6319 Bluestone Dr · Houston, TX 77016

$195,000

4 bd · 1.5 ba · 1,667 sqft · SingleFamily public records · 1 Days on market

Built 1972 5,501 sqft lot $117/sqft · 11% below area Est $218k · 11% under

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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 +16.6/30.0
• ARV discount +12.2/15.0
• Appreciation +9.3/10.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on market. Buyer could not secure lending. Spacious 4 bedroom home offering flexible living areas and strong long-term potential in Northwood Manor. The functional layout includes a bonus room ideal for a home office, second living area, or creative space, plus a primary suite with private access to the back deck for easy indoor-outdoor living. Brick accent walls add character, and large windows bring in natural light throughout. Located in a non-flood zone, this property adds an extra layer of confidence for homeowners and investors alike. Priced to reflect cosmetic updates, it presents a great opportunity to personalize finishes and build equity, while the 4 bedroom layout also offers strong rental appeal for those considering a future landlord option. Just minutes from Interstate 59 and Little York, the area continues to see growth with expanding retail, entertainment, and convenient access to major grocery stores.

Key facts

• Primary suite
• Bonus room
• Back deck

Tags

• BONUS ROOM
• PRIMARY SUITE
• BACK DECK
• NON-FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 7.0% 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: schools D, 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.
• Market conditions: Rents flat; 372 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,961/mo this rent would consume 49% of the median local household income ($48k/yr) (locally 1297% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $195,000

Questions for the listing agent

1. Built in 1972 — 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: 1.01% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

• ARV (median comp): $217,939
• List price: $195,000
• Delta: 0.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7450 Ida Wells Forest Dr	0.26mi	3/2.0 (-1)	1,645 (-1%)	2mo	$220,000	$134	77
10731 Prillerman Trails Dr	0.26mi	3/2.5 (-1)	1,766 (+6%)	3mo	$240,000	$136	66
6302 Hanley Ln	0.29mi	3/2.0 (-1)	1,440 (-14%)	1mo	$189,999	$132	56
7302 Marilyn Ln	0.59mi	4/2.0	1,811 (+9%)	0mo	$220,000	$121	56
6702 Leedale St	0.32mi	3/2.0 (-1)	1,458 (-12%)	2mo	$139,900	$96	56
7706 Tully Ave	0.65mi	3/2.0 (-1)	1,600 (-4%)	2mo	$300,000	$188	54
10808 Red Orchid Dr	0.69mi	4/2.0	1,607 (-4%)	8mo	$267,990	$167	53
7427 Wheatley Gardens Dr	0.43mi	3/2.0 (-1)	1,499 (-10%)	7mo	$229,990	$153	50
7422 Wheatley Gardens Dr	0.46mi	3/2.0 (-1)	1,416 (-15%)	3mo	$190,000	$134	44
10538 Royal Oaks Dr	0.72mi	4/2.0	1,453 (-13%)	7mo	$185,000	$127	37
7726 Spinet St	0.72mi	3/2.0 (-1)	1,456 (-13%)	3mo	$150,000	$103	36
10736 Red Orchid Dr	0.71mi	3/2.0 (-1)	1,418 (-15%)	8mo	$254,990	$180	28

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: 22.3%
• Equity multiple: 2.67×
• Total profit: $91,099
• Equity at exit: $156,834

10-year hold

• IRR: 19.5%
• Equity multiple: 5.59×
• Total profit: $250,409
• Equity at exit: $319,985

Cash invested: $54,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$329 /mo · $3,945/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $117

Break-even live

Break-even rent $1,813

Max offer price $195,000

Occupancy floor 89%

Sensitivity live

Price	-10% $227	-5% $172	+0% $117	+5% $62	+10% $7
Rent	-10% $-38	-5% $39	+0% $117	+5% $194	+10% $272
Rate	-1.0pp $215	-0.5pp $167	base $117	+0.5pp $66	+1.0pp $15

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	19d	1	0.32mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	6d	1	0.51mi
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	22d	1	0.62mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	14d	1	0.66mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	8d	1	0.71mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	17d	1	0.87mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	44d	1	0.87mi
7223 Valmont Dr Houston, TX	4.0	2.0	1546	$1,595	$1.03	44d	1	0.87mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	44d	1	0.89mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,520	$1.49	8d	1	0.91mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,865	$2.58	0d	1	0.93mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	25d	1	0.93mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.09mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	25d	1	1.10mi
7176 Parker Rd Houston, TX	4.0	2.0	1152	$1,200	$1.04	44d	1	1.17mi
7426 Bigwood St Houston, TX	4.0	2.0	1997	$1,850	$0.93	14d	1	1.24mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	21d	1	1.25mi

Listing history 19 events

1. 2026-06-17
   pricedays on marketlisting id $195,000 Active 1 DOM
2. 2026-06-16
   days on market $220,000 Active 94 DOM
3. 2026-06-15
   days on market $220,000 Active 93 DOM
4. 2026-06-13
   days on market $220,000 Active 91 DOM
5. 2026-06-10
   days on market $220,000 Active 87 DOM
6. 2026-06-08
   days on market $220,000 Active 86 DOM
7. 2026-06-07
   days on market $220,000 Active 85 DOM
8. 2026-06-04
   days on market $220,000 Active 82 DOM
9. 2026-06-01
   days on market $220,000 Active 79 DOM
10. 2026-05-31
    days on market $220,000 Active 78 DOM
11. 2026-04-25
    status Active 938-char remark

    Show marketing remark (938 chars)

    Back on market. Buyer could not secure lending. Spacious 4 bedroom home offering flexible living areas and strong long-term potential in Northwood Manor. The functional layout includes a bonus room ideal for a home office, second living area, or creative space, plus a primary suite with private access to the back deck for easy indoor-outdoor living. Brick accent walls add character, and large windows bring in natural light throughout. Located in a non-flood zone, this property adds an extra layer of confidence for homeowners and investors alike. Priced to reflect cosmetic updates, it presents a great opportunity to personalize finishes and build equity, while the 4 bedroom layout also offers strong rental appeal for those considering a future landlord option. Just minutes from Interstate 59 and Little York, the area continues to see growth with expanding retail, entertainment, and convenient access to major grocery stores.

12. 2026-04-25
    historical 938-char remark

    Show marketing remark (938 chars)

    Back on market. Buyer could not secure lending. Spacious 4 bedroom home offering flexible living areas and strong long-term potential in Northwood Manor. The functional layout includes a bonus room ideal for a home office, second living area, or creative space, plus a primary suite with private access to the back deck for easy indoor-outdoor living. Brick accent walls add character, and large windows bring in natural light throughout. Located in a non-flood zone, this property adds an extra layer of confidence for homeowners and investors alike. Priced to reflect cosmetic updates, it presents a great opportunity to personalize finishes and build equity, while the 4 bedroom layout also offers strong rental appeal for those considering a future landlord option. Just minutes from Interstate 59 and Little York, the area continues to see growth with expanding retail, entertainment, and convenient access to major grocery stores.

13. 2026-04-24
    status Active 938-char remark

    Show marketing remark (938 chars)

    Back on market. Buyer could not secure lending. Spacious 4 bedroom home offering flexible living areas and strong long-term potential in Northwood Manor. The functional layout includes a bonus room ideal for a home office, second living area, or creative space, plus a primary suite with private access to the back deck for easy indoor-outdoor living. Brick accent walls add character, and large windows bring in natural light throughout. Located in a non-flood zone, this property adds an extra layer of confidence for homeowners and investors alike. Priced to reflect cosmetic updates, it presents a great opportunity to personalize finishes and build equity, while the 4 bedroom layout also offers strong rental appeal for those considering a future landlord option. Just minutes from Interstate 59 and Little York, the area continues to see growth with expanding retail, entertainment, and convenient access to major grocery stores.

14. 2026-03-24
    historical Active Under Contract 938-char remark

    Show marketing remark (938 chars)

    Back on market. Buyer could not secure lending. Spacious 4 bedroom home offering flexible living areas and strong long-term potential in Northwood Manor. The functional layout includes a bonus room ideal for a home office, second living area, or creative space, plus a primary suite with private access to the back deck for easy indoor-outdoor living. Brick accent walls add character, and large windows bring in natural light throughout. Located in a non-flood zone, this property adds an extra layer of confidence for homeowners and investors alike. Priced to reflect cosmetic updates, it presents a great opportunity to personalize finishes and build equity, while the 4 bedroom layout also offers strong rental appeal for those considering a future landlord option. Just minutes from Interstate 59 and Little York, the area continues to see growth with expanding retail, entertainment, and convenient access to major grocery stores.

15. 2026-03-09
    status Pending 938-char remark

    Show marketing remark (938 chars)

    Back on market. Buyer could not secure lending. Spacious 4 bedroom home offering flexible living areas and strong long-term potential in Northwood Manor. The functional layout includes a bonus room ideal for a home office, second living area, or creative space, plus a primary suite with private access to the back deck for easy indoor-outdoor living. Brick accent walls add character, and large windows bring in natural light throughout. Located in a non-flood zone, this property adds an extra layer of confidence for homeowners and investors alike. Priced to reflect cosmetic updates, it presents a great opportunity to personalize finishes and build equity, while the 4 bedroom layout also offers strong rental appeal for those considering a future landlord option. Just minutes from Interstate 59 and Little York, the area continues to see growth with expanding retail, entertainment, and convenient access to major grocery stores.

16. 2026-02-27
    listed $220,000 Active 938-char remark

    Show marketing remark (938 chars)

    Back on market. Buyer could not secure lending. Spacious 4 bedroom home offering flexible living areas and strong long-term potential in Northwood Manor. The functional layout includes a bonus room ideal for a home office, second living area, or creative space, plus a primary suite with private access to the back deck for easy indoor-outdoor living. Brick accent walls add character, and large windows bring in natural light throughout. Located in a non-flood zone, this property adds an extra layer of confidence for homeowners and investors alike. Priced to reflect cosmetic updates, it presents a great opportunity to personalize finishes and build equity, while the 4 bedroom layout also offers strong rental appeal for those considering a future landlord option. Just minutes from Interstate 59 and Little York, the area continues to see growth with expanding retail, entertainment, and convenient access to major grocery stores.

17. 2026-02-26
    historical
18. 2026-02-11
    listed $199,900 Active
19. 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: $3,945 · $329/mo
• Projected year-2 tax: $3,945 · $329/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,537
• − Mortgage interest: −$10,923
• − Property taxes: −$3,945
• − Insurance: −$975
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$5,673
• Taxable loss: −$1,744
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $1,822/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

+10.1% since first listed

9 events — show timeline

• 2026-04-25 Relisted — HARMLS
• 2026-04-25 Listing Removed — HARMLS
• 2026-04-24 Relisted — HARMLS
• 2026-03-24 Contingent — HARMLS
• 2026-03-09 Pending — HARMLS
• 2026-02-27 Listed $220,000 HARMLS
• 2026-02-26 Listing Removed — HARMLS
• 2026-02-11 Listed $199,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,945 · +21.9% YoY. Source: county tax records.