8510 Fillmore St · Houston, TX 77029

$199,000

3 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 41 Days on market

Built 1959 6,438 sqft lot $98/sqft · 9% above area Est $182k · 9% over ↓ 20% 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).

• Cash flow +11.8/30.0
• Appreciation +10.0/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• ARV discount +3.2/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into history with this craftsman-style home in Pleasantville, one of Houston’s first planned communities. Offering 3 bedrooms, 2 baths, plus bonus rooms; one with a wardrobe that could serve as a 4th bedroom, this home provides flexibility on a large lot with ample parking. Mostly in original condition, it’s a perfect investment or renovation opportunity. Just 10 minutes from Downtown and minutes from the Midway East River Project, with quick access to I-10 & 610.

Key facts

• Ample parking
• Craftsman-style home
• Large lot

Tags

• CRAFTSMAN-STYLE HOME
• LARGE LOT
• AMPLE PARKING
• INVESTMENT OPPORTUNITY
• RENOVATION OPPORTUNITY
• QUICK ACCESS TO I-10

Property features AI

Exterior

• Parking: Additional off-street parking; Driveway
• Utilities: Public sewer
• Home design: Residential property; Built in 1959; Slab foundation; Composition roof
• Construction: Wood siding construction
• Exterior features: Fully fenced yard; Private yard; Storage; Back-yard fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas range
• Bedrooms: 8 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Laminate countertops; Pantry; Tub with shower; Ceiling fans; Kitchen/dining combo

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-54 ($-644/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (11.4% below list).
• Recommended offer: $176k (11.4% below list) — sets the bar for 1% rule.

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: Pleasantville El (math 8% / reading 22%, grade F, #4,021 of 4,322 statewide, top 94%, 233 students, 97% FRL); Holland Middle (math 10% / reading 16%, grade F, #1,609 of 1,662 statewide, top 97%, 644 students, 98% FRL); Furr H S (math 8% / reading 25%, grade F, #1,497 of 1,632 statewide, top 92%, 1,173 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 41 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $176,285 (11.4% 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 41 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — 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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (median comp): $181,754
• List price: $199,000
• Delta: 9.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8522 Richcroft St	0.16mi	4/2.0 (+1)	1,839 (-10%)	10mo	$150,000	$82	63
8631 Candy St	0.64mi	3/2.0	2,048 (+0%)	12mo	$230,000	$112	59
1102 Laurentide St	0.74mi	3/2.0	1,984 (-3%)	2mo	$155,000	$78	59
8755 Cowart St	0.60mi	4/2.0 (+1)	2,152 (+6%)	4mo	$140,000	$65	54
1403 Pleasantville Dr	0.51mi	4/2.0 (+1)	1,860 (-9%)	15mo	$265,000	$142	44
1442 Silverdale St	0.40mi	3/3.0	1,747 (-14%)	12mo	$140,000	$80	43

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.88×
• Total profit: $105,031
• Equity at exit: $179,275

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $312,128
• Equity at exit: $386,613

Cash invested: $55,720 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 154
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$320 /mo · $3,838/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-54

Break-even live

Break-even rent $1,831

Max offer price $189,514

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $3	+0% $-54	+5% $-110	+10% $-166
Rent	-10% $-193	-5% $-123	+0% $-54	+5% $16	+10% $86
Rate	-1.0pp $47	-0.5pp $-3	base $-54	+0.5pp $-105	+1.0pp $-158

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1629 Demaree Ln Houston, TX	4.0	2.0	1520	$2,225	$1.46	26d	1	0.27mi

Listing history 16 events

1. 2026-06-21
   statusdays on market $199,000 Pending 41 DOM
2. 2026-06-18
   days on market $199,000 Active 38 DOM
3. 2026-06-17
   days on market $199,000 Active 37 DOM
4. 2026-06-16
   days on market $199,000 Active 36 DOM
5. 2026-06-15
   days on market $199,000 Active 35 DOM
6. 2026-06-13
   days on market $199,000 Active 33 DOM
7. 2026-06-10
   days on market $199,000 Active 29 DOM
8. 2026-06-08
   days on market $199,000 Active 28 DOM
9. 2026-06-07
   days on market $199,000 Active 27 DOM
10. 2026-06-04
    pricedays on market $199,000 Active 24 DOM
11. 2026-06-01
    days on market $230,000 Active 21 DOM
12. 2026-05-31
    days on market $230,000 Active 20 DOM
13. 2026-05-11
    listed $230,000 Active 489-char remark
14. 2025-12-31
    historical
15. 2025-09-24
    listed $250,000 Active
16. 1988-01-02
    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: $3,838 · $320/mo
• Projected year-2 tax: $3,838 · $320/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 6/10 Major FEMA zone X (unshaded) · 69% 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: $21,154
• − Mortgage interest: −$11,147
• − Property taxes: −$3,838
• − Insurance: −$995
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$5,789
• Taxable loss: −$4,000
• Est. tax savings @ 24.0%: +$960
• After-tax cash flow: $316/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): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

-20.4% since first listed

5 events — show timeline

• 2026-06-03 Price Changed $199,000 HARMLS
• 2026-05-11 Listed $230,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-09-24 Listed $250,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,838 · +11.7% YoY. Source: county tax records.