7950 N Stadium Dr #138 · Houston, TX 77030

$89,900

1 bd · 1.0 ba · 729 sqft · Condo public records · 49 Days on market

Built 1980 $123/sqft · 17% below area Est $108k · 17% under $502/mo HOA · 40% of rent

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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
• 1% rule +9.0/10.0
• Cash flow +5.2/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to tranquility in the city! This beautiful condo is located in a central location with amenities. The condo features high ceilings, a spacious living area with a wood-burning fireplace, a kitchen with plenty of counterspace and storage, and an abundance of natural light throughout the condo. All appliances included! Briar Green Condos feature a sparkling pool, tennis courts, well-maintained landscaping throughout the complex, gated entry, plus guest parking. Conveniently located near the Houston Medical Center, NRG Stadium and Rice University.

Key facts

• Natural light
• Tennis courts
• Gated entry

Tags

• WOOD-BURNING FIREPLACE
• PLENTY OF COUNTERSPACE
• NATURAL LIGHT
• TENNIS COURTS
• WELL-MAINTAINED LANDSCAPING
• GATED ENTRY

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Managed by SBB Community Management; Monthly association fee; Association amenities include clubhouse, picnic area, pool, tennis courts, gated access; Association fee covers clubhouse, common area maintenance, structure maintenance, recreation facilities, sewer and water

Exterior

• Parking: Carport
• Security: Gated community with security gate
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story building; Built in 1980; Slab foundation; Composition roof; Concrete road frontage
• Construction: Stucco exterior
• Exterior features: Balcony; Exterior storage; Tennis courts; Association pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Granite counters
• Bedrooms: One bedroom on the second level (13 x 12)
• Flooring: Engineered hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Granite counters; Tub with shower; Ceiling fan(s); Wood-burning fireplace (1)
• Laundry & utility: Stacked washer and dryer; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $54k (40.1% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $54k (40.1% below list) — sets the bar for cash-flow.

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: Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Bellaire H S (math 45% / reading 62%, grade C-, #428 of 1,632 statewide, top 27%, 3,170 students, 48% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $622 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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.
• Current owner paid $28k; list at $90k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• 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 $53,841 (40.1% 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 49 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 3.57%
• Cash-on-cash: -9.73%
• DSCR: 0.57
• GRM: 6.0

CMA / ARV

• ARV (median comp): $108,186
• List price: $89,900
• Delta: -16.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -41.3%
• Equity multiple: -0.23×
• Total profit: $-30,882
• Equity at exit: $13,404

10-year hold

• IRR: —
• Equity multiple: -1.24×
• Total profit: $-56,363
• Equity at exit: $7,773

Cash invested: $25,172 (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 77030

• Rents YoY: -1.6%
• Active inventory: 145
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$471
• Tax from tax record: −$187 /mo · $2,245/yr
• Insurance: −$37
• HOA: −$502
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-204

Break-even live

Break-even rent $1,516

Max offer price $53,841

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-179	+0% $-204	+5% $-230	+10% $-255
Rent	-10% $-304	-5% $-254	+0% $-204	+5% $-154	+10% $-105
Rate	-1.0pp $-159	-0.5pp $-181	base $-204	+0.5pp $-227	+1.0pp $-251

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7950 N Stadium Dr Houston, TX	1.0–2.0	1.0	696	$1,100	$1.58	8d	3	0.04mi
1330 Old Spanish Trl Houston, TX	1.0–2.0	1.0	726	$1,050	$1.45	0d	7	0.09mi
1339 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,680	$2.32	44d	1	0.12mi
1333 Old Spanish Trl Unit 1148 Houston, TX	1.0	1.0	725	$1,320	$1.82	0d	1	0.13mi
7900 N Stadium Dr Houston, TX	1.0	1.0	696	$1,250	$1.80	44d	1	0.14mi
1333 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,274	$1.76	13d	1	0.17mi
1333 Old Spanish Trl Unit 324 Houston, TX	1.0	1.0	725	$1,285	$1.77	8d	1	0.19mi
1333 Old Spanish Trl Unit 1354 Houston, TX	1.0	1.0	725	$1,335	$1.84	14d	1	0.19mi
1333 Old Spanish Trl Unit 1348 Houston, TX	1.0	1.0	725	$1,324	$1.83	11d	1	0.19mi
7710 S Main St Unit 7752 Houston, TX	1.0	1.0	580	$769	$1.33	0d	1	0.29mi
7710 S Main St Unit 147 Houston, TX	1.0	1.0	580	$774	$1.33	11d	1	0.33mi
1711 Old Spanish Trl Houston, TX	1.0–2.0	1.0–2.0	1078	$1,500	$1.39	20d	10	0.35mi
7682 Phoenix Dr Houston, TX	1.0	1.0	702	$1,214	$1.73	44d	1	0.44mi
7777 Greenbriar Houston, TX	1.0–2.0	1.0–2.0	879	$1,333	$1.52	0d	18	0.48mi
7600 Kirby Dr Houston, TX	3.0	1.0–2.0	931	$1,576	$1.69	0d	29	0.49mi
8333 Braesmain Dr Houston, TX	1.0–2.0	1.0–2.0	1086	$1,457	$1.34	0d	29	0.49mi
1199 McNee Rd Houston, TX	1.0	1.0	643	$1,100	$1.71	25d	1	0.49mi
8600 Main St Houston, TX	1.0	1.0	634	$1,080	$1.70	44d	1	0.52mi
1819 S Braeswood Blvd Houston, TX	1.0–2.0	1.0–2.0	971	$1,115	$1.15	0d	28	0.54mi
7892 Knight Rd Houston, TX	3.0	1.0–3.0	920	$1,818	$1.98	0d	14	0.55mi
7556 Kirby Dr Houston, TX	1.0	1.0	715	$1,339	$1.87	44d	1	0.57mi
8181 Fannin St Houston, TX	3.0	1.0–2.0	802	$1,327	$1.65	2d	33	0.59mi
1025 Swanson St Unit 211 Houston, TX	1.0	1.0	406	$925	$2.28	25d	1	0.61mi
8700 Main St Houston, TX	1.0–2.0	1.0–2.0	954	$1,401	$1.47	0d	5	0.65mi
7550 Kirby Dr Houston, TX	1.0–3.0	1.0–2.0	947	$1,437	$1.52	0d	30	0.67mi
2222 Maroneal St Houston, TX	1.0–3.0	1.0–2.0	951	$1,303	$1.37	0d	37	0.68mi
2228 Maroneal St Houston, TX	1.0	1.0	610	$1,324	$2.17	44d	1	0.70mi
7000 Greenbriar Dr Houston, TX	1.0–2.0	1.0–2.0	829	$1,200	$1.45	8d	4	0.74mi
1800 El Paseo St Houston, TX	1.0–2.0	1.0–2.0	750	$802	$1.07	0d	37	0.77mi
2111 Holly Hall St Houston, TX	1.0–3.0	1.0–3.0	974	$699	$0.72	0d	30	0.81mi
8282 Cambridge St Houston, TX	1.0	1.0	602	$810	$1.35	14d	1	0.84mi
8282 Cambridge St Unit 8356 Houston, TX	1.0	1.0	602	$810	$1.35	0d	1	0.85mi
8282 Cambridge St Unit 8333 Houston, TX	1.0	1.0	602	$764	$1.27	13d	1	0.85mi
8282 Cambridge St Unit 1162 Houston, TX	1.0	1.0	602	$775	$1.29	8d	1	0.85mi
8282 Cambridge St Unit 8303 Houston, TX	1.0	1.0	602	$815	$1.35	14d	1	0.85mi
2900 N Braeswood Blvd Houston, TX	1.0–3.0	1.0–2.0	1193	$1,301	$1.09	0d	30	0.86mi
2801 Broadmead Dr Unit 321 Houston, TX	1.0	1.0	635	$1,010	$1.59	8d	1	0.88mi
2801 Broadmead Dr Unit 102 Houston, TX	1.0	1.0	635	$1,080	$1.70	44d	1	0.88mi
2801 Broadmead Dr Unit 102 Houston, TX	1.0	1.0	632	$1,077	$1.70	5d	1	0.88mi
2801 Broadmead Dr Unit 2852 Houston, TX	1.0	1.0	635	$1,040	$1.64	44d	1	0.88mi

HOA detail condo

• Monthly dues: $502 · $6,024/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $89,900 Active 49 DOM
2. 2026-06-17
   days on market $89,900 Active 48 DOM
3. 2026-06-16
   days on market $89,900 Active 47 DOM
4. 2026-06-15
   days on market $89,900 Active 46 DOM
5. 2026-06-13
   pricedays on market $89,900 Active 44 DOM
6. 2026-06-10
   days on market $94,500 Active 40 DOM
7. 2026-06-08
   days on market $94,500 Active 39 DOM
8. 2026-06-07
   days on market $94,500 Active 38 DOM
9. 2026-06-04
   days on market $94,500 Active 35 DOM
10. 2026-06-01
    days on market $94,500 Active 32 DOM
11. 2026-05-31
    days on market $94,500 Active 31 DOM
12. 2026-05-01
    listed $94,500 Active 557-char remark
13. 2026-03-04
    status Pending
14. 2026-02-24
    status Pending
15. 2026-02-23
    historical
16. 2026-02-06
    price $97,500
17. 2026-01-12
    listed $99,000 Active
18. 2026-01-12
    historical
19. 2026-01-06
    price $99,000
20. 2025-11-17
    status Active
21. 2025-11-07
    status Pending
22. 2025-10-24
    listed $106,000 Active
23. 2025-10-24
    historical
24. 2025-09-16
    status Active
25. 2025-09-10
    status Pending
26. 2025-08-18
    price $109,000
27. 2025-07-17
    listed $113,500 Active
28. 2025-07-17
    historical
29. 2025-05-14
    price $119,500
30. 2025-03-27
    listed $123,000 Active
31. 2025-03-25
    historical
32. 2025-03-24
    historical
33. 2025-03-24
    historical
34. 2015-09-14
    soldstatus
35. 2015-08-25
    soldstatus Sold
36. 2015-08-05
    status Pending
37. 2015-07-30
    status Option Pending
38. 2015-07-04
    listed $108,000 Active
39. 2007-06-29
    soldstatus
40. 1999-09-10
    soldstatus $28,500
41. 1993-03-01
    soldstatus $26,000

ⓘ 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: $2,245 · $187/mo
• Projected year-2 tax: $2,245 · $187/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 (shaded) · 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,097
• − Mortgage interest: −$5,036
• − Property taxes: −$2,245
• − Insurance: −$450
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − HOA: −$6,024
• − Depreciation: −$2,615
• Taxable loss: −$3,688
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $-1,564/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): 13,380
• Household income: $77,336
• Rent vs Own: 65.9% rent · 34.1% own
• Severe rent burden: 1067.0

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 0.67)
• Race & ethnicity: White 50% Asian 23% Black 13% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Scotch-Irish 2% Italian 2%
• Foreign-born: 29% · China, Canada, Vietnam
• Languages at home: 64% English-only · Spanish 11% Chinese 9% Other Indo-European 5%

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: ▼ -182.09%
• Current HPI: 196.3094
• Rent YoY: ▼ -1.62%
• 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

+245.8% since first listed

31 events — show timeline

• 2026-06-13 Price Changed $89,900 HARMLS
• 2026-05-01 Listed $94,500 HARMLS
• 2026-03-04 Pending — HARMLS
• 2026-02-24 Pending — HARMLS
• 2026-02-23 Listing Removed — HARMLS
• 2026-02-06 Price Changed $97,500 HARMLS
• 2026-01-12 Listing Removed — HARMLS
• 2026-01-12 Listed $99,000 HARMLS
• 2026-01-06 Price Changed $99,000 HARMLS
• 2025-11-17 Relisted — HARMLS
• 2025-11-07 Pending — HARMLS
• 2025-10-24 Listing Removed — HARMLS
• 2025-10-24 Listed $106,000 HARMLS
• 2025-09-16 Relisted — HARMLS
• 2025-09-10 Pending — HARMLS
• 2025-08-18 Price Changed $109,000 HARMLS
• 2025-07-17 Listing Removed — HARMLS
• 2025-07-17 Listed $113,500 HARMLS
• 2025-05-14 Price Changed $119,500 HARMLS
• 2025-03-27 Listed $123,000 HARMLS
• 2025-03-25 Coming Soon — HARMLS
• 2025-03-24 Coming Soon — HARMLS
• 2025-03-24 Listing Removed — HARMLS
• 2015-09-14 Sold (Public Records) — Public Records
• 2015-08-25 Sold (MLS) — HARMLS
• 2015-08-05 Pending — HARMLS
• 2015-07-30 Pending — HARMLS
• 2015-07-04 Listed $108,000 HARMLS
• 2007-06-29 Sold (Public Records) — Public Records
• 1999-09-10 Sold (Public Records) $28,500 Public Records
• 1993-03-01 Sold (Public Records) $26,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,245 · +1.6% YoY. Source: county tax records.