9901 Wiloak St · Houston, TX 77078

$125,000

3 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 29 Days on market

Built 1930 0.42 ac lot $75/sqft · 44% below area Est $225k · 44% under

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Why this score? — see what drove the A- 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +6.2/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor special with endless potential! Prime opportunity in a growing area—this one-story 2-bedroom, 2-bath home sits on nearly half an acre and is ready for renovation, new build, or subdivide and build several. The property features a covered front porch, spacious family room open to a formal dining area, and a kitchen with a breakfast area. A generously sized utility room adds functionality, while a large shed offers additional storage or workspace. Enjoy country-style living with a screened-in back porch—perfect for relaxing or entertaining. This property needs work and is priced accordingly, making it ideal for investors or buyers ready to bring their vision to life. Whether you’re looking to renovate, flip, hold, or build, this is a great opportunity to create value. Conveniently located near Tidwell Rd, Highway 59, and the Eastex Freeway, with quick access to schools, shopping, and downtown Houston. Bring your vision—this could be your next investment!

Key facts

• Covered front porch
• Formal dining area
• Large shed

Tags

• COVERED FRONT PORCH
• SPACIOUS FAMILY ROOM
• FORMAL DINING AREA
• KITCHEN WITH BREAKFAST AREA
• GENEROUSLY SIZED UTILITY ROOM
• LARGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,714/mo this rent would consume 53% of the median local household income ($39k/yr) (locally 780% 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 $4k of equity ($864 loan paydown + $3k appreciation (2.5% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.24%
• DSCR: 1.68
• GRM: 6.1

CMA / ARV

• ARV (median comp): $224,513
• List price: $125,000
• Delta: -44.32%
• 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
9901 Wiloak St	0.00mi	2/2.0 (-1)	1,656 (0%)	1mo	$125,000	$75	94
9606 Jenny Park Pl	0.53mi	3/2.5	1,609 (-3%)	1mo	$254,000	$158	68
8124 Burnt Orchid Dr	0.57mi	3/2.0	1,571 (-5%)	1mo	$279,900	$178	64
8207 Burnt Orchid Dr	0.58mi	3/2.0	1,571 (-5%)	1mo	$279,900	$178	64
8127 Vanilla Orchid Dr	0.61mi	4/2.5 (+1)	1,745 (+5%)	1mo	$284,990	$163	55
8105 Burnt Orchid Dr	0.62mi	4/2.5 (+1)	1,745 (+5%)	1mo	$284,990	$163	55
7907 Elowen Grove Dr	0.63mi	3/2.5	1,826 (+10%)	1mo	$295,540	$162	51
10319 Vinca Minor Ln	0.66mi	3/2.5	1,826 (+10%)	0mo	$296,290	$162	50
7918 Cassie Pine Dr	0.56mi	3/2.0	1,412 (-15%)	0mo	$278,290	$197	49
10331 Vinca Minor Ln	0.69mi	3/2.5	1,826 (+10%)	1mo	$296,040	$162	48
8202 Burnt Orchid Dr	0.57mi	3/2.5	1,881 (+14%)	1mo	$297,900	$158	48
7904 Cassie Pine Dr	0.61mi	3/2.0	1,412 (-15%)	0mo	$281,040	$199	47

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

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.15×
• Total profit: $40,119
• Equity at exit: $52,699

10-year hold

• IRR: 22.3%
• Equity multiple: 4.07×
• Total profit: $107,432
• Equity at exit: $78,589

Cash invested: $35,000 (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 77078

• Home prices YoY: 0.8%
• Active inventory: 131
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$656
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $444

Break-even live

Break-even rent $1,152

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $515	-5% $480	+0% $444	+5% $409	+10% $374
Rent	-10% $309	-5% $377	+0% $444	+5% $512	+10% $580
Rate	-1.0pp $507	-0.5pp $476	base $444	+0.5pp $412	+1.0pp $379

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8213 Bigwood St Unit A Houston, TX	3.0	2.5	1150	$1,595	$1.39	44d	1	0.11mi
8314 Madera Rd Unit B Houston, TX	3.0	2.5	1608	$1,495	$0.93	25d	1	0.15mi
8214 Parker Rd Unit B Houston, TX	3.0	2.0	1608	$1,560	$0.97	8d	1	0.16mi
8102 Rhobell St Unit A Houston, TX	4.0	3.5	1567	$1,750	$1.12	44d	1	0.18mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	25d	1	0.23mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	16d	1	0.24mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	16d	1	0.24mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	8d	1	0.36mi
9702 Hillis St Houston, TX	3.0	2.0	1612	$1,550	$0.96	44d	1	0.55mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	25d	1	0.71mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	2d	5	0.74mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	44d	1	0.78mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	8d	1	0.80mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,865	$2.58	0d	1	0.80mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	44d	1	0.88mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	8d	1	0.95mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	25d	1	1.00mi
8711 Southwark St Unit A Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.03mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	25d	1	1.09mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	0d	1	1.09mi
7426 Bigwood St Houston, TX	4.0	2.0	1997	$1,850	$0.93	15d	1	1.12mi
8203 Woodlyn Rd Unit C Houston, TX	3.0	2.5	1650	$1,650	$1.00	8d	1	1.13mi
8623 Homewood Unit A Houston, TX	3.0	2.5	1150	$1,850	$1.61	44d	1	1.20mi
8623 Homewood Ln Unit B Houston, TX	3.0	2.5	1150	$1,850	$1.61	19d	1	1.20mi
8625 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	44d	1	1.20mi
8627 Homewood Ln Unit B Houston, TX	3.0	2.5	1500	$1,850	$1.23	44d	1	1.20mi
8631 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	44d	1	1.21mi
8631 Homewood Ln Unit A Houston, TX	3.0	2.5	1500	$1,850	$1.23	44d	1	1.21mi
9526 Balsam Ln Houston, TX	3.0	1.5	1533	$1,475	$0.96	6d	1	1.22mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	17d	1	1.25mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	44d	1	1.25mi
9218 Nyssa St Unit B Houston, TX	3.0	2.5	1608	$1,475	$0.92	0d	1	1.25mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	25d	1	1.30mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	19d	1	1.31mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	44d	1	1.32mi
7805 Woodlyn Rd Houston, TX	4.0	2.0	1946	$1,800	$0.92	0d	1	1.32mi
8602 Wilkins Oaks Dr Houston, TX	3.0	2.0	1307	$1,775	$1.36	44d	1	1.36mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.40mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	15d	1	1.42mi
8638 Doris Oaks Cir Houston, TX	3.0	3.0	1777	$1,975	$1.11	44d	1	1.43mi

Listing history 5 events

1. 2026-05-16
   status Pending 1005-char remark

   Show marketing remark (1005 chars)

   Investor special with endless potential! Prime opportunity in a growing area—this one-story 2-bedroom, 2-bath home sits on nearly half an acre and is ready for renovation, new build, or subdivide and build several. The property features a covered front porch, spacious family room open to a formal dining area, and a kitchen with a breakfast area. A generously sized utility room adds functionality, while a large shed offers additional storage or workspace. Enjoy country-style living with a screened-in back porch—perfect for relaxing or entertaining. This property needs work and is priced accordingly, making it ideal for investors or buyers ready to bring their vision to life. Whether you’re looking to renovate, flip, hold, or build, this is a great opportunity to create value. Conveniently located near Tidwell Rd, Highway 59, and the Eastex Freeway, with quick access to schools, shopping, and downtown Houston. Bring your vision—this could be your next investment!

2. 2026-05-07
   status Pending 1005-char remark

   Show marketing remark (1005 chars)

   Investor special with endless potential! Prime opportunity in a growing area—this one-story 2-bedroom, 2-bath home sits on nearly half an acre and is ready for renovation, new build, or subdivide and build several. The property features a covered front porch, spacious family room open to a formal dining area, and a kitchen with a breakfast area. A generously sized utility room adds functionality, while a large shed offers additional storage or workspace. Enjoy country-style living with a screened-in back porch—perfect for relaxing or entertaining. This property needs work and is priced accordingly, making it ideal for investors or buyers ready to bring their vision to life. Whether you’re looking to renovate, flip, hold, or build, this is a great opportunity to create value. Conveniently located near Tidwell Rd, Highway 59, and the Eastex Freeway, with quick access to schools, shopping, and downtown Houston. Bring your vision—this could be your next investment!

3. 2026-04-16
   listed $125,000 Active 1005-char remark

   Show marketing remark (1005 chars)

   Investor special with endless potential! Prime opportunity in a growing area—this one-story 2-bedroom, 2-bath home sits on nearly half an acre and is ready for renovation, new build, or subdivide and build several. The property features a covered front porch, spacious family room open to a formal dining area, and a kitchen with a breakfast area. A generously sized utility room adds functionality, while a large shed offers additional storage or workspace. Enjoy country-style living with a screened-in back porch—perfect for relaxing or entertaining. This property needs work and is priced accordingly, making it ideal for investors or buyers ready to bring their vision to life. Whether you’re looking to renovate, flip, hold, or build, this is a great opportunity to create value. Conveniently located near Tidwell Rd, Highway 59, and the Eastex Freeway, with quick access to schools, shopping, and downtown Houston. Bring your vision—this could be your next investment!

4. 2003-12-03
   soldstatus
5. 2000-03-06
   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: $2,429 · $202/mo
• Projected year-2 tax: $2,429 · $202/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) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,572
• − Mortgage interest: −$7,002
• − Property taxes: −$2,429
• − Insurance: −$625
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$3,636
• Taxable income: $3,589
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $4,471/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): 14,247
• Household income: $39,093
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 780.0

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

• Race & ethnicity: Black 49% Hispanic / Latino 46% Two or more races 15% White 5%
• Hispanic origin (detail): Mexican 36% Cuban 1%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 24% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 2.50%
• Current HPI: 307.0842
• 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

5 events — show timeline

• 2026-05-16 Pending — HARMLS
• 2026-05-07 Pending — HARMLS
• 2026-04-16 Listed $125,000 HARMLS
• 2003-12-03 Sold (Public Records) — Public Records
• 2000-03-06 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,429 · +11.7% YoY. Source: county tax records.