8717 Peachtree St · Houston, TX 77016

$135,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 12 Days on market

Built 2022 4,338 sqft lot $148/sqft · 21% below area Est $170k · 21% under ↓ 32% since listing

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Why this score? — see what drove the D+ 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
• Appreciation +9.3/10.0
• Cash flow +7.0/30.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0

Listing remarks

Well-maintained home in great condition! This property features a functional layout, spacious living areas, and has been well cared for throughout. Ideal for homeowners or investors alike, with strong potential in a growing area. Conveniently located near major highways, shopping, dining, and local amenities. Don't miss this great opportunity!

Key facts

• 4,338 sq ft lot
• Built 2022
• Listed 12 days

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Utilities: Public water
• Home design: Residential property; Single-story entry (rooms listed at first floor)
• Construction: Brick construction; Built in 2022; Composition roof; Slab foundation
• Exterior features: Cleared lot

Interior

• Kitchen: First-floor kitchen (approx. 14 x 15)
• Bedrooms: One bedroom on the first floor (approx. 10 x 10)
• Bathrooms: One full bathroom on the first floor (approx. 8 x 9)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Five total rooms; Cleared lot (visible from interior/exterior context)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (12.7% below list).
• Recommended offer: $100k (25.8% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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: 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: Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% 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: Rents flat; 372 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).

Forward outlook

• In year one you build about $13k of equity ($933 loan paydown + $12k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) 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.
• 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 $100,215 (25.8% 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. 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. 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?
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: 0.87% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• GRM: 9.6

CMA / ARV

• ARV (median comp): $170,346
• List price: $135,000
• Delta: -20.75%
• 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
5118 Firnat St	0.32mi	3/1.0 (+1)	944 (+4%)	2mo	$95,000	$101	73
4814 Firnat St	0.41mi	3/1.0 (+1)	866 (-5%)	1mo	$80,000	$92	67
8714 Autumn Ln	0.41mi	2/1.0	864 (-5%)	7mo	$169,000	$196	66
8708 Wileyvale Rd	0.07mi	3/2.0 (+1)	1,036 (+14%)	1mo	$204,250	$197	64
9401 Heatherside St	0.47mi	2/1.0	976 (+7%)	4mo	$89,000	$91	63
5011 Jones St	0.27mi	2/1.0	814 (-10%)	12mo	$165,000	$203	60
4825 Weaver Rd	0.45mi	2/1.0	780 (-14%)	4mo	$125,000	$160	52
9318 Bertwood St	0.59mi	2/1.0	845 (-7%)	13mo	$129,999	$154	50
5713 Rietta St	0.74mi	3/2.0 (+1)	960 (+6%)	4mo	$204,500	$213	44
9009 Compton St	0.61mi	2/1.0	1,040 (+14%)	4mo	$130,000	$125	44
5715 Rietta St	0.74mi	3/2.0 (+1)	960 (+6%)	7mo	$204,500	$213	42
8723 Autumn Ln	0.44mi	3/2.0 (+1)	1,016 (+12%)	15mo	$149,900	$148	38

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 2.21×
• Total profit: $45,903
• Equity at exit: $108,577

10-year hold

• IRR: 14.8%
• Equity multiple: 4.64×
• Total profit: $137,713
• Equity at exit: $221,528

Cash invested: $37,800 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$708
• Tax from tax record: −$363 /mo · $4,359/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-197

Break-even live

Break-even rent $1,427

Max offer price $100,215

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4679 Weaver Rd Houston, TX	2.0	1.0	856	$990	$1.16	43d	1	0.53mi
4442 Weaver Rd Unit 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	24d	1	0.64mi
4422 Weaver Rd Apt 707 Houston, TX	2.0	1.0	765	$1,110	$1.45	43d	1	0.70mi
4419 Trigg St Unit a Houston, TX	3.0	2.0	872	$1,145	$1.31	43d	1	0.81mi
4419 Trigg St Unit B Houston, TX	3.0	2.0	872	$1,199	$1.38	7d	1	0.81mi
9100 Dodson St Unit 17 Houston, TX	2.0	1.0	850	$1,050	$1.24	24d	1	0.98mi
9100 Dodson St Unit 16 Houston, TX	2.0	1.0	850	$1,050	$1.24	43d	1	0.98mi
9100 Dodson St Unit 1 Houston, TX	2.0	1.0	850	$1,195	$1.41	5d	1	0.98mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	43d	1	1.29mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	43d	1	1.29mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	43d	1	1.29mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	7d	1	1.36mi

Listing history 12 events

1. 2026-05-11
   price $135,000 345-char remark
2. 2026-05-07
   listed $145,000 Active 345-char remark
3. 2026-04-27
   historical
4. 2026-04-25
   status Active
5. 2026-03-31
   status Pending
6. 2026-03-27
   status Pending
7. 2026-01-22
   price $174,900
8. 2025-10-10
   price $184,900
9. 2025-09-23
   listed $199,900 Active
10. 2024-08-08
    soldstatus
11. 2018-04-13
    soldstatus
12. 1993-07-07
    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: $4,359 · $363/mo
• Projected year-2 tax: $4,359 · $363/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $14,135
• − Mortgage interest: −$7,562
• − Property taxes: −$4,359
• − Insurance: −$675
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,927
• Taxable loss: −$4,650
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $-1,247/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

-32.5% since first listed

13 events — show timeline

• 2026-05-19 Pending — HARMLS
• 2026-05-11 Price Changed $135,000 HARMLS
• 2026-05-07 Listed $145,000 HARMLS
• 2026-04-27 Listing Removed — HARMLS
• 2026-04-25 Relisted — HARMLS
• 2026-03-31 Pending — HARMLS
• 2026-03-27 Pending — HARMLS
• 2026-01-22 Price Changed $174,900 HARMLS
• 2025-10-10 Price Changed $184,900 HARMLS
• 2025-09-23 Listed $199,900 HARMLS
• 2024-08-08 Sold (Public Records) — Public Records
• 2018-04-13 Sold (Public Records) — Public Records
• 1993-07-07 Sold (Public Records) — Public Records

Property tax history

+52.0%/yr

Latest (2025): $4,359 · +31.9% YoY. Source: county tax records.