7900 N Stadium Dr #261 · Houston, TX 77030

$99,900

1 bd · 1.0 ba · 696 sqft · Condo public records · 9 Days on market

Built 1979 $37/mo HOA · 3% of rent

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and cute 1/1 condo near the medical center. Engineered wood floors in living area, granite countertops in kitchen and bathroom. Wood burning fireplace accentuates the living room and a small patio offers light and solitude.

Key facts

• $37 HOA
• Community pool
• Built 1979

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.9% 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.
• 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 $691 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $99,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-6,112
• Equity at exit: $14,895

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-1,693
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$524
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$42
• HOA: −$37
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $215

Break-even live

Break-even rent $993

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $272	-5% $244	+0% $215	+5% $187	+10% $159
Rent	-10% $115	-5% $165	+0% $215	+5% $265	+10% $315
Rate	-1.0pp $266	-0.5pp $241	base $215	+0.5pp $189	+1.0pp $163

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: $24,975
• Closing costs: $2,997
• 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	0.06mi
7900 N Stadium Dr Houston, TX	1.0	1.0	696	$1,250	$1.80	44d	1	0.09mi
1339 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,680	$2.32	44d	1	0.11mi
1333 Old Spanish Trl Unit 1148 Houston, TX	1.0	1.0	725	$1,320	$1.82	0d	1	0.12mi
1333 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,274	$1.76	13d	1	0.14mi
1333 Old Spanish Trl Unit 1348 Houston, TX	1.0	1.0	725	$1,324	$1.83	11d	1	0.14mi
1333 Old Spanish Trl Unit 324 Houston, TX	1.0	1.0	725	$1,285	$1.77	8d	1	0.14mi
1333 Old Spanish Trl Unit 1354 Houston, TX	1.0	1.0	725	$1,335	$1.84	14d	1	0.14mi
1330 Old Spanish Trl Houston, TX	1.0–2.0	1.0	726	$1,050	$1.45	0d	7	0.15mi
7710 S Main St Unit 7752 Houston, TX	1.0	1.0	580	$769	$1.33	0d	1	0.21mi
7710 S Main St Unit 147 Houston, TX	1.0	1.0	580	$774	$1.33	11d	1	0.25mi
1711 Old Spanish Trl Houston, TX	1.0–2.0	1.0–2.0	1078	$1,500	$1.39	20d	10	0.40mi
7600 Kirby Dr Houston, TX	3.0	1.0–2.0	931	$1,576	$1.69	0d	29	0.42mi
8333 Braesmain Dr Houston, TX	1.0–2.0	1.0–2.0	1086	$1,457	$1.34	0d	29	0.45mi
7777 Greenbriar Houston, TX	1.0–2.0	1.0–2.0	879	$1,333	$1.52	0d	18	0.45mi
7682 Phoenix Dr Houston, TX	1.0	1.0	702	$1,214	$1.73	44d	1	0.46mi
8600 Main St Houston, TX	1.0	1.0	634	$1,080	$1.70	44d	1	0.49mi
7556 Kirby Dr Houston, TX	1.0	1.0	715	$1,339	$1.87	44d	1	0.49mi
1819 S Braeswood Blvd Houston, TX	1.0–2.0	1.0–2.0	971	$1,115	$1.15	0d	28	0.53mi
1199 McNee Rd Houston, TX	1.0	1.0	643	$1,100	$1.71	25d	1	0.54mi
7550 Kirby Dr Houston, TX	1.0–3.0	1.0–2.0	947	$1,437	$1.52	0d	30	0.59mi
2222 Maroneal St Houston, TX	1.0–3.0	1.0–2.0	951	$1,303	$1.37	0d	37	0.61mi
2228 Maroneal St Houston, TX	1.0	1.0	610	$1,324	$2.17	44d	1	0.62mi
8700 Main St Houston, TX	1.0–2.0	1.0–2.0	954	$1,401	$1.47	0d	5	0.63mi
1025 Swanson St Unit 211 Houston, TX	1.0	1.0	406	$925	$2.28	25d	1	0.63mi
7892 Knight Rd Houston, TX	3.0	1.0–3.0	920	$1,818	$1.98	0d	14	0.64mi
7000 Greenbriar Dr Houston, TX	1.0–2.0	1.0–2.0	829	$1,200	$1.45	8d	4	0.66mi
8181 Fannin St Houston, TX	3.0	1.0–2.0	802	$1,327	$1.65	2d	33	0.68mi
2900 N Braeswood Blvd Houston, TX	1.0–3.0	1.0–2.0	1193	$1,301	$1.09	0d	30	0.78mi
1800 El Paseo St Houston, TX	1.0–2.0	1.0–2.0	750	$802	$1.07	0d	37	0.86mi
7315 Brompton St Unit 1047 Houston, TX	1.0	1.0	505	$1,019	$2.02	3d	1	0.86mi
7315 Brompton St Houston, TX	1.0–2.0	1.0–2.0	769	$969	$1.26	5d	6	0.86mi
7315 Brompton St Houston, TX	1.0–2.0	1.0–2.0	832	$1,045	$1.26	13d	6	0.86mi
7510 Brompton Rd Houston, TX	1.0–3.0	1.0–2.0	1338	$770	$0.58	2d	165	0.87mi
2801 Broadmead Dr Unit 2875 Houston, TX	1.0	1.0	635	$1,049	$1.65	11d	1	0.87mi
2801 Broadmead Dr Unit 102 Houston, TX	1.0	1.0	632	$1,077	$1.70	5d	1	0.87mi
2801 Broadmead Dr Unit 113 Houston, TX	1.0	1.0	684	$923	$1.35	25d	1	0.87mi
2801 Broadmead Dr Unit 2822 Houston, TX	1.0	1.0	635	$1,045	$1.65	14d	1	0.87mi
2801 Broadmead Dr Unit 325 Houston, TX	1.0	1.0	635	$1,045	$1.65	0d	1	0.87mi
2801 Broadmead Dr Unit 102 Houston, TX	1.0	1.0	635	$1,080	$1.70	44d	1	0.87mi

HOA detail condo

• Monthly dues: $37 · $444/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 9 DOM
2. 2026-06-17
   days on market $99,900 Active 8 DOM
3. 2026-06-16
   days on market $99,900 Active 7 DOM
4. 2026-06-15
   days on market $99,900 Active 6 DOM
5. 2026-06-13
   pricestatusdays on market $99,900 Active 4 DOM
6. 2026-06-10
   days on market $139,900 Coming Soon 21 DOM
7. 2026-06-08
   days on market $139,900 Coming Soon 20 DOM
8. 2026-06-07
   days on market $139,900 Coming Soon 19 DOM
9. 2026-06-04
   days on market $139,900 Coming Soon 16 DOM
10. 2026-06-01
    days on market $139,900 Coming Soon 13 DOM
11. 2026-05-31
    days on market $139,900 Coming Soon 12 DOM
12. 2026-05-19
    historical $139,900
13. 2023-08-07
    soldstatus
14. 2023-08-04
    soldstatus Sold 232-char remark

    Show marketing remark (232 chars)

    Charming and cute 1/1 condo near the medical center. Engineered wood floors in living area, granite countertops in kitchen and bathroom. Wood burning fireplace accentuates the living room and a small patio offers light and solitude.

15. 2023-08-01
    status Pending 232-char remark

    Show marketing remark (232 chars)

    Charming and cute 1/1 condo near the medical center. Engineered wood floors in living area, granite countertops in kitchen and bathroom. Wood burning fireplace accentuates the living room and a small patio offers light and solitude.

16. 2023-05-25
    price $115,000 232-char remark

    Show marketing remark (232 chars)

    Charming and cute 1/1 condo near the medical center. Engineered wood floors in living area, granite countertops in kitchen and bathroom. Wood burning fireplace accentuates the living room and a small patio offers light and solitude.

17. 2023-04-25
    price $119,000 232-char remark

    Show marketing remark (232 chars)

    Charming and cute 1/1 condo near the medical center. Engineered wood floors in living area, granite countertops in kitchen and bathroom. Wood burning fireplace accentuates the living room and a small patio offers light and solitude.

18. 2023-03-24
    listed $125,000 Active 232-char remark

    Show marketing remark (232 chars)

    Charming and cute 1/1 condo near the medical center. Engineered wood floors in living area, granite countertops in kitchen and bathroom. Wood burning fireplace accentuates the living room and a small patio offers light and solitude.

19. 1996-06-07
    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: $2,187 · $182/mo
• Projected year-2 tax: $2,187 · $182/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 (shaded) · 24% 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: $15,190
• − Mortgage interest: −$5,596
• − Property taxes: −$2,187
• − Insurance: −$500
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − HOA: −$444
• − Depreciation: −$2,906
• Taxable income: $1,127
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,312/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

+11.9% since first listed

8 events — show timeline

• 2026-05-19 Coming Soon $139,900 HARMLS
• 2023-08-07 Sold (Public Records) — Public Records
• 2023-08-04 Sold (MLS) — HARMLS
• 2023-08-01 Pending — HARMLS
• 2023-05-25 Price Changed $115,000 HARMLS
• 2023-04-25 Price Changed $119,000 HARMLS
• 2023-03-24 Listed $125,000 HARMLS
• 1996-06-07 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,187 · +3.6% YoY. Source: county tax records.