2918 Stallings Dr · Houston, TX 77088

$105,000

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 27 Days on market

Built 1955 3,737 sqft lot Est $186k · 43% under ↓ 12% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

3 BED | 1 BATH | CORNER LOT | INVESTOR SPECIAL! Located in Garden City Park, this 3-bedroom, 1-bath home sits on a desirable corner lot with strong potential for renovation or investment. Property offers a functional layout and is well-suited for a fix-and-flip, rental portfolio addition, or value-add improvement project. Conveniently located near schools, shopping, and major transportation routes, providing easy access to surrounding Houston amenities.

Key facts

• Functional layout
• Corner lot
• Garden city park

Tags

• CORNER LOT
• GARDEN CITY PARK
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Wood siding; Built in 1955; Composition roof; Slab foundation
• Exterior features: Corner lot in a subdivision

Interior

• Bedrooms: Three bedrooms on the first floor (13 x 13, 12 x 12, primary 12 x 13)
• Bathrooms: 1 full bathroom
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Klein Forest H S (math 20% / reading 28%, grade F, #1,333 of 1,632 statewide, top 82%, 3,481 students, 79% FRL) — zoned schools average 79% FRL vs 37% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 44% district-wide (-20 pts) — the specific schools serving this property underperform the Klein ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $726 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: property tax is 2.9% of price; built in 1955 — 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.55% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $185,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3214 Stallings Dr	0.20mi	3/2.0	1,096 (-1%)	2mo	$195,000	$178	83
3305 Stallings Dr	0.26mi	3/1.0	1,144 (+3%)	3mo	$169,000	$148	81
10009 Lonallen St	0.06mi	2/1.5 (-1)	1,184 (+6%)	4mo	$165,000	$139	77
10010 Gloyna St	0.10mi	3/2.0	1,050 (-6%)	9mo	$182,000	$173	74
2906 Mccrarey Dr	0.15mi	3/1.0	1,152 (+4%)	20mo	$192,000	$167	71
3818 Red Fir Dr	0.50mi	2/2.0 (-1)	1,220 (+10%)	0mo	$199,900	$164	51
2730 Morgensen Dr	0.52mi	3/2.0	1,240 (+12%)	2mo	$214,900	$173	51
3658 Villa Glen Dr	0.37mi	3/2.0	1,246 (+12%)	11mo	$200,000	$161	50
3310 Cliffmarshall St	0.28mi	4/2.0 (+1)	960 (-14%)	9mo	$172,999	$180	48
8718 Roaring Point Dr	0.57mi	2/2.0 (-1)	1,160 (+4%)	13mo	$150,000	$129	46
2930 Ellington St	0.29mi	3/2.0	1,264 (+14%)	16mo	$150,000	$119	46
2113 Dewalt St	0.73mi	2/1.0 (-1)	950 (-15%)	20mo	$230,000	$242	20

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: 5.6%
• Equity multiple: 1.21×
• Total profit: $6,175
• Equity at exit: $15,656

10-year hold

• IRR: 11.8%
• Equity multiple: 1.79×
• Total profit: $23,254
• Equity at exit: $9,078

Cash invested: $29,400 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$551
• Tax from tax record: −$250 /mo · $3,003/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $437

Break-even live

Break-even rent $1,069

Max offer price $105,000

Occupancy floor 68%

Sensitivity live

Price	-10% $497	-5% $467	+0% $437	+5% $408	+10% $378
Rent	-10% $309	-5% $373	+0% $437	+5% $501	+10% $565
Rate	-1.0pp $490	-0.5pp $464	base $437	+0.5pp $410	+1.0pp $382

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2850 W Gulf Bank Rd Houston, TX	1.0–4.0	1.0–2.0	1055	$1,413	$1.34	2d	107	0.05mi
2722 Stallings Dr Houston, TX	3.0	2.0	1298	$1,635	$1.26	5d	1	0.14mi
2320 Wavell St Unit B Houston, TX	3.0	2.5	1150	$1,683	$1.46	44d	1	0.50mi
2320 Wavell St Unit A Houston, TX	3.0	2.5	1150	$1,900	$1.65	44d	1	0.50mi
5300 W Gulf Bank Rd Houston, TX	1.0–2.0	1.0–2.0	762	$1,250	$1.64	22d	1	0.57mi
5300 W Gulf Bank Rd Houston, TX	1.0–2.0	1.0–2.0	762	$1,250	$1.64	44d	1	0.57mi
5306 W Gulf Bank Rd Unit 1204 Houston, TX	2.0	2.0	945	$965	$1.02	24d	1	0.65mi
2407 Ferguson Way Houston, TX	3.0	2.5	1195	$1,650	$1.38	44d	1	0.70mi
8101 Venus St Unit A Houston, TX	3.0	2.0	1375	$1,699	$1.24	24d	1	0.79mi
8101 Venus St Unit B Houston, TX	3.0	2.0	1375	$1,595	$1.16	24d	1	0.79mi
11111 W Montgomery Rd Unit 2047 Houston, TX	2.0	2.0	964	$981	$1.02	3d	1	0.80mi
11111 W Montgomery Rd Unit 2162 Houston, TX	2.0	2.0	964	$957	$0.99	8d	1	0.81mi
11111 W Montgomery Rd Unit 2174 Houston, TX	2.0	2.0	964	$992	$1.03	12d	1	0.81mi
11111 W Montgomery Rd Unit 2174 Houston, TX	2.0	2.0	964	$949	$0.98	3d	1	0.81mi
11111 W Montgomery Rd Unit 2292 Houston, TX	2.0	2.0	964	$931	$0.97	44d	1	0.81mi
7903 Moon Beam St Houston, TX	3.0	2.5	1217	$1,700	$1.40	17d	1	1.00mi
1450 Dewalt St Houston, TX	3.0	2.5	1371	$2,500	$1.82	44d	1	1.18mi
1464 Ferguson Way Houston, TX	2.0	3.0	850	$1,850	$2.18	44d	1	1.28mi
7200 T C Jester Blvd Houston, TX	1.0–3.0	1.0–2.0	970	$1,550	$1.60	22d	9	1.31mi
7200 T C Jester Blvd Houston, TX	1.0–3.0	1.0–2.0	1102	$1,550	$1.41	3d	8	1.31mi
13 Regency Ln Houston, TX	2.0	2.0	1354	$1,650	$1.22	44d	1	1.42mi

Listing history 20 events

1. 2026-06-13
   days on market $105,000 Pending 27 DOM
2. 2026-06-10
   status $105,000 Pending 24 DOM
3. 2026-06-09
   days on market $105,000 Active 24 DOM
4. 2026-06-08
   days on market $105,000 Active 23 DOM
5. 2026-06-07
   days on market $105,000 Active 22 DOM
6. 2026-06-04
   days on market $105,000 Active 19 DOM
7. 2026-06-03
   days on market $105,000 Active 18 DOM
8. 2026-06-02
   days on market $105,000 Active 17 DOM
9. 2026-06-01
   days on market $105,000 Active 16 DOM
10. 2026-05-31
    days on market $105,000 Active 15 DOM
11. 2026-05-16
    listed $105,000 Active
12. 2025-10-07
    historical
13. 2025-10-06
    status Active
14. 2025-06-24
    status Pending
15. 2025-02-07
    status Pending
16. 2025-01-31
    status Option Pending
17. 2025-01-23
    listed $119,900 Active
18. 2022-10-31
    soldstatus
19. 2018-03-26
    soldstatus
20. 1970-08-21
    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: $3,003 · $250/mo
• Projected year-2 tax: $3,003 · $250/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,472
• − Mortgage interest: −$5,882
• − Property taxes: −$3,003
• − Insurance: −$525
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$3,055
• Taxable income: $3,892
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $4,313/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

-12.4% since first listed

10 events — show timeline

• 2026-05-16 Listed $105,000 HARMLS
• 2025-10-07 Listing Removed — HARMLS
• 2025-10-06 Relisted — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-02-07 Pending — HARMLS
• 2025-01-31 Pending — HARMLS
• 2025-01-23 Listed $119,900 HARMLS
• 2022-10-31 Sold (Public Records) — Public Records
• 2018-03-26 Sold (Public Records) — Public Records
• 1970-08-21 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,003 · +0.8% YoY. Source: county tax records.