1917 Elysian St · Houston, TX 77026

$190,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 70 Days on market

Built 1920 4,700 sqft lot $173/sqft · 17% below area Est $230k · 17% under ↓ 37% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Appreciation +6.9/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +3.0/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Prime location near Downtown Houston with tons of potential! This property at 1917 Elysian St is surrounded by new construction and sits just minutes from major destinations like the Heights, Eado, and Midtown. Enjoy quick access to I-10, I-45, and US-59, and explore nearby attractions like Minute Maid Park, Discovery Green, and the upcoming East River Project—a 150-acre mixed-use development bringing shops, restaurants, offices, and green spaces to the area. The home needs repairs but offers a great opportunity to renovate or rebuild in a fast-growing, high-demand neighborhood.

Key facts

• us-59
• i-45
• Nearby attractions

Tags

• PRIME LOCATION
• NEAR DOWNTOWN HOUSTON
• QUICK ACCESS TO I-10
• I-45
• US-59
• NEARBY ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (9.1% below list).
• Recommended offer: $173k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 rising (+3.1%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,727/mo this rent would consume 53% of the median local household income ($39k/yr) (locally 1531% 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 $9k of equity ($1k loan paydown + $7k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($179k) 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,709 (9.1% 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 70 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 9.2

CMA / ARV

• ARV (median comp): $229,856
• List price: $190,000
• Delta: -17.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1912 Semmes St	0.17mi	2/1.0	1,104 (+0%)	2mo	$65,000	$59	90
2112 Terry St	0.18mi	3/1.0 (+1)	1,132 (+3%)	2mo	$119,500	$106	80
1816 Mckee St	0.10mi	3/1.0 (+1)	1,170 (+6%)	5mo	$200,000	$171	76
1409 Morris St	0.41mi	3/3.0 (+1)	1,148 (+4%)	0mo	$315,000	$274	60
2007 Cochran St	0.33mi	1/1.0 (-1)	984 (-10%)	4mo	$175,000	$178	59
2715 Chapman St	0.53mi	2/2.0	1,214 (+10%)	2mo	$175,997	$145	53
2309 Chestnut St	0.71mi	2/1.0	1,192 (+8%)	3mo	$225,000	$189	50
3053 Noble St	0.74mi	2/1.0	1,200 (+9%)	1mo	$64,497	$54	50
2006 Stevens St	0.43mi	3/2.0 (+1)	1,243 (+13%)	6mo	$225,000	$181	44
2111 Davis St	0.48mi	3/2.0 (+1)	1,243 (+13%)	6mo	$175,000	$141	42
2710 Gano St	0.53mi	3/2.0 (+1)	1,265 (+15%)	2mo	$325,000	$257	40
1118 Hammock St	0.70mi	3/1.5 (+1)	1,252 (+14%)	7mo	$280,000	$224	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.89% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.49×
• Total profit: $26,126
• Equity at exit: $95,144

10-year hold

• IRR: 10.4%
• Equity multiple: 2.71×
• Total profit: $91,144
• Equity at exit: $154,675

Cash invested: $53,200 (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 77026

• Home prices YoY: 1.5%
• Rents YoY: 3.1%
• Active inventory: 445
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$996
• Tax from tax record: −$385 /mo · $4,624/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-97

Break-even live

Break-even rent $1,849

Max offer price $172,949

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	43d	1	0.30mi
2209 Gano St Unit 4 Houston, TX	2.0	1.0	700	$1,250	$1.79	43d	1	0.31mi
2209 Gano St Unit 3 Houston, TX	2.0	1.0	700	$1,200	$1.71	43d	1	0.31mi
1556 Leona St Houston, TX	1.0	1.0	905	$1,505	$1.66	43d	1	0.38mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	1d	19	0.42mi
1550 Leona St Unit 1587 Houston, TX	2.0	2.0	1131	$1,942	$1.72	43d	1	0.46mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	2d	16	0.50mi
1514 Everett St Houston, TX	2.0	1.0	970	$1,840	$1.90	19d	1	0.58mi
1725 N Main St Houston, TX	2.0	2.0	988	$2,263	$2.29	43d	1	0.67mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,007	$2.02	3d	42	0.68mi
2016 N Main St Houston, TX	2.0	2.0	1169	$2,200	$1.88	43d	1	0.69mi
913 McKee St Houston, TX	1.0	1.0	714	$1,003	$1.40	43d	1	0.69mi
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	24d	1	0.74mi
2316 Freeman St Unit 3 Houston, TX	1.0	1.0	750	$985	$1.31	7d	1	0.76mi
412 Paschall St Unit 1316398P Houston, TX	3.0	2.0	1130	$4,840	$4.28	12d	1	0.77mi
2310 N Main St Houston, TX	2.0	2.0	997	$1,687	$1.69	43d	1	0.78mi
711 William St Houston, TX	1.0	1.0	1340	$2,250	$1.68	43d	1	0.83mi
711 William St Houston, TX	1.0	1.0	960	$1,700	$1.77	18d	1	0.83mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	5d	1	0.89mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	5d	1	0.89mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,082	$1.83	3d	1	0.89mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	43d	1	0.89mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	7d	1	0.89mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	10d	1	0.89mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	43d	1	0.89mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,682	$1.74	3d	1	0.89mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	10d	1	0.89mi
200 Hogan St Houston, TX	2.0	2.0	1058	$1,904	$1.80	12d	1	0.91mi
2623 Keene St Apt 514 Houston, TX	1.0	1.0	1178	$1,949	$1.65	43d	1	0.95mi
2623 Keene St Houston, TX	2.0	1.0–2.0	965	$3,280	$3.40	16d	44	0.95mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	43d	1	0.98mi
207 Carl St Houston, TX	2.0	2.0	1230	$2,250	$1.83	43d	1	1.00mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	43d	1	1.00mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	20d	1	1.02mi
6 N Main St Houston, TX	1.0	1.0	763	$1,851	$2.43	24d	1	1.02mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	43d	1	1.02mi
914 Bunton St Houston, TX	3.0	2.0	1389	$1,950	$1.40	43d	1	1.11mi
306 North St Houston, TX	2.0	1.0	950	$1,150	$1.21	43d	1	1.14mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	20d	16	1.15mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$2,713	$2.80	1d	69	1.15mi

Listing history 21 events

1. 2026-06-18
   days on market $190,000 Active 70 DOM
2. 2026-06-17
   days on market $190,000 Active 69 DOM
3. 2026-06-16
   days on market $190,000 Active 68 DOM
4. 2026-06-15
   days on market $190,000 Active 67 DOM
5. 2026-06-13
   days on market $190,000 Active 65 DOM
6. 2026-06-10
   days on market $190,000 Active 61 DOM
7. 2026-06-08
   days on market $190,000 Active 60 DOM
8. 2026-06-07
   days on market $190,000 Active 59 DOM
9. 2026-06-04
   days on market $190,000 Active 56 DOM
10. 2026-06-01
    days on market $190,000 Active 53 DOM
11. 2026-05-31
    days on market $190,000 Active 52 DOM
12. 2026-04-09
    listed $190,000 Active 591-char remark

    Show marketing remark (591 chars)

    Prime location near Downtown Houston with tons of potential! This property at 1917 Elysian St is surrounded by new construction and sits just minutes from major destinations like the Heights, Eado, and Midtown. Enjoy quick access to I-10, I-45, and US-59, and explore nearby attractions like Minute Maid Park, Discovery Green, and the upcoming East River Project—a 150-acre mixed-use development bringing shops, restaurants, offices, and green spaces to the area. The home needs repairs but offers a great opportunity to renovate or rebuild in a fast-growing, high-demand neighborhood.

13. 2025-12-31
    historical
14. 2025-09-18
    price $210,000
15. 2025-08-21
    listed $230,000 Active
16. 2025-03-31
    historical
17. 2024-09-25
    listed $220,000 Active
18. 2024-09-24
    historical
19. 2024-07-19
    price $260,000
20. 2024-06-07
    listed $300,000 Active
21. 1999-02-09
    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: $4,624 · $385/mo
• Projected year-2 tax: $4,624 · $385/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,725
• − Mortgage interest: −$10,643
• − Property taxes: −$4,624
• − Insurance: −$950
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$5,527
• Taxable loss: −$4,336
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $-118/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): 21,981
• Household income: $39,211
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1531.0

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▲ 3.89%
• Current HPI: 267.5995
• Rent YoY: ▲ 3.08%
• 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

-36.7% since first listed

10 events — show timeline

• 2026-04-09 Listed $190,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-09-18 Price Changed $210,000 HARMLS
• 2025-08-21 Listed $230,000 HARMLS
• 2025-03-31 Listing Removed — HARMLS
• 2024-09-25 Listed $220,000 HARMLS
• 2024-09-24 Listing Removed — HARMLS
• 2024-07-19 Price Changed $260,000 HARMLS
• 2024-06-07 Listed $300,000 HARMLS
• 1999-02-09 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,624 · +0.5% YoY. Source: county tax records.