9426 Nyssa St · Houston, TX 77078

$1

3 bd · 2.0 ba · 1,880 sqft · SingleFamily public records · 17 Days on market

Built 2022 7,021 sqft lot ↓ 3% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home! This newly built house offers a spacious layout throughout the living room and dining area. A beautiful kitchen with custom cabinetry & a large island to match. Oversized primary bedroom with tray ceilings, a walk-in closet & detailed tile work in bathrooms. Secondary bedrooms are spacious and include double closets with built in shelves. Schedule your private tour today & fall in love with your new home!

Key facts

• 7,021 sq ft lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• Other:
• Financial info: Lease not considered
• HOA & community:

Exterior

• Parking: Attached garage with 2 parking spaces
• Security:
• Utilities: Public water; Public sewer
• Home design: Residential property; Slab foundation; Built in 2022; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Subdivision lot

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: 3 total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 1569999.8% 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: 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 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 131 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,656/mo this rent would consume 51% of the median local household income ($39k/yr) (locally 780% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 165612.00% ✓
• Cap rate: 1569999.76%
• Cash-on-cash: 5607119.53%
• DSCR: 249486.27
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $266,960
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9409 Kentshire Dr	0.05mi	4/2.0 (+1)	1,904 (+1%)	4mo	$110,200	$58	87
9418 Madera Rd	0.12mi	3/2.5	2,100 (+12%)	1mo	$289,999	$138	72
9230 Madera Rd	0.24mi	3/2.5	1,830 (-3%)	21mo	$329,900	$180	65
9420 Madera Rd	0.12mi	3/2.5	2,100 (+12%)	19mo	$298,003	$142	57
9711 Summer Shadow Way	0.51mi	3/2.5	1,963 (+4%)	16mo	$246,000	$125	53
8807 Robin Song Trl	0.60mi	3/2.5	1,963 (+4%)	12mo	$337,510	$172	53
9615 Summer Shadow Way	0.55mi	3/2.5	1,963 (+4%)	16mo	$258,000	$131	52
9009 Kentshire Dr	0.48mi	3/2.0	1,785 (-5%)	22mo	$309,600	$173	51
9622 Robins Wood Dr	0.55mi	3/2.5	1,963 (+4%)	18mo	$274,000	$140	50
8806 Russet Feather Trl	0.59mi	3/2.5	1,963 (+4%)	23mo	$302,710	$154	44
9626 Robins Wood Dr	0.56mi	3/2.5	1,689 (-10%)	20mo	$274,000	$162	38

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

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 297690.93×
• Total profit: $83,353
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 642795.73×
• Total profit: $179,983
• Equity at exit: $1

Cash invested: $0 (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 77078

• Home prices YoY: 0.8%
• Active inventory: 131

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $1,308

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $1,308	-5% $1,308	+0% $1,308	+5% $1,308	+10% $1,308
Rent	-10% $1,177	-5% $1,243	+0% $1,308	+5% $1,374	+10% $1,439
Rate	-1.0pp $1,308	-0.5pp $1,308	base $1,308	+0.5pp $1,308	+1.0pp $1,308

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9517 Madera Rd Houston, TX	3.0	2.0	1608	$1,500	$0.93	44d	1	0.09mi
9405 Caddo Rd Houston, TX	3.0	2.0	1298	$1,675	$1.29	0d	1	0.14mi
9218 Nyssa St Unit B Houston, TX	3.0	2.5	1608	$1,475	$0.92	0d	1	0.25mi
9393 Tidwell Rd Houston, TX	2.0–4.0	2.0	1050	$1,264	$1.20	0d	11	0.46mi
9526 Balsam Ln Houston, TX	3.0	1.5	1533	$1,475	$0.96	6d	1	0.65mi
9930 Valley Lake Dr Houston, TX	4.0	2.0	1385	$1,795	$1.30	44d	1	0.69mi
9943 Valley Wind Dr Houston, TX	3.0	2.0	1319	$1,575	$1.19	0d	1	0.98mi
9702 Hillis St Houston, TX	3.0	2.0	1612	$1,550	$0.96	44d	1	1.18mi
9137 Woodlyn Rd Houston, TX	3.0	1.0	1568	$1,550	$0.99	22d	1	1.23mi
9334 Crestview Dr Houston, TX	4.0	2.5	1899	$1,745	$0.92	6d	1	1.32mi
8314 Madera Rd Unit B Houston, TX	3.0	2.5	1608	$1,495	$0.93	25d	1	1.36mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	44d	1	1.40mi
8631 Homewood Ln Unit A Houston, TX	3.0	2.5	1500	$1,850	$1.23	44d	1	1.40mi
8631 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	44d	1	1.40mi
8627 Homewood Ln Unit B Houston, TX	3.0	2.5	1500	$1,850	$1.23	44d	1	1.41mi
8625 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	44d	1	1.41mi

Listing history 11 events

1. 2026-06-21
   days on market $1 Active 17 DOM
2. 2026-06-18
   days on market $1 Active 14 DOM
3. 2026-06-17
   days on market $1 Active 13 DOM
4. 2026-06-16
   remarks 287-char remark
5. 2026-06-16
   days on market $1 Active 12 DOM
6. 2026-06-15
   days on market $1 Active 11 DOM
7. 2026-06-13
   days on market $1 Active 9 DOM
8. 2026-06-09
   days on market $1 Active 5 DOM
9. 2026-06-08
   days on market $1 Active 4 DOM
10. 2026-06-07
    remarks 255-char remark
11. 2026-06-07
    listed $1 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $19,873
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$0
• Taxable income: $16,694
• Est. tax owed @ 24.0%: −$4,006
• After-tax cash flow: $11,693/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): 14,247
• Household income: $39,093
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 780.0

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

• Race & ethnicity: Black 49% Hispanic / Latino 46% Two or more races 15% White 5%
• Hispanic origin (detail): Mexican 36% Cuban 1%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 24% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 2.50%
• Current HPI: 307.0842
• Rent YoY: —
• 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

-3.2% since first listed

13 events — show timeline

• 2026-06-04 Listed $1 HARMLS
• 2023-10-19 Sold (Public Records) — Public Records
• 2023-10-17 Sold (MLS) — HARMLS
• 2023-09-25 Pending — HARMLS
• 2023-09-22 Pending — HARMLS
• 2023-09-22 Pending — HARMLS
• 2023-09-15 Pending — HARMLS
• 2023-09-10 Pending — HARMLS
• 2023-08-30 Pending — HARMLS
• 2023-07-02 Price Changed $299,900 HARMLS
• 2023-05-02 Listed $309,900 HARMLS
• 2019-10-15 Sold (Public Records) — Public Records
• 1996-02-01 Sold (Public Records) — Public Records

Property tax history

+27.1%/yr

Latest (2025): $6,861 · +5.6% YoY. Source: county tax records.