi-family investment opportunity.Ideal for house hack, starter home, or mixed-use investment. Located approx. 15 minutes from Downtown Houston and 20 minutes from IAH with easy access to major highways, shopping, and dining.

14. 2026-04-16
    historical $225,000 728-char remark

    Show marketing remark (728 chars)

    Well-maintained 2024-built home featuring 3 bedrooms and 2 bathrooms with approx. 1,250 sqft. Open-concept layout with no carpet throughout. Furniture available and appliances included, in sale; However, mirrors and TVs are excluded. making this a turnkey opportunity. Currently used part-time for Airbnb, VRBO, and Furnished Finder with strong performance. (INDIVIDUALLY PRICED) can be packaged, Units B & C are tenant-occupied with active leases in place, providing immediate income—great multi-family investment opportunity.Ideal for house hack, starter home, or mixed-use investment. Located approx. 15 minutes from Downtown Houston and 20 minutes from IAH with easy access to major highways, shopping, and dining.

15. 2025-05-07
    soldstatus
16. 2025-05-07
    soldstatus
17. 2025-05-06
    soldstatus Sold 385-char remark

    Show marketing remark (385 chars)

    Discover your dream home near the city with ultimate privacy, tucked away from busy streets. Enjoy a spacious, open-concept layout with no carpet, offering a modern living space. Large windows flood the home with natural light, enhancing the airy feel. The generous yard is perfect for relaxation and entertaining. Experience serene living with all the conveniences of the city nearby.

18. 2025-04-15
    status Pending 385-char remark

    Show marketing remark (385 chars)

    Discover your dream home near the city with ultimate privacy, tucked away from busy streets. Enjoy a spacious, open-concept layout with no carpet, offering a modern living space. Large windows flood the home with natural light, enhancing the airy feel. The generous yard is perfect for relaxation and entertaining. Experience serene living with all the conveniences of the city nearby.

19. 2025-04-11
    status Option Pending 385-char remark

    Show marketing remark (385 chars)

    Discover your dream home near the city with ultimate privacy, tucked away from busy streets. Enjoy a spacious, open-concept layout with no carpet, offering a modern living space. Large windows flood the home with natural light, enhancing the airy feel. The generous yard is perfect for relaxation and entertaining. Experience serene living with all the conveniences of the city nearby.

20. 2024-12-27
    status Active 385-char remark

    Show marketing remark (385 chars)

    Discover your dream home near the city with ultimate privacy, tucked away from busy streets. Enjoy a spacious, open-concept layout with no carpet, offering a modern living space. Large windows flood the home with natural light, enhancing the airy feel. The generous yard is perfect for relaxation and entertaining. Experience serene living with all the conveniences of the city nearby.

21. 2024-12-25
    historical 385-char remark

    Show marketing remark (385 chars)

    Discover your dream home near the city with ultimate privacy, tucked away from busy streets. Enjoy a spacious, open-concept layout with no carpet, offering a modern living space. Large windows flood the home with natural light, enhancing the airy feel. The generous yard is perfect for relaxation and entertaining. Experience serene living with all the conveniences of the city nearby.

22. 2024-12-17
    price $210,000 385-char remark

    Show marketing remark (385 chars)

    Discover your dream home near the city with ultimate privacy, tucked away from busy streets. Enjoy a spacious, open-concept layout with no carpet, offering a modern living space. Large windows flood the home with natural light, enhancing the airy feel. The generous yard is perfect for relaxation and entertaining. Experience serene living with all the conveniences of the city nearby.

23. 2024-09-15
    price $225,000 385-char remark

    Show marketing remark (385 chars)

    Discover your dream home near the city with ultimate privacy, tucked away from busy streets. Enjoy a spacious, open-concept layout with no carpet, offering a modern living space. Large windows flood the home with natural light, enhancing the airy feel. The generous yard is perfect for relaxation and entertaining. Experience serene living with all the conveniences of the city nearby.

24. 2024-07-12
    listed $235,000 Active 385-char remark

    Show marketing remark (385 chars)

    Discover your dream home near the city with ultimate privacy, tucked away from busy streets. Enjoy a spacious, open-concept layout with no carpet, offering a modern living space. Large windows flood the home with natural light, enhancing the airy feel. The generous yard is perfect for relaxation and entertaining. Experience serene living with all the conveniences of the city nearby.

ⓘ 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: $5,634 · $470/mo
• Projected year-2 tax: $5,634 · $470/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,011
• − Mortgage interest: −$12,603
• − Property taxes: −$5,634
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$6,545
• Taxable loss: −$7,419
• Est. tax savings @ 24.0%: +$1,781
• After-tax cash flow: $-1,749/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 · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained, 2024-built home offers a spacious, open-concept layout with modern finishes and a clean exterior. It's currently used for Airbnb, VRBO, and Furnished Finder, providing immediate income and making it an ideal multi-family investment opportunity.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home more appealing
• Both HVAC maintenance — Ensures comfort and energy efficiency
• Both Landscaping — Maintains the home's curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home more appealing ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency ↑
• Both Landscaping — Maintains the home's curb 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

-4.3% since first listed

13 events — show timeline

• 2026-04-18 Relisted — HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-04-16 Coming Soon $225,000 HARMLS
• 2025-05-07 Sold (Public Records) — Public Records
• 2025-05-07 Sold (Public Records) — Public Records
• 2025-05-06 Sold (MLS) — HARMLS
• 2025-04-15 Pending — HARMLS
• 2025-04-11 Pending — HARMLS
• 2024-12-27 Relisted — HARMLS
• 2024-12-25 Listing Removed — HARMLS
• 2024-12-17 Price Changed $210,000 HARMLS
• 2024-09-15 Price Changed $225,000 HARMLS
• 2024-07-12 Listed $235,000 HARMLS

Property tax history

+567.8%/yr

Latest (2025): $5,634 · +567.8% YoY. Source: county tax records.