7426 Navasota St · Houston, TX 77016

$220,000

4 bd · 1.5 ba · 1,980 sqft · SingleFamily public records · 48 Days on market

Built 1962 0.25 ac lot $111/sqft · at area comps Est $226k · at est. ↓ 15% since listing

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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 +15.8/30.0
• Appreciation +9.3/10.0
• ARV discount +8.7/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Well maintained, single Family Home for sale. The home is situated on a generous lot with a huge, fenced backyard. The backyard is a dream for those who love to entertain. No back neighbors contribute to the serene feel. Seller has invested in multiple updates over the last few years. Please see attachment for complete list of updates. Generous two car garage with ample driveway parking. Added bonus- Houston Community College is building a new campus within walking distance! Easy access to 59N. No HOA!

Key facts

• Multiple updates
• Easy access to 59n
• Huge backyard

Tags

• FENCED BACKYARD
• HUGE BACKYARD
• MULTIPLE UPDATES
• EASY ACCESS TO 59N

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1962; Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Fenced back yard; Private yard; Side yard; Concrete road surface

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Granite counters; Kitchen/family room combo; Laminate counters; Tub with shower; Ceiling fans; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (10.0% below list).
• Recommended offer: $198k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Shadydale El (math 11% / reading 20%, grade F, #3,990 of 4,322 statewide, top 93%, 631 students, 95% FRL); Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% 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: Rents flat; 372 active listings in the ZIP; 25 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).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k 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 $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

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 $198,003 (10.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (median comp): $225,956
• List price: $220,000
• Delta: -2.64%
• 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
7302 Marilyn Ln	0.23mi	4/2.0	1,811 (-8%)	0mo	$220,000	$121	73
7226 Gore Dr	0.34mi	4/1.5	2,100 (+6%)	2mo	$205,000	$98	72
7905 Elowen Grove Dr	0.70mi	4/2.5	2,121 (+7%)	1mo	$306,040	$144	50
7917 Elowen Grove Dr	0.75mi	4/2.5	2,121 (+7%)	1mo	$309,290	$146	48
10319 Vinca Minor Ln	0.67mi	3/2.5 (-1)	1,826 (-8%)	0mo	$296,290	$162	46
10331 Vinca Minor Ln	0.66mi	3/2.5 (-1)	1,826 (-8%)	1mo	$296,040	$162	46
7907 Elowen Grove Dr	0.71mi	3/2.5 (-1)	1,826 (-8%)	1mo	$295,540	$162	44
7904 Elowen Grove Dr	0.71mi	4/2.5	2,260 (+14%)	1mo	$320,540	$142	38
10323 Vinca Minor Ln	0.67mi	4/3.0	2,260 (+14%)	2mo	$322,040	$142	38
10307 Vinca Minor Ln	0.69mi	4/3.0	2,260 (+14%)	1mo	$319,040	$141	38
7915 Elowen Grove Dr	0.74mi	4/2.5	2,260 (+14%)	1mo	$320,540	$142	37
7912 Elowen Grove Dr	0.74mi	4/2.5	2,260 (+14%)	1mo	$320,290	$142	37

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: 22.0%
• Equity multiple: 2.64×
• Total profit: $101,315
• Equity at exit: $176,940

10-year hold

• IRR: 19.3%
• Equity multiple: 5.56×
• Total profit: $280,610
• Equity at exit: $361,008

Cash invested: $61,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$218 /mo · $2,610/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $101

Break-even live

Break-even rent $1,852

Max offer price $220,000

Occupancy floor 90%

Sensitivity live

Price	-10% $226	-5% $164	+0% $101	+5% $39	+10% $-23
Rent	-10% $-55	-5% $23	+0% $101	+5% $180	+10% $258
Rate	-1.0pp $212	-0.5pp $157	base $101	+0.5pp $44	+1.0pp $-14

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	14d	1	0.23mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	17d	1	0.33mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	44d	1	0.33mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	19d	1	0.35mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	8d	1	0.35mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,782	$2.53	8d	1	0.47mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	24d	1	0.58mi
7426 Bigwood St Houston, TX	4.0	2.0	1997	$1,850	$0.93	14d	1	0.69mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	44d	1	0.71mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	24d	1	0.73mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,520	$1.49	8d	1	0.78mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	5d	1	0.86mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	21d	1	1.01mi
8102 Rhobell St Unit A Houston, TX	4.0	3.5	1567	$1,750	$1.12	44d	1	1.12mi
7223 Valmont Dr Houston, TX	4.0	2.0	1546	$1,595	$1.03	44d	1	1.14mi
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	22d	1	1.15mi
8214 Parker Rd Unit B Houston, TX	3.0	2.0	1608	$1,560	$0.97	8d	1	1.19mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.27mi
9326 Firnat St Unit B Houston, TX	3.0	2.5	1902	$1,900	$1.00	44d	1	1.32mi
9328 Firnat St Unit B Houston, TX	3.0	2.5	1902	$1,900	$1.00	44d	1	1.32mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	1.32mi
9320 Firnat St Unit A Houston, TX	3.0	2.5	1900	$1,850	$0.97	8d	1	1.32mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,695	$1.05	15d	1	1.37mi
8314 Madera Rd Unit B Houston, TX	3.0	2.5	1608	$1,495	$0.93	24d	1	1.38mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	8d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $220,000 Active 48 DOM
2. 2026-06-17
   days on market $220,000 Active 47 DOM
3. 2026-06-16
   days on market $220,000 Active 46 DOM
4. 2026-06-15
   days on market $220,000 Active 45 DOM
5. 2026-06-13
   days on market $220,000 Active 43 DOM
6. 2026-06-10
   days on market $220,000 Active 39 DOM
7. 2026-06-08
   days on market $220,000 Active 38 DOM
8. 2026-06-07
   days on market $220,000 Active 37 DOM
9. 2026-06-04
   days on market $220,000 Active 34 DOM
10. 2026-06-01
    days on market $220,000 Active 31 DOM
11. 2026-05-31
    days on market $220,000 Active 30 DOM
12. 2026-05-01
    listed $220,000 Active 516-char remark
13. 2025-02-20
    soldstatus
14. 2025-01-24
    historical $1,750
15. 2025-01-24
    historical
16. 2025-01-19
    listed $229,000 Active
17. 2024-12-19
    listed $1,750
18. 2024-12-18
    historical
19. 2024-11-30
    price $229,000
20. 2024-08-29
    price $249,000
21. 2024-06-24
    listed $260,000 Active
22. 2024-04-17
    soldstatus
23. 2013-04-04
    soldstatus
24. 2013-04-04
    soldstatus
25. 1993-06-16
    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: $2,610 · $218/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$1,416/yr (+$118/mo · 54.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $23,760
• − Mortgage interest: −$12,323
• − Property taxes: −$2,610
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$6,400
• Taxable loss: −$2,475
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $1,810/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

-15.4% since first listed

14 events — show timeline

• 2026-05-01 Listed $220,000 HARMLS
• 2025-02-20 Sold (Public Records) — Public Records
• 2025-01-24 Rental Removed $1,750 HARMLS
• 2025-01-24 Listing Removed — HARMLS
• 2025-01-19 Listed $229,000 HARMLS
• 2024-12-19 Listed for Rent $1,750 HARMLS
• 2024-12-18 Listing Removed — HARMLS
• 2024-11-30 Price Changed $229,000 HARMLS
• 2024-08-29 Price Changed $249,000 HARMLS
• 2024-06-24 Listed $260,000 HARMLS
• 2024-04-17 Sold (Public Records) — Public Records
• 2013-04-04 Sold (Public Records) — Public Records
• 2013-04-04 Sold (Public Records) — Public Records
• 1993-06-16 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,610 · +11.7% YoY. Source: county tax records.