8320 Wild Rose St Unit 4B · Houston, TX 77083

$89,900

2 bd · 2.5 ba · 1,198 sqft · Townhouse public records · 119 Days on market

Built 1984 1,680 sqft lot $75/sqft · 43% below area Est $156k · 43% under $320/mo HOA · 24% of rent

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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 +12.1/30.0
• 1% rule +9.8/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 8320 Wild Rose St #4B. Its a 2 story townhouse. Ground floor is tiled throughout. Spacious living area with a wood burning fireplace. Kitchen features laminate countertops, white appliances and cabinet space. Off the kitchen is a dining/breakfast area. A top the stairwell you will find a bedroom with ceiling fan and access to the bath. This bedroom has a utility closet with a stackable washer/dryer which will convey with the unit. Primary bedroom which host a large walk in closet with shelving. Great location and quick access to both Hwy 6 & the Westpark Tollway. Property is being sold as-is. Schedule your showing now!

Key facts

• Utility closet
• Laminate countertops
• Large walk in closet

Tags

• WOOD BURNING FIREPLACE
• LAMINATE COUNTERTOPS
• UTILITY CLOSET
• STACKABLE WASHER DRYER
• LARGE WALK IN CLOSET
• QUICK ACCESS TO HWY 6

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $-20 ($-239/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (3.9% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 262 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 119 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% 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 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.48% ✓
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 5.6

CMA / ARV

• ARV (median comp): $156,460
• List price: $89,900
• Delta: -42.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8320 Wild Rose St Unit 2B	0.00mi	2/1.5	1,043 (-13%)	12mo	$125,000	$120	64

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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-17,006
• Equity at exit: $13,404

10-year hold

• IRR: -16.1%
• Equity multiple: 0.16×
• Total profit: $-21,130
• Equity at exit: $7,773

Cash invested: $25,172 (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 77083

• Home prices YoY: -19.3%
• Rents YoY: 1.9%
• Active inventory: 262
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$471
• Tax from tax record: −$241 /mo · $2,892/yr
• Insurance: −$37
• HOA: −$320
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-20

Break-even live

Break-even rent $1,354

Max offer price $86,388

Occupancy floor 96%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13150 Bissonnet St Unit 2162 Houston, TX	2.0	2.0	850	$1,089	$1.28	5d	1	0.88mi
13150 Bissonnet St Unit 13171 Houston, TX	1.0	1.0	750	$869	$1.16	12d	1	0.88mi
13150 Bissonnet St Unit 422 Houston, TX	2.0	2.0	850	$1,089	$1.28	7d	1	0.88mi
13150 Bissonnet St Unit 1162 Houston, TX	1.0	1.0	750	$834	$1.11	7d	1	0.88mi
13150 Bissonnet St Unit 13207 Houston, TX	2.0	2.0	850	$1,081	$1.27	3d	1	0.88mi
13150 Bissonnet St Unit 13224 Houston, TX	1.0	1.0	750	$831	$1.11	3d	1	0.88mi
13150 Bissonnet St Unit 13201 Houston, TX	1.0	1.0	750	$864	$1.15	43d	1	0.88mi
13156 Bissonnet St Houston, TX	2.0	2.0	950	$1,149	$1.21	43d	1	0.90mi
13150 Bissonnet St Houston, TX	1.0	1.0	750	$823	$1.10	12d	1	0.92mi
13150 Bissonnet St Unit 2047 Houston, TX	2.0	2.0	850	$1,124	$1.32	11d	1	0.95mi
14501 Empanada Dr Houston, TX	1.0–3.0	1.0–2.0	944	$1,174	$1.24	2d	73	0.99mi
7119 Brendam Ln Houston, TX	2.0	1.5	1231	$1,400	$1.14	4d	1	1.05mi
13009 Greenway Chase Ct Houston, TX	2.0	3.0	1422	$1,350	$0.95	43d	1	1.05mi
13009 Greenway Chase Ct #3009 Houston, TX	2.0	2.5	1422	$1,350	$0.95	43d	1	1.05mi
13004 Greenway Chase Ct Houston, TX	2.0	2.0	1332	$1,500	$1.13	43d	1	1.08mi
13034 Leader St Houston, TX	2.0	2.0	1241	$1,400	$1.13	24d	1	1.08mi
9402 Synott Rd Unit 9429 Houston, TX	2.0	2.0	825	$1,092	$1.32	3d	1	1.09mi
9402 Synott Rd Unit 421 Houston, TX	2.0	2.0	825	$1,100	$1.33	7d	1	1.09mi
6628 Synott Rd Houston, TX	2.0	2.0	889	$1,260	$1.42	22d	1	1.09mi
14409 Pavilion Pt Houston, TX	2.0	2.0	1040	$1,099	$1.06	24d	1	1.11mi
14409 Pavilion Pt Houston, TX	1.0	1.0	827	$879	$1.06	43d	1	1.11mi
14409 Pavilion Pt Houston, TX	1.0	1.0	827	$879	$1.06	12d	1	1.11mi
14507 Empanada Dr Unit 2206 Houston, TX	2.0	2.0	977	$1,010	$1.03	19d	1	1.16mi
14507 Empanada Dr Unit 2206 Houston, TX	2.0	2.0	977	$1,010	$1.03	22d	1	1.16mi
14507 Empanada Dr Unit 2206 Houston, TX	3.0	2.0	1295	$1,235	$0.95	43d	1	1.16mi
6843 Greenway Chase St Houston, TX	3.0	3.0	1422	$2,200	$1.55	43d	1	1.17mi
6634 Synott Rd Houston, TX	2.0	2.0	889	$1,073	$1.21	43d	1	1.18mi
6975 Westbranch Dr Houston, TX	3.0	2.0	1287	$1,425	$1.11	43d	1	1.24mi
12710 Leader St Houston, TX	2.0	2.0	1107	$1,200	$1.08	43d	1	1.33mi
12701 Leader St Houston, TX	2.0	1.0	1000	$1,475	$1.48	12d	1	1.37mi
14405 Rio Bonito Rd Houston, TX	1.0–2.0	1.0–2.0	823	$1,402	$1.70	2d	13	1.37mi
11-18 Rio Bonito Rd Houston, TX	2.0	1.0	930	$1,162	$1.25	24d	1	1.39mi
11-18 Rio Bonito Rd Houston, TX	3.0	2.0	1053	$1,316	$1.25	43d	1	1.39mi
11-18 Rio Bonito Rd Houston, TX	3.0	2.0	1053	$1,316	$1.25	22d	1	1.39mi
12510 Newbrook Dr #223 Houston, TX	2.0	1.5	1131	$1,585	$1.40	43d	1	1.45mi
14100 Rio Bonito Rd Houston, TX	2.0–4.0	1.0–2.5	1084	$1,305	$1.20	2d	11	1.48mi

HOA detail

• Monthly dues: $320 · $3,840/yr

Listing history 21 events

1. 2026-06-18
   days on market $89,900 Active 119 DOM
2. 2026-06-17
   days on market $89,900 Active 118 DOM
3. 2026-06-16
   pricedays on market $89,900 Active 117 DOM
4. 2026-06-15
   days on market $94,500 Active 116 DOM
5. 2026-06-13
   days on market $94,500 Active 114 DOM
6. 2026-06-09
   days on market $94,500 Active 110 DOM
7. 2026-06-08
   days on market $94,500 Active 109 DOM
8. 2026-06-07
   days on market $94,500 Active 108 DOM
9. 2026-06-04
   days on market $94,500 Active 105 DOM
10. 2026-06-03
    days on market $94,500 Active 104 DOM
11. 2026-06-02
    days on market $94,500 Active 103 DOM
12. 2026-06-01
    days on market $94,500 Active 102 DOM
13. 2026-05-31
    days on market $94,500 Active 101 DOM
14. 2026-03-11
    price $94,500 646-char remark

    Show marketing remark (646 chars)

    Welcome home to 8320 Wild Rose St #4B. Its a 2 story townhouse. Ground floor is tiled throughout. Spacious living area with a wood burning fireplace. Kitchen features laminate countertops, white appliances and cabinet space. Off the kitchen is a dining/breakfast area. A top the stairwell you will find a bedroom with ceiling fan and access to the bath. This bedroom has a utility closet with a stackable washer/dryer which will convey with the unit. Primary bedroom which host a large walk in closet with shelving. Great location and quick access to both Hwy 6 & the Westpark Tollway. Property is being sold as-is. Schedule your showing now!

15. 2026-02-19
    listed $99,500 Active 646-char remark

    Show marketing remark (646 chars)

    Welcome home to 8320 Wild Rose St #4B. Its a 2 story townhouse. Ground floor is tiled throughout. Spacious living area with a wood burning fireplace. Kitchen features laminate countertops, white appliances and cabinet space. Off the kitchen is a dining/breakfast area. A top the stairwell you will find a bedroom with ceiling fan and access to the bath. This bedroom has a utility closet with a stackable washer/dryer which will convey with the unit. Primary bedroom which host a large walk in closet with shelving. Great location and quick access to both Hwy 6 & the Westpark Tollway. Property is being sold as-is. Schedule your showing now!

16. 2006-04-06
    soldstatus
17. 2005-09-12
    historical
18. 2005-09-04
    listed $61,000
19. 2005-08-08
    historical
20. 2005-02-08
    listed $61,900
21. 1993-08-19
    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: $2,892 · $241/mo
• Projected year-2 tax: $2,892 · $241/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 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,950
• − Mortgage interest: −$5,036
• − Property taxes: −$2,892
• − Insurance: −$450
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − HOA: −$3,840
• − Depreciation: −$2,615
• Taxable loss: −$1,435
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $106/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 73,230
• Household income: $64,418
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 2410.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 35% Black 30% Asian 23% Two or more races 14% White 8%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1% Cuban 1%
• Foreign-born: 47% · Canada, Vietnam, China
• Languages at home: 38% English-only · Spanish 29% Vietnamese 11% Other Indo-European 6%

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: ▼ -65.00%
• Current HPI: 271.2157
• Rent YoY: ▲ 1.89%
• 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

+52.7% since first listed

8 events — show timeline

• 2026-03-11 Price Changed $94,500 HARMLS
• 2026-02-19 Listed $99,500 HARMLS
• 2006-04-06 Sold (Public Records) — Public Records
• 2005-09-12 Listing Removed — HARMLS
• 2005-09-04 Listed $61,000 HARMLS
• 2005-08-08 Listing Removed — HARMLS
• 2005-02-08 Listed $61,900 HARMLS
• 1993-08-19 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,892 · +4.0% YoY. Source: county tax records.