8018 Chateau St · Houston, TX 77028

$160,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 90 Days on market

Built 1940 3,998 sqft lot $100/sqft · 35% below area Est $245k · 35% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Appreciation +7.6/10.0
• 1% rule +5.8/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Beautiful, Spacious Home with Stylish Upgrades Step through the charming red front door into a bright, spacious home featuring beautiful wood-laminate flooring throughout the main living areas. The inviting family room flows seamlessly toward the hallway, leading you into an open, modern kitchen designed for both style and functionality. The kitchen showcases: • Granite countertops • A large island with elegant hanging pendant lights • Stainless steel gas range • Window overlooking the yard, equipped with a tankless water heater. Retreat to the huge primary suite, offering generous space and a walk-in closet. The primary bath includes a relaxing soaking tub—perfect for unwinding at the end of the day. This home blends comfort, charm, and thoughtful upgrades, creating a welcoming space for everyday living and entertaining.

Key facts

• Large island
• Modern kitchen
• Granite countertops

Tags

• WOOD-LAMINATE FLOORING
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• LARGE ISLAND
• STAINLESS STEEL GAS RANGE
• WINDOW OVERLOOKING YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $5 ($57/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: 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 soft (-1.6%/yr); 353 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,735/mo this rent would consume 54% of the median local household income ($38k/yr) (locally 1177% 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 $9k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 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: property tax is 3.5% of price; built in 1940 — 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 $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 7.7

CMA / ARV

• ARV (median comp): $245,488
• List price: $160,000
• Delta: -34.82%
• 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
8008 Sunbury St	0.11mi	3/2.5	1,553 (-3%)	1mo	$266,000	$171	88
7983 Ethel St	0.10mi	3/2.5	1,649 (+3%)	2mo	$255,000	$155	87
8022 Sunbury St	0.10mi	3/2.5	1,553 (-3%)	4mo	$279,900	$180	86
7963 Miley St	0.22mi	3/2.0	1,550 (-3%)	4mo	$285,000	$184	81
6111 Haight St	0.25mi	3/2.5	1,627 (+2%)	3mo	$274,000	$168	81
5915 Haight St	0.35mi	3/2.5	1,627 (+2%)	2mo	$282,000	$173	78
5803 Haight St Unit A	0.44mi	3/2.5	1,627 (+2%)	0mo	$282,000	$173	74
5803 Haight St Unit B	0.44mi	3/2.5	1,627 (+2%)	1mo	$274,000	$168	74
7986 Angus St	0.41mi	3/2.0	1,466 (-8%)	0mo	$235,000	$160	67
8114 Jeffery St	0.22mi	3/2.5	1,784 (+12%)	4mo	$275,000	$154	66
5907 Wedgefield St	0.44mi	3/2.0	1,428 (-11%)	3mo	$229,500	$161	59
7819 Angus St	0.50mi	3/2.5	1,791 (+12%)	3mo	$284,900	$159	52

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.77×
• Total profit: $34,527
• Equity at exit: $93,061

10-year hold

• IRR: 11.8%
• Equity multiple: 3.12×
• Total profit: $94,774
• Equity at exit: $162,622

Cash invested: $44,800 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 353
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$839
• Tax from tax record: −$460 /mo · $5,522/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $5

Break-even live

Break-even rent $1,729

Max offer price $160,000

Occupancy floor 95%

Sensitivity live

Price	-10% $95	-5% $50	+0% $5	+5% $-41	+10% $-86
Rent	-10% $-132	-5% $-64	+0% $5	+5% $73	+10% $142
Rate	-1.0pp $85	-0.5pp $45	base $5	+0.5pp $-37	+1.0pp $-79

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8117 Saint Louis St Houston, TX	3.0	2.0	1090	$1,335	$1.22	22d	1	0.09mi
8119 Saint Louis St Houston, TX	3.0	2.0	1090	$1,349	$1.24	44d	1	0.10mi
8135 Chateau St Houston, TX	3.0	3.0	1610	$1,645	$1.02	11d	1	0.13mi
8158 Sunbury St Houston, TX	3.0	2.5	1300	$1,525	$1.17	25d	1	0.19mi
7966 Henson St Unit B Houston, TX	3.0	2.0	1608	$1,410	$0.88	44d	1	0.24mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	6d	1	0.28mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,665	$1.28	0d	1	0.28mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	8d	1	0.45mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	8d	1	0.47mi
7839 Sandy St Houston, TX	3.0	2.0	1300	$1,575	$1.21	0d	1	0.53mi
7956 Bonaire St Unit B Houston, TX	3.0	2.5	1498	$2,150	$1.44	44d	1	0.65mi
7956 Bonaire St Unit A Houston, TX	3.0	2.5	1498	$2,050	$1.37	0d	1	0.65mi
5415 Bacher St Unit A Houston, TX	3.0	2.5	1540	$2,350	$1.53	25d	1	0.67mi
5415 Bacher St Unit A Houston, TX	3.0	2.5	1540	$2,350	$1.53	44d	1	0.67mi
8161 Tate St Houston, TX	3.0	3.0	2184	$1,850	$0.85	44d	1	0.70mi
5426 E Houston Rd Unit A Houston, TX	3.0	2.5	1608	$1,675	$1.04	0d	1	0.88mi
7426 Miley St Houston, TX	4.0	2.0	2095	$1,650	$0.79	25d	1	0.90mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,436	$1.41	14d	8	1.07mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.14mi
8102 Crestview Dr Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	44d	1	1.16mi
8102 Crestview Dr Unit A Houston, TX	3.0	2.5	1800	$1,900	$1.06	22d	1	1.16mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	22d	1	1.22mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.24mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	25d	1	1.34mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	44d	1	1.41mi

Listing history 5 events

1. 2026-03-24
   status Active 871-char remark

   Show marketing remark (871 chars)

   Beautiful, Spacious Home with Stylish Upgrades Step through the charming red front door into a bright, spacious home featuring beautiful wood-laminate flooring throughout the main living areas. The inviting family room flows seamlessly toward the hallway, leading you into an open, modern kitchen designed for both style and functionality. The kitchen showcases: • Granite countertops • A large island with elegant hanging pendant lights • Stainless steel gas range • Window overlooking the yard, equipped with a tankless water heater. Retreat to the huge primary suite, offering generous space and a walk-in closet. The primary bath includes a relaxing soaking tub—perfect for unwinding at the end of the day. This home blends comfort, charm, and thoughtful upgrades, creating a welcoming space for everyday living and entertaining.

2. 2026-03-10
   status Pending 871-char remark

   Show marketing remark (871 chars)

   Beautiful, Spacious Home with Stylish Upgrades Step through the charming red front door into a bright, spacious home featuring beautiful wood-laminate flooring throughout the main living areas. The inviting family room flows seamlessly toward the hallway, leading you into an open, modern kitchen designed for both style and functionality. The kitchen showcases: • Granite countertops • A large island with elegant hanging pendant lights • Stainless steel gas range • Window overlooking the yard, equipped with a tankless water heater. Retreat to the huge primary suite, offering generous space and a walk-in closet. The primary bath includes a relaxing soaking tub—perfect for unwinding at the end of the day. This home blends comfort, charm, and thoughtful upgrades, creating a welcoming space for everyday living and entertaining.

3. 2026-03-03
   status Pending 871-char remark

   Show marketing remark (871 chars)

   Beautiful, Spacious Home with Stylish Upgrades Step through the charming red front door into a bright, spacious home featuring beautiful wood-laminate flooring throughout the main living areas. The inviting family room flows seamlessly toward the hallway, leading you into an open, modern kitchen designed for both style and functionality. The kitchen showcases: • Granite countertops • A large island with elegant hanging pendant lights • Stainless steel gas range • Window overlooking the yard, equipped with a tankless water heater. Retreat to the huge primary suite, offering generous space and a walk-in closet. The primary bath includes a relaxing soaking tub—perfect for unwinding at the end of the day. This home blends comfort, charm, and thoughtful upgrades, creating a welcoming space for everyday living and entertaining.

4. 2026-02-14
   listed $160,000 Active 871-char remark

   Show marketing remark (871 chars)

   Beautiful, Spacious Home with Stylish Upgrades Step through the charming red front door into a bright, spacious home featuring beautiful wood-laminate flooring throughout the main living areas. The inviting family room flows seamlessly toward the hallway, leading you into an open, modern kitchen designed for both style and functionality. The kitchen showcases: • Granite countertops • A large island with elegant hanging pendant lights • Stainless steel gas range • Window overlooking the yard, equipped with a tankless water heater. Retreat to the huge primary suite, offering generous space and a walk-in closet. The primary bath includes a relaxing soaking tub—perfect for unwinding at the end of the day. This home blends comfort, charm, and thoughtful upgrades, creating a welcoming space for everyday living and entertaining.

5. 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: $5,522 · $460/mo
• Projected year-2 tax: $5,522 · $460/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 ≥111°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: $20,819
• − Mortgage interest: −$8,962
• − Property taxes: −$5,522
• − Insurance: −$800
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$4,655
• Taxable loss: −$2,451
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $645/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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 (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

5 events — show timeline

• 2026-03-24 Relisted — HARMLS
• 2026-03-10 Pending — HARMLS
• 2026-03-03 Pending — HARMLS
• 2026-02-14 Listed $160,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+23.8%/yr

Latest (2025): $5,522 · +9.9% YoY. Source: county tax records.