2100 Wilcrest Dr · Houston, TX 77042

$85,000

1 bd · 1.0 ba · 1,200 sqft · SingleFamily · 37 Days on market

Built 1978 Fair condition ↓ 12% since listing

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW AC/HEAT SYSTEM, FRESH PAINT, NEW ELECTRICAL FUSE BOX, NEW TOILET/WATER SYSTEM INSTALL NICE WESTCHASE AREA, EASY ACCES TO HIGHWAYS 1 BEDROOMS 1 BATHS ON 2N FLOOR. LARGE LIVING AND DINING . RECENT FLOORING IN BEDROOMS/STAIRS . NO CARPET, WASHER AND DRYER CONNECTIONS. SWIMMING POOL. . GATED COMMUNITY . SECURITY ON SITE . ASSIGNED COVER PARKING .

Key facts

• Gated community
• New ac/heat system
• Swimming pool

Tags

• NEW AC/HEAT SYSTEM
• NEW ELECTRICAL FUSE BOX
• NEW TOILET/WATER SYSTEM
• SWIMMING POOL
• GATED COMMUNITY
• SECURITY ON SITE

Property features AI

Exterior

• Home design: Built in 1978
• Construction: Living area approximately 1200
• Exterior features: Located in the Briar Forest subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• 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 (-2.3%/yr); 243 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 37 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask is 7291% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.27% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $279,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10739 Boardwalk St	0.35mi	2/1.5 (+1)	1,200 (0%)	13mo	$279,000	$233	66
1908 Trixie Ln	0.17mi	2/2.0 (+1)	1,334 (+11%)	22mo	$269,000	$202	46

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-214
• Equity at exit: $12,674

10-year hold

• IRR: 6.0%
• Equity multiple: 1.39×
• Total profit: $9,197
• Equity at exit: $7,349

Cash invested: $23,800 (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 77042

• Rents YoY: -2.3%
• Active inventory: 243
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,075 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $262

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 71%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 Wilcrest Dr Houston, TX	2.0	1.5–2.0	925	$1,025	$1.11	43d	3	0.08mi
11201 Olympia Dr Houston, TX	2.0	2.0	1040	$1,109	$1.07	43d	1	0.09mi
2300 Wilcrest Dr Houston, TX	1.0–2.0	1.0–2.0	714	$809	$1.13	8d	12	0.22mi
2300 Wilcrest Dr Houston, TX	2.0	1.0–2.0	732	$1,004	$1.37	43d	1	0.22mi
2306 Wilcrest Dr Houston, TX	2.0	2.0	950	$1,095	$1.15	43d	1	0.30mi
2306 Wilcrest Dr Houston, TX	2.0	2.0	950	$1,095	$1.15	14d	1	0.30mi
10950 Briar Forest Dr Houston, TX	1.0–4.0	1.0–2.0	1019	$650	$0.64	8d	1	0.31mi
10956 Briar Forest Dr Houston, TX	2.0	1.0	951	$975	$1.03	24d	1	0.31mi
2301 Hayes Rd Houston, TX	1.0	1.0	730	$910	$1.25	14d	1	0.31mi
2301 Hayes Rd Unit 2322 Houston, TX	1.0	1.0	730	$915	$1.25	14d	1	0.31mi
10950 Briar Forest Dr Unit 2047 Houston, TX	2.0	2.0	951	$932	$0.98	3d	1	0.33mi
10925 Briar Forest Dr Houston, TX	1.0–3.0	1.0–2.0	917	$799	$0.87	1d	16	0.33mi
10950 Briar Forest Dr Unit 2162 Houston, TX	2.0	2.0	951	$940	$0.99	8d	1	0.38mi
1307 Wilcrest Dr Unit 2174 Houston, TX	2.0	2.0	924	$1,123	$1.22	11d	1	0.40mi
1307 Wilcrest Dr Unit 1364 Houston, TX	2.0	2.0	924	$1,134	$1.23	12d	1	0.40mi
1307 Wilcrest Dr Unit 3305 Houston, TX	2.0	2.0	924	$1,129	$1.22	24d	1	0.40mi
1307 Wilcrest Dr Unit 2165 Houston, TX	2.0	2.0	924	$1,091	$1.18	3d	1	0.41mi
1251 Wilcrest Dr Unit F Houston, TX	2.0	2.0	1240	$1,125	$0.91	24d	1	0.48mi
1251 Wilcrest Dr Unit G Houston, TX	2.0	2.0	1360	$1,200	$0.88	24d	1	0.48mi
1251 Wilcrest Dr Unit 424 Houston, TX	2.0	2.0	1240	$1,215	$0.98	8d	1	0.48mi
1251 Wilcrest Dr Unit 1308 Houston, TX	2.0	2.0	1240	$1,207	$0.97	3d	1	0.48mi
10698 Briar Forest Dr Houston, TX	2.0	2.0	1224	$1,300	$1.06	19d	1	0.51mi
1201 Wilcrest Dr Houston, TX	1.0–4.0	1.0–2.0	1209	$1,169	$0.97	4d	21	0.59mi
11661 Briar Forest Dr Unit 8 Houston, TX	2.0	2.0	813	$930	$1.14	24d	1	0.67mi
2500 Woodland Park Dr Houston, TX	1.0–3.0	1.0–2.0	1054	$979	$0.93	1d	35	0.69mi
2828 Hayes Rd Unit 2885 Houston, TX	2.0	2.0	1004	$1,214	$1.21	43d	1	0.71mi
111609 Village Place Dr Houston, TX	2.0	3.0	1444	$1,698	$1.18	43d	1	0.73mi
2601 Woodland Park Dr Houston, TX	1.0–2.0	1.0–2.0	911	$1,151	$1.26	1d	20	0.75mi
11710 Briar Forest Dr Houston, TX	1.0–2.0	1.0–2.0	668	$699	$1.05	3d	11	0.78mi
10940 Meadowglen Ln Houston, TX	2.0	2.0	1081	$1,315	$1.22	43d	1	0.78mi
11655 Briar Forest Dr Unit 422 Houston, TX	2.0	2.0	813	$789	$0.97	8d	1	0.78mi
11655 Briar Forest Dr Unit 423 Houston, TX	2.0	2.0	813	$813	$1.00	11d	1	0.78mi
11655 Briar Forest Dr Unit 2187 Houston, TX	2.0	2.0	813	$781	$0.96	3d	1	0.78mi
2828 Hayes Rd Houston, TX	1.0	1.0	770	$1,165	$1.51	44d	1	0.79mi
2828 Hayes Rd Houston, TX	1.0–2.0	1.0–2.0	1064	$969	$0.91	7d	24	0.79mi
2607 Woodland Park Dr Houston, TX	2.0	2.0	1099	$1,497	$1.36	24d	1	0.81mi
2800 Wilcrest Dr Houston, TX	1.0	1.0	723	$1,045	$1.45	24d	1	0.82mi
10500 Valley Forge Dr Houston, TX	3.0	1.0–2.0	1109	$1,032	$0.93	2d	15	0.83mi
2777 Woodland Park Dr Unit 2834 Houston, TX	2.0	2.0	1038	$1,605	$1.55	13d	1	0.83mi
2777 Woodland Park Dr Unit 2800 Houston, TX	2.0	2.0	1038	$1,594	$1.54	3d	1	0.83mi

Listing history 26 events

1. 2026-06-18
   days on market $85,000 Active 37 DOM
2. 2026-06-17
   days on market $85,000 Active 36 DOM
3. 2026-06-16
   days on market $85,000 Active 35 DOM
4. 2026-06-15
   days on market $85,000 Active 34 DOM
5. 2026-06-13
   days on market $85,000 Active 32 DOM
6. 2026-06-10
   days on market $85,000 Active 28 DOM
7. 2026-06-08
   days on market $85,000 Active 27 DOM
8. 2026-06-07
   days on market $85,000 Active 26 DOM
9. 2026-06-04
   days on market $85,000 Active 23 DOM
10. 2026-06-01
    days on market $85,000 Active 20 DOM
11. 2026-05-31
    days on market $85,000 Active 19 DOM
12. 2026-05-13
    listed $85,000 Active 348-char remark
13. 2026-04-04
    price $1,150
14. 2026-03-19
    listed $1,190
15. 2026-03-09
    historical $1,190
16. 2026-02-13
    listed $1,190
17. 2025-12-17
    historical $1,200
18. 2025-10-30
    price $1,200
19. 2025-10-09
    listed $1,250
20. 2025-10-03
    historical $1,250
21. 2025-10-01
    price $1,250
22. 2025-09-08
    listed $1,300
23. 2025-09-03
    historical $1,300
24. 2025-08-25
    listed $1,300
25. 2025-06-29
    historical $690
26. 2025-05-13
    listed $690

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $12,904
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,473
• Taxable income: $1,906
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,688/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

The home presents a fair condition with cosmetic updates needed, particularly in painting and landscaping. Fresh paint and landscaping improvements can significantly enhance its value.

Repairs flagged

• Minor Painting — Interior and exterior walls and ceilings appear dull and could benefit from a fresh coat of paint.

Value-add opportunities

• Both Painting interior and exterior — Fresh paint can improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value.
• Both Landscaping improvements — Aesthetic landscaping can significantly boost the home's curb appeal and attract more potential buyers or renters.
• Both HVAC system maintenance — A clean and functioning HVAC system is crucial for comfort and can positively impact both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · Interior and exterior walls and ceilings appear dull and could benefit from a fresh coat of paint.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting interior and exterior — Fresh paint can improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both Landscaping improvements — Aesthetic landscaping can significantly boost the home's curb appeal and attract more potential buyers or renters. ↑
• Both HVAC system maintenance — A clean and functioning HVAC system is crucial for comfort and can positively impact both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 38,721
• Household income: $59,097
• Rent vs Own: 73.7% rent · 26.3% own
• Severe rent burden: 3994.0

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 36% White 31% Black 24% Two or more races 18% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 14% Cuban 4%
• Common ancestry: Romanian 1% Serbian 1% Italian 1%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 55% English-only · Spanish 31% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -234.36%
• Current HPI: 215.9671
• Rent YoY: ▼ -2.30%
• 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

-11.5% since first listed

17 events — show timeline

• 2026-06-09 Listed for Rent $1,150 APPFOLIO
• 2026-06-03 Rental Removed $1,150 APPFOLIO
• 2026-05-13 Listed $85,000 FSBO.com
• 2026-04-04 Price Changed $1,150 APPFOLIO
• 2026-03-19 Listed for Rent $1,190 APPFOLIO
• 2026-03-09 Rental Removed $1,190 APPFOLIO
• 2026-02-13 Listed for Rent $1,190 APPFOLIO
• 2025-12-17 Rental Removed $1,200 APPFOLIO
• 2025-10-30 Price Changed $1,200 APPFOLIO
• 2025-10-09 Listed for Rent $1,250 APPFOLIO
• 2025-10-03 Rental Removed $1,250 APPFOLIO
• 2025-10-01 Price Changed $1,250 APPFOLIO
• 2025-09-08 Listed for Rent $1,300 APPFOLIO
• 2025-09-03 Rental Removed $1,300 APPFOLIO
• 2025-08-25 Listed for Rent $1,300 APPFOLIO
• 2025-06-29 Rental Removed $690 SHOWMOJO
• 2025-05-13 Listed for Rent $690 SHOWMOJO