8227 Chadwick St · Houston, TX 77029

$260,000

2 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 27 Days on market

Built 1940 0.40 ac lot Est $249k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +5.5/15.0
• Cash flow +4.7/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

Unique property with incredible potential in a centrally located area near I-10. Ideal for investors, small business owners, or buyers seeking flexible living and workspace options. Situated in a residential/commercial/industrial area with no HOA and no restrictions. The main home features 3 bedrooms and 2 bathrooms, along with a separate accessory dwelling unit (mother-in-law quarters) offering 2 bedrooms and 2 bathrooms. A third building on the property already has electricity and sewer connections, per the owner, and could easily be finished out and converted into additional living space, office space, or a workshop. Situated on approximately 12,500 square feet, the property includes Lot

Key facts

• No restrictions
• No hoa
• 0.4 acre lot

Tags

• CENTRALLY LOCATED AREA
• NO HOA
• NO RESTRICTIONS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1940; Pillar/post/pier foundation
• Construction: Cement siding; Wood siding; Composition roof
• Exterior features: Located in a subdivision

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom on the first floor (9x10); Primary bedroom on the first floor (11x12); Bedroom on the first floor (10x10); Bedroom on the first floor (10x11); Bedroom on the first floor (9x9); Total of 5 rooms
• Bathrooms: Four full bathrooms
• Heating & cooling: Central heating; Electric heating; Window unit heating; Central air conditioning; Electric cooling; Window unit cooling
• Interior features: Seller disclosure available
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (48.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (44.2% below list).
• Recommended offer: $135k (48.2% below list) — sets the bar for cash-flow.

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: 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.
• Zoned schools: Port Houston El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 278 students, 99% FRL); Holland Middle (math 10% / reading 16%, grade F, #1,609 of 1,662 statewide, top 97%, 644 students, 98% FRL) — zoned schools average 99% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 31% district-wide (-14 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 153 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 36% 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,618 (48.2% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.56% ✗
• Cap rate: 3.32%
• Cash-on-cash: -10.60%
• DSCR: 0.53
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $248,976
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8205 Garfield St	0.47mi	3/2.0 (+1)	1,302 (-5%)	5mo	$203,900	$157	61
8606 Guinevere St	0.54mi	3/1.5 (+1)	1,238 (-10%)	2mo	$225,000	$182	51
1427 Teanaway Ln	0.40mi	3/2.0 (+1)	1,232 (-10%)	11mo	$239,750	$195	50
8519 Fillmore St	0.45mi	3/1.0 (+1)	1,278 (-7%)	22mo	$210,000	$164	41
8711 Othello St	0.71mi	3/2.0 (+1)	1,180 (-14%)	8mo	$215,000	$182	32

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: 16.1%
• Equity multiple: 2.32×
• Total profit: $96,457
• Equity at exit: $234,229

10-year hold

• IRR: 15.5%
• Equity multiple: 5.39×
• Total profit: $319,715
• Equity at exit: $505,123

Cash invested: $72,800 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$318 /mo · $3,822/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-710

Break-even live

Break-even rent $2,350

Max offer price $134,618

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2203 Pearl St Houston, TX	3.0	2.0	1298	$1,570	$1.21	14d	1	0.48mi
8534 Fillmore St Houston, TX	3.0	1.0	965	$1,600	$1.66	43d	1	0.50mi
8726 Josie St Houston, TX	3.0	1.0	950	$1,000	$1.05	43d	1	0.75mi
8735 Cowart St Houston, TX	3.0	1.0	1136	$1,000	$0.88	43d	1	0.81mi
9709 Cargill St Houston, TX	3.0	2.0	1184	$2,300	$1.94	43d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $260,000 Active 27 DOM
2. 2026-06-17
   days on market $260,000 Active 26 DOM
3. 2026-06-16
   days on market $260,000 Active 25 DOM
4. 2026-06-15
   days on market $260,000 Active 24 DOM
5. 2026-06-13
   days on market $260,000 Active 22 DOM
6. 2026-06-09
   days on market $260,000 Active 18 DOM
7. 2026-06-08
   days on market $260,000 Active 17 DOM
8. 2026-06-07
   days on market $260,000 Active 16 DOM
9. 2026-06-04
   days on market $260,000 Active 13 DOM
10. 2026-06-02
    days on market $260,000 Active 11 DOM
11. 2026-06-01
    days on market $260,000 Active 10 DOM
12. 2026-05-31
    days on market $260,000 Active 9 DOM
13. 2026-05-12
    listed $260,000 Active
14. 2019-04-16
    soldstatus
15. 2013-04-03
    soldstatus
16. 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: $3,822 · $318/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$936/yr (+$78/mo · 24.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% 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: $17,423
• − Mortgage interest: −$14,564
• − Property taxes: −$3,822
• − Insurance: −$2,098
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$7,564
• Taxable loss: −$13,412
• Est. tax savings @ 24.0%: +$3,219
• After-tax cash flow: $-5,298/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

4 events — show timeline

• 2026-05-12 Listed $260,000 HARMLS
• 2019-04-16 Sold (Public Records) — Public Records
• 2013-04-03 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+18.8%/yr

Latest (2025): $3,822 · +11.7% YoY. Source: county tax records.