14519 Sandalfoot St · Houston, TX 77095

$275,000

3 bd · 2.5 ba · 2,193 sqft · SingleFamily public records · 106 Days on market

Built 1991 5,066 sqft lot $125/sqft · 14% below area Est $321k · 14% under $50/mo HOA · 2% of rent

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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).

• ARV discount +14.0/15.0
• Cash flow +5.7/30.0
• Appreciation +4.5/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0

Listing remarks MLS

Beautiful home on Hearthstone Golf Course. Recent updates include: New AC units and furnaces, attic insulation, solar attic fans, new dishwasher, new oven, backyard landscaping installation. Welcome home!!

Key facts

• Solar attic fans
• New ac units
• New furnaces

Tags

• HEARTHSTONE GOLF COURSE
• NEW AC UNITS
• NEW FURNACES
• ATTIC INSULATION
• SOLAR ATTIC FANS
• NEW DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-566 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (23.7% below list).
• Recommended offer: $175k (36.4% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 3.1% 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: schools D, crime F.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.1%/yr); 330 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $133k; list at $275k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,011 (36.4% 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. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 36% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
10. 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.
11. 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.
12. 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: 0.76% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.82%
• DSCR: 0.61
• GRM: 10.9

CMA / ARV

• ARV (median comp): $321,111
• List price: $275,000
• Delta: -14.36%
• 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
8003 Oceanside Dr	0.05mi	3/2.5	2,127 (-3%)	1mo	$299,000	$141	92
14203 Sandalfoot St	0.21mi	4/2.5 (+1)	2,358 (+8%)	8mo	$380,000	$161	66
7614 Virginia Water Ln	0.42mi	3/2.0	2,359 (+8%)	4mo	$320,000	$136	63
7823 Autumn Hollow Ln	0.47mi	4/2.5 (+1)	2,310 (+5%)	3mo	$364,900	$158	62
8506 Willancy Ln	0.51mi	4/2.0 (+1)	2,113 (-4%)	3mo	$299,000	$142	61
7203 W Hearthstone Green Dr	0.73mi	3/2.0	2,270 (+4%)	4mo	$300,000	$132	55
7306 Creek Crest Dr	0.66mi	4/2.0 (+1)	2,285 (+4%)	6mo	$315,000	$138	50
7406 Bull Creek Rd	0.72mi	3/2.0	1,997 (-9%)	3mo	$339,999	$170	47
15131 New Hastings Dr	0.63mi	3/2.5	2,490 (+14%)	3mo	$309,500	$124	46
7238 N Hearthstone Green Dr	0.65mi	3/2.0	1,911 (-13%)	5mo	$280,000	$147	42
7210 W Hearthstone Green Dr	0.70mi	3/2.5	2,447 (+12%)	8mo	$342,500	$140	41
7511 Weatherhill Ln	0.75mi	4/2.5 (+1)	1,894 (-14%)	3mo	$299,900	$158	35

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

Projected returns pro-forma

-0.94% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.25×
• Total profit: $-57,731
• Equity at exit: $67,102

10-year hold

• IRR: -12.0%
• Equity multiple: -0.04×
• Total profit: $-80,244
• Equity at exit: $71,078

Cash invested: $77,000 (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 77095

• Home prices YoY: -0.4%
• Rents YoY: 2.1%
• Active inventory: 330
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$616 /mo · $7,398/yr
• Insurance: −$115
• HOA: −$50
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-566

Break-even live

Break-even rent $2,814

Max offer price $175,011

Occupancy floor —

Sensitivity live

Price	-10% $-410	-5% $-488	+0% $-566	+5% $-644	+10% $-722
Rent	-10% $-732	-5% $-649	+0% $-566	+5% $-483	+10% $-400
Rate	-1.0pp $-428	-0.5pp $-496	base $-566	+0.5pp $-637	+1.0pp $-710

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14811 West Rd Unit 14844 Houston, TX	3.0	2.0	1570	$2,172	$1.38	11d	1	0.41mi
14811 West Rd Unit 3148 Houston, TX	3.0	2.0	1570	$2,178	$1.39	0d	1	0.41mi
8335 Columbia Forest Dr Houston, TX	3.0	3.0	1767	$2,000	$1.13	44d	1	0.43mi
7451 Tunbury Ln Houston, TX	4.0	2.5	2630	$2,171	$0.83	8d	1	0.46mi
14818 Chetland Place Dr Unit CHEP18-1 Houston, TX	3.0	2.5	2490	$2,100	$0.84	44d	1	0.47mi
7331 Millbrae Ln Houston, TX	4.0	2.0	2481	$1,779	$0.72	2d	1	0.68mi
7511 Stamen Dr Houston, TX	3.0	2.5	1575	$2,350	$1.49	44d	1	0.78mi
8738 Willancy Ln Houston, TX	4.0	3.0	2636	$2,400	$0.91	44d	1	0.81mi
9140 Highway 6 N Houston, TX	1.0–3.0	1.0–3.0	1083	$2,008	$1.85	0d	38	1.01mi
7415 Broken Ridge Dr Houston, TX	3.0	2.5	2416	$2,245	$0.93	44d	1	1.10mi
14623 Sanour Dr Houston, TX	3.0	2.5	2032	$2,170	$1.07	6d	1	1.12mi
15255 Farm to Market Road 529 #525 Houston, TX	3.0	2.0	1652	$2,165	$1.31	0d	1	1.21mi
15255 Farm to Market Road 529 #3174 Houston, TX	3.0	2.0	1652	$2,170	$1.31	12d	1	1.21mi
15255 Farm to Market Road 529 #15288 Houston, TX	3.0	2.0	1652	$2,170	$1.31	44d	1	1.21mi
6803 Hedgewick Dr Houston, TX	4.0	2.5	2336	$2,550	$1.09	22d	1	1.35mi
15111 Falmouth Ave Houston, TX	3.0	2.0	1674	$1,850	$1.11	44d	1	1.44mi
15050 Copper Grove Blvd Houston, TX	1.0–3.0	1.0–2.5	1211	$2,028	$1.67	0d	29	1.47mi
15022 Mulberry Meadows Dr Houston, TX	3.0	2.0	1832	$1,905	$1.04	0d	1	1.48mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: landscaping

Listing history 42 events

1. 2026-06-18
   days on market $275,000 Pending 106 DOM
2. 2026-06-17
   days on market $275,000 Pending 105 DOM
3. 2026-06-16
   days on market $275,000 Pending 104 DOM
4. 2026-06-15
   days on market $275,000 Pending 103 DOM
5. 2026-06-13
   days on market $275,000 Pending 101 DOM
6. 2026-06-13
   statusdays on market $275,000 Pending 100 DOM
7. 2026-06-09
   days on market $275,000 Active 97 DOM
8. 2026-06-08
   days on market $275,000 Active 96 DOM
9. 2026-06-07
   days on market $275,000 Active 95 DOM
10. 2026-06-04
    days on market $275,000 Active 92 DOM
11. 2026-06-03
    days on market $275,000 Active 91 DOM
12. 2026-06-02
    days on market $275,000 Active 90 DOM
13. 2026-06-02
    days on market $275,000 Active 89 DOM
14. 2026-05-31
    days on market $275,000 Active 88 DOM
15. 2026-05-19
    price $275,000 205-char remark

    Show marketing remark (205 chars)

    Beautiful home on Hearthstone Golf Course. Recent updates include: New AC units and furnaces, attic insulation, solar attic fans, new dishwasher, new oven, backyard landscaping installation. Welcome home!!

16. 2026-05-01
    status Active 205-char remark

    Show marketing remark (205 chars)

    Beautiful home on Hearthstone Golf Course. Recent updates include: New AC units and furnaces, attic insulation, solar attic fans, new dishwasher, new oven, backyard landscaping installation. Welcome home!!

17. 2026-04-24
    status Pending 205-char remark

    Show marketing remark (205 chars)

    Beautiful home on Hearthstone Golf Course. Recent updates include: New AC units and furnaces, attic insulation, solar attic fans, new dishwasher, new oven, backyard landscaping installation. Welcome home!!

18. 2026-04-14
    price $285,000 205-char remark

    Show marketing remark (205 chars)

    Beautiful home on Hearthstone Golf Course. Recent updates include: New AC units and furnaces, attic insulation, solar attic fans, new dishwasher, new oven, backyard landscaping installation. Welcome home!!

19. 2026-04-07
    price $295,000 205-char remark

    Show marketing remark (205 chars)

    Beautiful home on Hearthstone Golf Course. Recent updates include: New AC units and furnaces, attic insulation, solar attic fans, new dishwasher, new oven, backyard landscaping installation. Welcome home!!

20. 2026-03-04
    listed $305,000 Active 205-char remark

    Show marketing remark (205 chars)

    Beautiful home on Hearthstone Golf Course. Recent updates include: New AC units and furnaces, attic insulation, solar attic fans, new dishwasher, new oven, backyard landscaping installation. Welcome home!!

21. 2026-02-27
    historical
22. 2026-01-23
    price $325,000
23. 2025-12-02
    price $329,000
24. 2025-11-19
    listed $335,000 Active
25. 2021-10-01
    soldstatus Sold
26. 2021-10-01
    soldstatus
27. 2021-08-30
    status Pending, Continue to Show
28. 2021-08-23
    status Active
29. 2021-08-17
    status Option Pending
30. 2021-07-28
    price $269,900
31. 2021-06-20
    price $279,900
32. 2021-06-19
    listed $269,999 Active
33. 2009-05-15
    soldstatus
34. 2009-05-06
    historical
35. 2009-03-26
    listed $136,500
36. 2009-02-06
    historical
37. 2008-11-03
    listed $145,000
38. 2007-01-25
    soldstatus
39. 2006-07-13
    historical
40. 2006-05-04
    listed $175,000
41. 1997-06-26
    soldstatus
42. 1993-05-01
    soldstatus $132,756

ⓘ 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: $7,398 · $616/mo
• Projected year-2 tax: $7,398 · $616/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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $25,173
• − Mortgage interest: −$15,404
• − Property taxes: −$7,398
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$600
• − Depreciation: −$8,000
• Taxable loss: −$11,632
• Est. tax savings @ 24.0%: +$2,792
• After-tax cash flow: $-4,000/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,767
• Household income: $91,594
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 1870.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 39% Hispanic / Latino 28% Two or more races 18% Black 16% Asian 12%
• Hispanic origin (detail): Mexican 16% Cuban 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 66% English-only · Spanish 19% Vietnamese 5% Arabic 3%

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: ▼ -0.94%
• Current HPI: 236.0249
• Rent YoY: ▲ 2.10%
• 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

+107.1% since first listed

28 events — show timeline

• 2026-05-19 Price Changed $275,000 HARMLS
• 2026-05-01 Relisted — HARMLS
• 2026-04-24 Pending — HARMLS
• 2026-04-14 Price Changed $285,000 HARMLS
• 2026-04-07 Price Changed $295,000 HARMLS
• 2026-03-04 Listed $305,000 HARMLS
• 2026-02-27 Listing Removed — HARMLS
• 2026-01-23 Price Changed $325,000 HARMLS
• 2025-12-02 Price Changed $329,000 HARMLS
• 2025-11-19 Listed $335,000 HARMLS
• 2021-10-01 Sold (Public Records) — Public Records
• 2021-10-01 Sold (MLS) — HARMLS
• 2021-08-30 Pending — HARMLS
• 2021-08-23 Relisted — HARMLS
• 2021-08-17 Pending — HARMLS
• 2021-07-28 Price Changed $269,900 HARMLS
• 2021-06-20 Price Changed $279,900 HARMLS
• 2021-06-19 Listed $269,999 HARMLS
• 2009-05-15 Sold (MLS) — HARMLS
• 2009-05-06 Listing Removed — HARMLS
• 2009-03-26 Listed $136,500 HARMLS
• 2009-02-06 Listing Removed — HARMLS
• 2008-11-03 Listed $145,000 HARMLS
• 2007-01-25 Sold (Public Records) — Public Records
• 2006-07-13 Listing Removed — HARMLS
• 2006-05-04 Listed $175,000 HARMLS
• 1997-06-26 Sold (Public Records) — Public Records
• 1993-05-01 Sold (Public Records) $132,756 Public Records

Property tax history

+3.4%/yr

Latest (2025): $7,398 · +3.8% YoY. Source: county tax records.