1518 Pleasantville Dr · Houston, TX 77029

$175,400

3 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 77 Days on market

Built 1950 5,832 sqft lot $126/sqft · 6% below area Est $186k · 6% under

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Why this score? — see what drove the C- 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 +13.0/30.0
• ARV discount +10.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home is selling as is.

Key facts

• 5,832 sq ft lot
• Built 1950
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-11 ($-130/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (0.4% below list).
• Recommended offer: $165k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• 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: 153 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 43% 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $164,876 (6.0% 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 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.00% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 8.4

CMA / ARV

• ARV (median comp): $185,764
• List price: $175,400
• Delta: -5.58%
• 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
8446 Norvic St	0.08mi	4/2.0 (+1)	1,289 (-7%)	4mo	$164,580	$128	76
1427 Teanaway Ln	0.09mi	3/2.0	1,232 (-11%)	11mo	$239,750	$195	68
8606 Guinevere St	0.35mi	3/1.5	1,238 (-11%)	2mo	$225,000	$182	62
8427 Guinevere St	0.28mi	4/2.0 (+1)	1,228 (-12%)	1mo	$225,000	$183	62
8522 Northton St	0.59mi	4/1.0 (+1)	1,398 (+1%)	3mo	$174,999	$125	60
8707 Fannette St	0.46mi	4/2.0 (+1)	1,300 (-6%)	6mo	$199,999	$154	58
8726 Tilgham St	0.46mi	4/2.0 (+1)	1,456 (+5%)	11mo	$189,990	$130	56
8766 Flossie Mae St	0.58mi	3/1.0	1,412 (+2%)	12mo	$194,750	$138	56
8527 Bucroft St	0.46mi	4/2.0 (+1)	1,504 (+8%)	7mo	$189,900	$126	54
8647 Berndale St	0.38mi	4/2.0 (+1)	1,252 (-10%)	11mo	$199,999	$160	52
8711 Othello St	0.45mi	3/2.0	1,180 (-15%)	8mo	$215,000	$182	47
8743 Pattibob St	0.49mi	3/2.0	1,576 (+14%)	12mo	$208,000	$132	45

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: 24.1%
• Equity multiple: 2.93×
• Total profit: $94,976
• Equity at exit: $158,014

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $280,499
• Equity at exit: $340,764

Cash invested: $49,112 (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: 153
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$920
• Tax from tax record: −$398 /mo · $4,772/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-11

Break-even live

Break-even rent $1,760

Max offer price $173,492

Occupancy floor 96%

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: $43,850
• Closing costs: $5,262
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1629 Demaree Ln Houston, TX	4.0	2.0	1520	$2,225	$1.46	24d	1	0.19mi
8534 Fillmore St Houston, TX	3.0	1.0	965	$1,600	$1.66	43d	1	0.40mi
8726 Josie St Houston, TX	3.0	1.0	950	$1,000	$1.05	43d	1	0.45mi
8735 Cowart St Houston, TX	3.0	1.0	1136	$1,000	$0.88	43d	1	0.46mi
2203 Pearl St Houston, TX	3.0	2.0	1298	$1,570	$1.21	13d	1	0.77mi
9701 Market St Houston, TX	1.0–2.0	1.0	798	$1,309	$1.64	7d	1	1.20mi
9709 Cargill St Houston, TX	3.0	2.0	1184	$2,300	$1.94	43d	1	1.20mi
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	24d	1	1.30mi

Listing history 21 events

1. 2026-06-18
   days on market $175,400 Active 77 DOM
2. 2026-06-17
   days on market $175,400 Active 76 DOM
3. 2026-06-16
   days on market $175,400 Active 75 DOM
4. 2026-06-15
   days on market $175,400 Active 74 DOM
5. 2026-06-13
   days on market $175,400 Active 72 DOM
6. 2026-06-10
   days on market $175,400 Active 68 DOM
7. 2026-06-08
   days on market $175,400 Active 67 DOM
8. 2026-06-07
   days on market $175,400 Active 66 DOM
9. 2026-06-04
   days on market $175,400 Active 63 DOM
10. 2026-06-01
    days on market $175,400 Active 60 DOM
11. 2026-05-31
    days on market $175,400 Active 59 DOM
12. 2026-05-07
    status Active 22-char remark

    Show marketing remark (22 chars)

    Home is selling as is.

13. 2026-04-03
    status Pending 22-char remark

    Show marketing remark (22 chars)

    Home is selling as is.

14. 2026-02-27
    listed $175,400 Active 22-char remark

    Show marketing remark (22 chars)

    Home is selling as is.

15. 2020-06-23
    soldstatus
16. 2020-05-14
    soldstatus Sold 439-char remark

    Show marketing remark (439 chars)

    BEAUTIFUL 4 beds 2 baths, fully fenced, new 30 years roof, tile floor, laminated flooring in bedroom, beautiful large kitchen with lots of cabinet space, new gas stove, dishwasher, microwave, new water heater, remodeled bath, new sinks, ceiling fans, new fixture, new blinds, new interior and exterior paints. new fence, central air and heating system, Foundation has life time warranty. complete renovated a must see. Call me for details.

17. 2020-04-04
    status Pending 439-char remark

    Show marketing remark (439 chars)

    BEAUTIFUL 4 beds 2 baths, fully fenced, new 30 years roof, tile floor, laminated flooring in bedroom, beautiful large kitchen with lots of cabinet space, new gas stove, dishwasher, microwave, new water heater, remodeled bath, new sinks, ceiling fans, new fixture, new blinds, new interior and exterior paints. new fence, central air and heating system, Foundation has life time warranty. complete renovated a must see. Call me for details.

18. 2020-02-10
    listed $152,000 Active 439-char remark

    Show marketing remark (439 chars)

    BEAUTIFUL 4 beds 2 baths, fully fenced, new 30 years roof, tile floor, laminated flooring in bedroom, beautiful large kitchen with lots of cabinet space, new gas stove, dishwasher, microwave, new water heater, remodeled bath, new sinks, ceiling fans, new fixture, new blinds, new interior and exterior paints. new fence, central air and heating system, Foundation has life time warranty. complete renovated a must see. Call me for details.

19. 2019-12-05
    soldstatus
20. 2019-11-01
    soldstatus
21. 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: $4,772 · $398/mo
• Projected year-2 tax: $4,772 · $398/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,959
• − Mortgage interest: −$9,825
• − Property taxes: −$4,772
• − Insurance: −$877
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$5,103
• Taxable loss: −$2,972
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $584/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

+15.4% since first listed

10 events — show timeline

• 2026-05-07 Relisted — HARMLS
• 2026-04-03 Pending — HARMLS
• 2026-02-27 Listed $175,400 HARMLS
• 2020-06-23 Sold (Public Records) — Public Records
• 2020-05-14 Sold (MLS) — HARMLS
• 2020-04-04 Pending — HARMLS
• 2020-02-10 Listed $152,000 HARMLS
• 2019-12-05 Sold (Public Records) — Public Records
• 2019-11-01 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $4,772 · +5.9% YoY. Source: county tax records.