814 Eastlake St · Houston, TX 77034

$209,000

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 391 Days on market

Built 1955 6,725 sqft lot $115/sqft · 16% below area Est $248k · 16% under

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Why this score? — see what drove the F 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 +14.6/15.0
• Cash flow +6.2/30.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +2.2/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION!!! This single-story home has a thoughtful layout. There is a large family room with lots of windows allowing natural light to come in. New exterior water plumbing and gas system lines, and New water heater. The roof is only a few years old, granite countertop in the kitchen, and a large backyard. This location is very convenient for shopping, dining, etc. Only 4 minutes walking distance to the elementary school and 5 minutes to the park. Minutes driving to I-45, 610 and Beltway 8.Sell AS-IT.

Key facts

• Large family room
• Large backyard
• Natural light

Tags

• LARGE FAMILY ROOM
• NATURAL LIGHT
• NEW EXTERIOR WATER PLUMBING
• NEW GAS SYSTEM LINES
• NEW WATER HEATER
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-384 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (27.8% below list).
• Recommended offer: $141k (32.4% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 3.2% 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.
• Pasadena ISD (suburban): math 29% / reading 32% proficiency, ranked #612 of 826 in TX (top 74%) — 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 (-1.4%/yr); 93 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 391 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $209k implies a 234% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $141,221 (32.4% 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 391 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.72% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.87%
• DSCR: 0.65
• GRM: 11.5

CMA / ARV

• ARV (median comp): $248,433
• List price: $209,000
• Delta: -15.87%
• 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
918 Gilpin St	0.16mi	4/2.0 (+1)	1,812 (-1%)	7mo	$229,999	$127	80
910 Eastlake St	0.09mi	4/2.0 (+1)	1,923 (+5%)	9mo	$250,000	$130	74
678 Edgebrook Dr	0.21mi	4/2.0 (+1)	1,766 (-3%)	9mo	$198,000	$112	72
623 Gilpin St	0.36mi	4/2.0 (+1)	1,878 (+3%)	3mo	$244,800	$130	70
9954 Ney St	0.29mi	3/2.0	1,666 (-9%)	7mo	$199,990	$120	66
2115 Boykin St	0.64mi	3/3.0	1,843 (+1%)	2mo	$325,000	$176	62
1127 Roper St	0.52mi	4/2.0 (+1)	1,867 (+2%)	7mo	$289,876	$155	61
2146 Minnesota St	0.55mi	4/2.0 (+1)	1,679 (-8%)	8mo	$169,000	$101	49
10526 Tolman St	0.57mi	4/1.0 (+1)	1,665 (-9%)	2mo	$205,000	$123	48
8511 Freewood St	0.52mi	3/2.0	2,060 (+13%)	8mo	$190,000	$92	47
930 Creager St	0.48mi	4/1.0 (+1)	1,590 (-13%)	0mo	$190,000	$119	47
8115 Tarbell Rd	0.66mi	4/2.0 (+1)	1,625 (-11%)	3mo	$245,900	$151	43

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.8%
• Equity multiple: -0.07×
• Total profit: $-62,621
• Equity at exit: $31,163

10-year hold

• IRR: -67.5%
• Equity multiple: -0.75×
• Total profit: $-102,660
• Equity at exit: $18,071

Cash invested: $58,520 (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 77034

• Home prices YoY: -15.1%
• Rents YoY: -1.4%
• Active inventory: 93
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$392 /mo · $4,707/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-384

Break-even live

Break-even rent $1,994

Max offer price $141,221

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10915 Gulf Fwy Houston, TX	3.0	3.0	1286	$1,400	$1.09	20d	1	0.59mi
10915 Gulf Fwy Houston, TX	3.0	3.0	1286	$1,400	$1.09	43d	1	0.59mi
3925 Arlington Square Dr Houston, TX	2.0	1.0–2.5	930	$1,190	$1.28	2d	23	0.95mi
9465 Clearwood Dr Unit 9498 Houston, TX	3.0	2.0	1232	$1,375	$1.12	43d	1	0.97mi
9465 Clearwood Dr Unit 3174 Houston, TX	3.0	2.0	1232	$1,332	$1.08	2d	1	0.97mi
3954 Arlington Square Dr Houston, TX	1.0–4.0	1.0–3.0	975	$1,366	$1.40	1d	23	1.04mi
9526 Yearling Branch Dr Houston, TX	3.0	3.0	2026	$1,955	$0.96	24d	1	1.04mi
9130 Arledge St Houston, TX	3.0	2.0	1253	$1,700	$1.36	43d	1	1.18mi
9815 Almeda-Genoa Rd Unit 510 Houston, TX	3.0	2.0	1290	$1,773	$1.37	12d	1	1.20mi
9815 Almeda-Genoa Rd Unit 9848 Houston, TX	3.0	2.0	1290	$1,781	$1.38	2d	1	1.20mi
10100 Almeda-Genoa Rd Unit 3165 Houston, TX	3.0	2.0	1230	$1,946	$1.58	2d	1	1.24mi
10100 Almeda-Genoa Rd Unit 10133 Houston, TX	3.0	2.0	1230	$1,978	$1.61	10d	1	1.24mi

Listing history 41 events

1. 2026-06-18
   days on market $209,000 Active 391 DOM
2. 2026-06-17
   days on market $209,000 Active 390 DOM
3. 2026-06-16
   days on market $209,000 Active 389 DOM
4. 2026-06-15
   days on market $209,000 Active 388 DOM
5. 2026-06-13
   days on market $209,000 Active 386 DOM
6. 2026-06-10
   days on market $209,000 Active 382 DOM
7. 2026-06-08
   days on market $209,000 Active 381 DOM
8. 2026-06-07
   days on market $209,000 Active 380 DOM
9. 2026-06-04
   days on market $209,000 Active 377 DOM
10. 2026-06-03
    days on market $209,000 Active 376 DOM
11. 2026-06-02
    days on market $209,000 Active 375 DOM
12. 2026-06-01
    days on market $209,000 Active 374 DOM
13. 2026-05-31
    days on market $209,000 Active 373 DOM
14. 2026-04-08
    price $219,000 514-char remark

    Show marketing remark (514 chars)

    PRICE REDUCTION!!! This single-story home has a thoughtful layout. There is a large family room with lots of windows allowing natural light to come in. New exterior water plumbing and gas system lines, and New water heater. The roof is only a few years old, granite countertop in the kitchen, and a large backyard. This location is very convenient for shopping, dining, etc. Only 4 minutes walking distance to the elementary school and 5 minutes to the park. Minutes driving to I-45, 610 and Beltway 8.Sell AS-IT.

15. 2026-01-14
    price $220,000 514-char remark

    Show marketing remark (514 chars)

    PRICE REDUCTION!!! This single-story home has a thoughtful layout. There is a large family room with lots of windows allowing natural light to come in. New exterior water plumbing and gas system lines, and New water heater. The roof is only a few years old, granite countertop in the kitchen, and a large backyard. This location is very convenient for shopping, dining, etc. Only 4 minutes walking distance to the elementary school and 5 minutes to the park. Minutes driving to I-45, 610 and Beltway 8.Sell AS-IT.

16. 2025-07-01
    price $222,000 514-char remark

    Show marketing remark (514 chars)

    PRICE REDUCTION!!! This single-story home has a thoughtful layout. There is a large family room with lots of windows allowing natural light to come in. New exterior water plumbing and gas system lines, and New water heater. The roof is only a few years old, granite countertop in the kitchen, and a large backyard. This location is very convenient for shopping, dining, etc. Only 4 minutes walking distance to the elementary school and 5 minutes to the park. Minutes driving to I-45, 610 and Beltway 8.Sell AS-IT.

17. 2025-05-24
    listed $224,000 Active 514-char remark

    Show marketing remark (514 chars)

    PRICE REDUCTION!!! This single-story home has a thoughtful layout. There is a large family room with lots of windows allowing natural light to come in. New exterior water plumbing and gas system lines, and New water heater. The roof is only a few years old, granite countertop in the kitchen, and a large backyard. This location is very convenient for shopping, dining, etc. Only 4 minutes walking distance to the elementary school and 5 minutes to the park. Minutes driving to I-45, 610 and Beltway 8.Sell AS-IT.

18. 2025-05-24
    historical

    Show marketing remark (514 chars)

    PRICE REDUCTION!!! This single-story home has a thoughtful layout. There is a large family room with lots of windows allowing natural light to come in. New exterior water plumbing and gas system lines, and New water heater. The roof is only a few years old, granite countertop in the kitchen, and a large backyard. This location is very convenient for shopping, dining, etc. Only 4 minutes walking distance to the elementary school and 5 minutes to the park. Minutes driving to I-45, 610 and Beltway 8.Sell AS-IT.

19. 2025-03-07
    price $226,000
20. 2025-02-13
    price $228,000
21. 2025-01-30
    price $233,000
22. 2025-01-21
    listed $238,000 Active
23. 2024-11-07
    historical
24. 2024-01-10
    price $240,000
25. 2023-11-27
    listed $250,000 Active
26. 2023-11-26
    historical
27. 2023-11-06
    price $265,000
28. 2023-09-18
    price $270,000
29. 2023-08-29
    listed $275,000 Active
30. 2019-07-19
    status Pending, Continue to Show
31. 2019-07-18
    historical
32. 2019-03-28
    price $150,000
33. 2019-03-19
    price $145,000
34. 2019-03-13
    price $148,900
35. 2019-02-17
    price $149,900
36. 2019-01-21
    listed $155,000 Active
37. 2004-12-02
    soldstatus
38. 2004-01-07
    soldstatus
39. 1998-06-11
    soldstatus
40. 1998-06-11
    soldstatus
41. 1998-06-01
    soldstatus $62,500

ⓘ 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: $4,707 · $392/mo
• Projected year-2 tax: $4,707 · $392/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,101
• − Mortgage interest: −$11,707
• − Property taxes: −$4,707
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$6,080
• Taxable loss: −$8,334
• Est. tax savings @ 24.0%: +$2,000
• After-tax cash flow: $-2,604/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: Pasadena ISD
• NCES district ID: 4834320
• Math proficiency: 29% ▼ -17.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $45,163
• Composite: 26.15/100
• National rank: #7275
• State rank: #612 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): 36,456
• Household income: $58,217
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1809.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 32% Black 11% White 11% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 51% Puerto Rican 1%
• Foreign-born: 32% · Canada, Vietnam, China
• Languages at home: 35% English-only · Spanish 60% Vietnamese 2% Other Asian/Pacific 1%

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: ▼ -48.32%
• Current HPI: 272.1697
• Rent YoY: ▼ -1.36%
• 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

+250.4% since first listed

28 events — show timeline

• 2026-04-08 Price Changed $219,000 HARMLS
• 2026-01-14 Price Changed $220,000 HARMLS
• 2025-07-01 Price Changed $222,000 HARMLS
• 2025-05-24 Listing Removed — HARMLS
• 2025-05-24 Listed $224,000 HARMLS
• 2025-03-07 Price Changed $226,000 HARMLS
• 2025-02-13 Price Changed $228,000 HARMLS
• 2025-01-30 Price Changed $233,000 HARMLS
• 2025-01-21 Listed $238,000 HARMLS
• 2024-11-07 Listing Removed — HARMLS
• 2024-01-10 Price Changed $240,000 HARMLS
• 2023-11-27 Listed $250,000 HARMLS
• 2023-11-26 Listing Removed — HARMLS
• 2023-11-06 Price Changed $265,000 HARMLS
• 2023-09-18 Price Changed $270,000 HARMLS
• 2023-08-29 Listed $275,000 HARMLS
• 2019-07-19 Pending — HARMLS
• 2019-07-18 Listing Removed — HARMLS
• 2019-03-28 Price Changed $150,000 HARMLS
• 2019-03-19 Price Changed $145,000 HARMLS
• 2019-03-13 Price Changed $148,900 HARMLS
• 2019-02-17 Price Changed $149,900 HARMLS
• 2019-01-21 Listed $155,000 HARMLS
• 2004-12-02 Sold (Public Records) — Public Records
• 2004-01-07 Sold (Public Records) — Public Records
• 1998-06-11 Sold (Public Records) — Public Records
• 1998-06-11 Sold (Public Records) — Public Records
• 1998-06-01 Sold (Public Records) $62,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,707 · +11.2% YoY. Source: county tax records.