8614 Fringewood Dr · Houston, TX 77028

$75,000

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 29 Days on market

Built 1950 7,200 sqft lot $56/sqft · 58% below area ↓ 6% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Investor/development opportunity! 8614 Fringewood Dr in NE Houston near Tidwell Rd & Mesa Dr needs TLC and/or may be a candidate for a rehab, perfect for builders or investors looking to add value. Buyer is responsible for all due diligence. Please exercise caution when touring. Conveniently located with easy access to the 610 North Loop.

Key facts

• Near tidwell rd
• Near mesa dr
• 7,200 sq ft lot

Tags

• DEVELOPMENT OPPORTUNITY
• NEAR TIDWELL RD
• NEAR MESA DR
• EASY ACCESS TO 610 NORTH LOOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.9% 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 (-1.6%/yr); 353 active listings in the ZIP; 40 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; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,764/mo this rent would consume 55% of the median local household income ($38k/yr) (locally 1177% 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 ($519 loan paydown + $4k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, 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 ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.35% ✓
• Cap rate: 18.89%
• Cash-on-cash: 44.97%
• DSCR: 3.00
• GRM: 3.5

CMA / ARV

• ARV (median comp): $179,041
• List price: $75,000
• Delta: -58.11%
• 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
8702 Rinn St	0.37mi	3/2.0	1,358 (+2%)	1mo	$189,900	$140	74
8410 Rinn St	0.46mi	3/2.0	1,354 (+2%)	4mo	$169,900	$125	68
9606 Guest St	0.40mi	3/2.0	1,383 (+4%)	4mo	$230,000	$166	67
8901 Woodlyn Rd	0.44mi	3/1.0	1,228 (-8%)	2mo	$155,000	$126	66
8913 Linda Vista Rd	0.59mi	3/1.0	1,266 (-5%)	4mo	$175,000	$138	62
8414 Rinn St	0.45mi	4/1.5 (+1)	1,253 (-6%)	2mo	$190,000	$152	61
8814 Shady Vista Ln Ln	0.35mi	3/2.0	1,206 (-9%)	6mo	$188,800	$157	59
9415 Balsam Ln	0.60mi	4/1.0 (+1)	1,308 (-2%)	8mo	$150,000	$115	57
9011 Parkette Dr	0.49mi	3/1.0	1,226 (-8%)	9mo	$135,000	$110	57
8404 Shady Vista Cir	0.42mi	3/2.0	1,180 (-11%)	8mo	$192,500	$163	52
8407 Shady Vista Ct	0.44mi	3/2.0	1,180 (-11%)	10mo	$195,990	$166	49
8442 Sterlingshire St	0.69mi	3/2.0	1,452 (+9%)	8mo	$140,000	$96	41

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 50.6%
• Equity multiple: 4.02×
• Total profit: $63,376
• Equity at exit: $43,622

10-year hold

• IRR: 46.7%
• Equity multiple: 7.62×
• Total profit: $139,085
• Equity at exit: $76,229

Cash invested: $21,000 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 353
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$393
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $787

Break-even live

Break-even rent $768

Max offer price $75,000

Occupancy floor 50%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8711 Southwark St Unit A Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	0.12mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	43d	1	0.15mi
8623 Homewood Ln Unit B Houston, TX	3.0	2.5	1150	$1,850	$1.61	18d	1	0.22mi
8623 Homewood Unit A Houston, TX	3.0	2.5	1150	$1,850	$1.61	43d	1	0.22mi
8625 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	43d	1	0.22mi
8627 Homewood Ln Unit B Houston, TX	3.0	2.5	1500	$1,850	$1.23	43d	1	0.22mi
8631 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	43d	1	0.23mi
8631 Homewood Ln Unit A Houston, TX	3.0	2.5	1500	$1,850	$1.23	43d	1	0.23mi
8602 Wilkins Oaks Dr Houston, TX	3.0	2.0	1307	$1,775	$1.36	43d	1	0.41mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	43d	1	0.44mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	43d	1	0.45mi
8638 Doris Oaks Cir Houston, TX	3.0	3.0	1777	$1,975	$1.11	43d	1	0.46mi
9702 Hillis St Houston, TX	3.0	2.0	1612	$1,550	$0.96	43d	1	0.48mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,185	$1.20	43d	1	0.50mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,200	$1.22	24d	1	0.50mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	24d	1	0.61mi
9700 Mesa Dr Houston, TX	1.0–3.0	1.0–2.0	784	$989	$1.26	1d	8	0.63mi
9526 Balsam Ln Houston, TX	3.0	1.5	1533	$1,475	$0.96	5d	1	0.69mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	7d	1	0.70mi
8203 Woodlyn Rd Unit C Houston, TX	3.0	2.5	1650	$1,650	$1.00	7d	1	0.72mi
9133 Woodlyn Rd Houston, TX	3.0	1.0	1073	$1,495	$1.39	3d	1	0.72mi
9137 Woodlyn Rd Houston, TX	3.0	1.0	1568	$1,550	$0.99	20d	1	0.73mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	24d	1	0.78mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	0.84mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	43d	1	0.84mi
8302 Caddo Rd Houston, TX	2.0	1.0	896	$1,450	$1.62	43d	1	0.89mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	24d	1	0.90mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	14d	1	0.91mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	14d	1	0.91mi
8213 Bigwood St Unit A Houston, TX	3.0	2.5	1150	$1,595	$1.39	43d	1	0.92mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	0.94mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,436	$1.41	13d	8	0.96mi
8314 Madera Rd Unit B Houston, TX	3.0	2.5	1608	$1,495	$0.93	24d	1	0.96mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	24d	1	0.97mi
9399 Tidwell Rd Houston, TX	3.0	2.0	1031	$1,107	$1.07	24d	1	1.04mi
8102 Crestview Dr Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	43d	1	1.06mi
8102 Crestview Dr Unit A Houston, TX	3.0	2.5	1800	$1,900	$1.06	22d	1	1.06mi
8102 Rhobell St Unit A Houston, TX	4.0	3.5	1567	$1,750	$1.12	43d	1	1.08mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	1d	5	1.08mi
9393 Tidwell Rd Houston, TX	3.0–4.0	2.0	1135	$1,244	$1.10	1d	10	1.10mi

Listing history 14 events

1. 2026-06-18
   days on market $75,000 Active 29 DOM
2. 2026-06-17
   days on market $75,000 Active 28 DOM
3. 2026-06-16
   days on market $75,000 Active 27 DOM
4. 2026-06-15
   days on market $75,000 Active 26 DOM
5. 2026-06-13
   days on market $75,000 Active 24 DOM
6. 2026-06-10
   days on market $75,000 Active 20 DOM
7. 2026-06-08
   days on market $75,000 Active 19 DOM
8. 2026-06-07
   days on market $75,000 Active 18 DOM
9. 2026-06-04
   days on market $75,000 Active 15 DOM
10. 2026-06-01
    days on market $75,000 Active 12 DOM
11. 2026-05-31
    days on market $75,000 Active 11 DOM
12. 2026-02-27
    price $75,000 344-char remark

    Show marketing remark (344 chars)

    Investor/development opportunity! 8614 Fringewood Dr in NE Houston near Tidwell Rd & Mesa Dr needs TLC and/or may be a candidate for a rehab, perfect for builders or investors looking to add value. Buyer is responsible for all due diligence. Please exercise caution when touring. Conveniently located with easy access to the 610 North Loop.

13. 2026-02-09
    listed $79,900 Active 344-char remark

    Show marketing remark (344 chars)

    Investor/development opportunity! 8614 Fringewood Dr in NE Houston near Tidwell Rd & Mesa Dr needs TLC and/or may be a candidate for a rehab, perfect for builders or investors looking to add value. Buyer is responsible for all due diligence. Please exercise caution when touring. Conveniently located with easy access to the 610 North Loop.

14. 1994-06-01
    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: $2,188 · $182/mo
• Projected year-2 tax: $2,188 · $182/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $21,173
• − Mortgage interest: −$4,201
• − Property taxes: −$2,188
• − Insurance: −$375
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$2,182
• Taxable income: $8,840
• Est. tax owed @ 24.0%: −$2,122
• After-tax cash flow: $7,323/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

-6.1% since first listed

3 events — show timeline

• 2026-02-27 Price Changed $75,000 HARMLS
• 2026-02-09 Listed $79,900 HARMLS
• 1994-06-01 Sold (Public Records) — Public Records

Property tax history

+19.8%/yr

Latest (2025): $2,188 · +1.5% YoY. Source: county tax records.