23164 Albert Dr · Houston, TX 77365

$179,900

4 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 27 Days on market

Built 1968 0.55 ac lot Est $174k · at est.

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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 +22.5/30.0
• DSCR +7.2/10.0
• ARV discount +6.1/15.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute, 1 story, 3 bedroom1, 1 bathroom home located in the Timberlane Acres subdivision in Porter, TX. Property sit on 23,958 sqft of land. Huge 42x5 sqft porch that lines the entire front of the property. Cutom built workbench in garage and a huge backyard for entertaining guests. Kitchen has a tile backsplash and breakfast bar. Come and see it!!!

Key facts

• 0.55 acre lot
• Parking
• Built 1968

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached carport; Carport for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1968
• Construction: Wood siding; Metal roof
• Exterior features: Covered patio; Patio; Deck; Private yard; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: Primary bedroom on the first floor (13 x 11); Bedroom on the first floor (10 x 11); Two bedrooms on the second floor (each 9 x 9); Four rooms total configured as bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Primary bedroom with private bath; Tub with shower; Kitchen and dining combined

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodridge Forest Middle (math 37% / reading 37%, grade F, #756 of 1,662 statewide, top 47%, 1,288 students, 64% FRL); West Fork H S (363 students, 66% FRL).
• Market conditions: Rents rising (+1.6%/yr); 941 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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: 1.07% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $174,420
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24303 W Oak Dr	0.27mi	3/1.0 (-1)	1,199 (+5%)	10mo	$199,900	$167	66
24927 Lynn Ln	0.56mi	3/1.0 (-1)	1,200 (+5%)	1mo	$110,000	$92	59
23718 E Webb Rd	0.53mi	3/1.0 (-1)	1,080 (-5%)	7mo	$165,000	$153	56
24215 Parker	0.37mi	3/2.0 (-1)	1,176 (+3%)	21mo	$176,900	$150	51
23376 Ivy Rdg	0.22mi	3/2.0 (-1)	1,300 (+14%)	8mo	$160,000	$123	50
23566 Flower Rdg	0.43mi	3/1.0 (-1)	1,033 (-9%)	13mo	$199,900	$194	48

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-12,332
• Equity at exit: $26,824

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,965
• Equity at exit: $15,554

Cash invested: $50,372 (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 77365

• Home prices YoY: -33.0%
• Rents YoY: 1.6%
• Active inventory: 941
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $304

Break-even live

Break-even rent $1,543

Max offer price $179,900

Occupancy floor 79%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22189 E Martin Dr Porter, TX	3.0	1.5	1015	$1,475	$1.45	44d	1	1.04mi
22189 E Martin Dr Porter, TX	3.0	2.0	1015	$1,475	$1.45	13d	1	1.04mi
2315 Shadbury Ct Kingwood, TX	3.0	2.0	1487	$1,725	$1.16	44d	1	1.32mi

Listing history 19 events

1. 2026-06-18
   days on market $179,900 Active 27 DOM
2. 2026-06-17
   days on market $179,900 Active 26 DOM
3. 2026-06-16
   days on market $179,900 Active 25 DOM
4. 2026-06-15
   days on market $179,900 Active 24 DOM
5. 2026-06-13
   days on market $179,900 Active 22 DOM
6. 2026-06-09
   days on market $179,900 Active 18 DOM
7. 2026-06-08
   days on market $179,900 Active 17 DOM
8. 2026-06-07
   days on market $179,900 Active 16 DOM
9. 2026-06-04
   days on market $179,900 Active 13 DOM
10. 2026-06-03
    days on market $179,900 Active 12 DOM
11. 2026-06-02
    days on market $179,900 Active 11 DOM
12. 2026-06-01
    days on market $179,900 Active 10 DOM
13. 2026-05-31
    days on market $179,900 Active 9 DOM
14. 2026-05-22
    listed $179,900 Active
15. 2026-05-22
    historical $179,900
16. 2009-11-25
    soldstatus 349-char remark

    Show marketing remark (349 chars)

    Cute, 1 story, 3 bedroom1, 1 bathroom home located in the Timberlane Acres subdivision in Porter, TX. Property sit on 23,958 sqft of land. Huge 42x5 sqft porch that lines the entire front of the property. Cutom built workbench in garage and a huge backyard for entertaining guests. Kitchen has a tile backsplash and breakfast bar. Come and see it!!!

17. 2009-11-10
    historical 349-char remark

    Show marketing remark (349 chars)

    Cute, 1 story, 3 bedroom1, 1 bathroom home located in the Timberlane Acres subdivision in Porter, TX. Property sit on 23,958 sqft of land. Huge 42x5 sqft porch that lines the entire front of the property. Cutom built workbench in garage and a huge backyard for entertaining guests. Kitchen has a tile backsplash and breakfast bar. Come and see it!!!

18. 2009-11-05
    listed $39,900 349-char remark

    Show marketing remark (349 chars)

    Cute, 1 story, 3 bedroom1, 1 bathroom home located in the Timberlane Acres subdivision in Porter, TX. Property sit on 23,958 sqft of land. Huge 42x5 sqft porch that lines the entire front of the property. Cutom built workbench in garage and a huge backyard for entertaining guests. Kitchen has a tile backsplash and breakfast bar. Come and see it!!!

19. 2002-11-14
    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: $2,407 · $201/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$885/yr (+$74/mo · 36.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 20 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: $23,140
• − Mortgage interest: −$10,077
• − Property taxes: −$2,407
• − Insurance: −$900
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$5,233
• Taxable income: $821
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $3,456/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: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 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: Montgomery County · 663,713 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 46,418
• Household income: $95,702
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1016.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 46% White 44% Two or more races 15% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 59% English-only · Spanish 36% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.46%
• Current HPI: 225.9903
• Rent YoY: ▲ 1.65%
• 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

+350.9% since first listed

6 events — show timeline

• 2026-05-22 Listed $179,900 HARMLS
• 2026-05-22 Coming Soon $179,900 HARMLS
• 2009-11-25 Sold (MLS) — HARMLS
• 2009-11-10 Listing Removed — HARMLS
• 2009-11-05 Listed $39,900 HARMLS
• 2002-11-14 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,407 · -7.0% YoY. Source: county tax records.