8606 Prairie View Dr · Houston, TX 77088

$165,599

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 321 Days on market

Built 1950 6,982 sqft lot $186/sqft · at area comps Est $163k · at est.

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +6.9/15.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGE COVERED PORCH! Charming 3 bed 1 bath home available in a developing Northern Houston neighborhood. This property features a big covered front porch area, vinyl plank flooring throughout the main areas, carpet in the bedrooms, and a nice sized kitchen. It is the perfect property for a first-time homebuyer looking to invest in their starter home! The house does feature a couple of updates such as brand-new interior paint, newly painted front deck, carpet, and foundation and electrical repairs. Here you will be within minutes of I-45. 249, and 610 allowing for much easier commutes. You will also have an extensive list of local restaurants, parks, and grocery store chains nearby as well. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Covered porch
• Electrical repairs
• Foundation repairs

Tags

• COVERED PORCH
• VINYL PLANK FLOORING
• NEW INTERIOR PAINT
• NEWLY PAINTED FRONT DECK
• FOUNDATION REPAIRS
• ELECTRICAL REPAIRS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 4 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 ($54k/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 $5k 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 321 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask is 10977% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,727 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $163,304
• List price: $165,599
• Delta: 1.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8323 Ponnel Ln	0.48mi	2/1.0	877 (-1%)	11mo	$140,000	$160	66
1042 Saint Clair St	0.53mi	2/1.0	912 (+3%)	13mo	$128,000	$140	60
9526 Tower St	0.61mi	2/1.0	840 (-5%)	4mo	$250,000	$298	59
7933 De Priest St	0.59mi	2/1.0	858 (-3%)	17mo	$94,900	$111	53
8839 Glenhouse Dr	0.68mi	3/1.5 (+1)	935 (+5%)	1mo	$129,000	$138	52
958 Conklin St	0.27mi	3/2.0 (+1)	1,020 (+15%)	3mo	$215,000	$211	51
1028 N Victory Dr	0.58mi	3/2.0 (+1)	960 (+8%)	12mo	$200,000	$208	40
8914 De Priest St	0.48mi	3/2.0 (+1)	1,020 (+15%)	8mo	$150,000	$147	37
8811 Cottage Gate Ln	0.64mi	3/1.5 (+1)	989 (+11%)	11mo	$208,000	$210	35
1811 W Gulf Bank Rd	0.46mi	3/1.5 (+1)	1,021 (+15%)	15mo	$170,000	$167	34
901 Dewalt St	0.46mi	3/2.0 (+1)	996 (+12%)	24mo	$215,000	$216	29

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-6,873
• Equity at exit: $24,691

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $5,025
• Equity at exit: $14,318

Cash invested: $46,368 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$868
• Tax from tax record: −$205 /mo · $2,458/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $403

Break-even live

Break-even rent $1,446

Max offer price $165,599

Occupancy floor 74%

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: $41,400
• Closing costs: $4,968
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
929 Marjorie St Unit 1060806P Houston, TX	3.0	2.0	1076	$3,091	$2.87	7d	1	0.42mi
1464 Ferguson Way Houston, TX	2.0	3.0	850	$1,850	$2.18	43d	1	0.44mi
1010 Junell St Unit A Houston, TX	3.0	2.0	1040	$1,550	$1.49	24d	1	0.46mi
1825 W Little York Rd Houston, TX	2.0	1.0	787	$880	$1.12	43d	1	1.36mi

Listing history 27 events

1. 2026-06-18
   days on market $165,599 Active 321 DOM
2. 2026-06-17
   days on market $165,599 Active 320 DOM
3. 2026-06-16
   days on market $165,599 Active 319 DOM
4. 2026-06-15
   days on market $165,599 Active 318 DOM
5. 2026-06-13
   days on market $165,599 Active 316 DOM
6. 2026-06-10
   days on market $165,599 Active 312 DOM
7. 2026-06-08
   days on market $165,599 Active 311 DOM
8. 2026-06-07
   days on market $165,599 Active 310 DOM
9. 2026-06-04
   days on market $165,599 Active 307 DOM
10. 2026-06-01
    days on market $165,599 Active 304 DOM
11. 2026-05-31
    days on market $165,599 Active 303 DOM
12. 2026-03-20
    listed $1,495
13. 2026-02-19
    price $165,599 923-char remark

    Show marketing remark (923 chars)

    LARGE COVERED PORCH! Charming 3 bed 1 bath home available in a developing Northern Houston neighborhood. This property features a big covered front porch area, vinyl plank flooring throughout the main areas, carpet in the bedrooms, and a nice sized kitchen. It is the perfect property for a first-time homebuyer looking to invest in their starter home! The house does feature a couple of updates such as brand-new interior paint, newly painted front deck, carpet, and foundation and electrical repairs. Here you will be within minutes of I-45. 249, and 610 allowing for much easier commutes. You will also have an extensive list of local restaurants, parks, and grocery store chains nearby as well. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

14. 2026-02-15
    historical $1,495
15. 2025-08-02
    listed $1,495
16. 2025-08-01
    listed $169,599 Active 923-char remark

    Show marketing remark (923 chars)

    LARGE COVERED PORCH! Charming 3 bed 1 bath home available in a developing Northern Houston neighborhood. This property features a big covered front porch area, vinyl plank flooring throughout the main areas, carpet in the bedrooms, and a nice sized kitchen. It is the perfect property for a first-time homebuyer looking to invest in their starter home! The house does feature a couple of updates such as brand-new interior paint, newly painted front deck, carpet, and foundation and electrical repairs. Here you will be within minutes of I-45. 249, and 610 allowing for much easier commutes. You will also have an extensive list of local restaurants, parks, and grocery store chains nearby as well. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2023-03-01
    historical
18. 2022-04-06
    listed $159,999 Active
19. 2018-06-20
    soldstatus
20. 2018-01-02
    soldstatus
21. 2016-06-19
    historical
22. 2016-05-27
    historical
23. 2016-02-18
    price $35,000
24. 2016-02-09
    price $40,000
25. 2016-02-02
    listed $45,000 Active
26. 2016-01-18
    listed $75,000 Active
27. 2001-07-21
    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: $2,458 · $205/mo
• Projected year-2 tax: $3,030 · $253/mo
• Expected delta: +$572/yr (+$48/mo · 23.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,472
• − Mortgage interest: −$9,276
• − Property taxes: −$2,458
• − Insurance: −$828
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$4,817
• Taxable income: $2,337
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $4,275/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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

-98.0% since first listed

16 events — show timeline

• 2026-03-20 Listed for Rent $1,495 HARMLS
• 2026-02-19 Price Changed $165,599 HARMLS
• 2026-02-15 Rental Removed $1,495 HARMLS
• 2025-08-02 Listed for Rent $1,495 HARMLS
• 2025-08-01 Listed $169,599 HARMLS
• 2023-03-01 Listing Removed — HARMLS
• 2022-04-06 Listed $159,999 HARMLS
• 2018-06-20 Sold (Public Records) — Public Records
• 2018-01-02 Sold (Public Records) — Public Records
• 2016-06-19 Listing Removed — HARMLS
• 2016-05-27 Listing Removed — HARMLS
• 2016-02-18 Price Changed $35,000 HARMLS
• 2016-02-09 Price Changed $40,000 HARMLS
• 2016-02-02 Listed $45,000 HARMLS
• 2016-01-18 Listed $75,000 HARMLS
• 2001-07-21 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,458 · +1.5% YoY. Source: county tax records.