2206 Stevens St · Houston, TX 77026

$149,500

4 bd · 1.0 ba · 1,628 sqft · SingleFamily public records · 66 Days on market

Built 1936 6,799 sqft lot ↓ 40% since listing

---

Why this score? — see what drove the B+ 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity to remodel this fantastic home!! This lovely home offers over 1,600 SF of living space and over 6,800 SF lot!! This charming one story home offers 3 bedrooms and 1 full baths. The home features living room, dining, large kitchen with plenty cabinets and an Island, front and backyard, carport. The home already have the slap to build a new garage. Located minutes away from downtown Houston, The Heights, East End River, Saint Arnold’s Brewery and major highways.

Key facts

• Large kitchen
• Front and backyard
• New garage slab

Tags

• LARGE KITCHEN
• FRONT AND BACKYARD
• NEW GARAGE SLAB
• MINUTES FROM DOWNTOWN HOUSTON
• MAJOR HIGHWAYS

Property features AI

Exterior

• Parking: Attached carport; Carport with 1 space
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1936; Pillar/post/pier foundation; Composition roof
• Construction: Vinyl siding; Wood siding
• Exterior features: Covered patio; Deck; Patio; Fully fenced yard; Backs to greenbelt/park; Asphalt road

Interior

• Kitchen: Gas cooktop
• Bedrooms: Primary bedroom (First floor) — 12x23; Bedroom (First floor) — 12x14; Bedroom (First floor) — 17x12
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom (First floor) — 8x10
• Interior features: Granite counters; High ceilings; Kitchen island; Kitchen/family room combo; Pantry; Ceiling fan(s); Living/dining room; Gas log fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (First floor) — 12x14

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

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: Fleming Middle (math 10% / reading 15%, grade F, #1,616 of 1,662 statewide, top 97%, 384 students, 97% FRL); Northside H S (math 15% / reading 26%, grade F, #1,389 of 1,632 statewide, top 86%, 1,168 students, 94% FRL) — zoned schools average 96% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-14 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 rising (+3.1%/yr); 448 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.1% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 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: property tax is 3.0% of price; built in 1936 — 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.48% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.32%
• DSCR: 1.68
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $328,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2709 Davis St	0.29mi	3/2.0 (-1)	1,547 (-5%)	3mo	$114,900	$74	67
2906 Brackenridge St	0.44mi	3/2.0 (-1)	1,600 (-2%)	2mo	$245,000	$153	66
1913 West St	0.23mi	3/2.5 (-1)	1,750 (+8%)	0mo	$387,000	$221	66
2710 Jensen Creek Ln	0.30mi	3/2.5 (-1)	1,508 (-7%)	0mo	$299,900	$199	62
2430 Harrington St	0.40mi	3/3.5 (-1)	1,664 (+2%)	3mo	$339,990	$204	60
3202 Quitman St	0.40mi	3/3.5 (-1)	1,700 (+4%)	3mo	$355,000	$209	57
2704 Jensen Creek Ln	0.58mi	3/2.5 (-1)	1,586 (-3%)	3mo	$299,900	$189	56
3109 Jensen Dr Unit A	0.58mi	3/2.5 (-1)	1,560 (-4%)	0mo	$319,900	$205	55
3109 Stonewall St	0.66mi	3/2.5 (-1)	1,645 (+1%)	3mo	$349,900	$213	54
2814 Elysian St	0.55mi	4/2.0	1,800 (+11%)	0mo	$195,000	$108	52
3107 Jensen Dr Unit C	0.57mi	3/2.5 (-1)	1,560 (-4%)	4mo	$314,900	$202	52
2507 Des Chaumes St	0.38mi	3/2.5 (-1)	1,828 (+12%)	3mo	$289,950	$159	49

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: 23.9%
• Equity multiple: 2.42×
• Total profit: $59,548
• Equity at exit: $74,863

10-year hold

• IRR: 24.1%
• Equity multiple: 4.73×
• Total profit: $156,215
• Equity at exit: $121,705

Cash invested: $41,860 (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: 448
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$784
• Tax from tax record: −$368 /mo · $4,411/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $534

Break-even live

Break-even rent $1,537

Max offer price $149,500

Occupancy floor 71%

Sensitivity live

Price	-10% $619	-5% $577	+0% $534	+5% $492	+10% $450
Rent	-10% $360	-5% $447	+0% $534	+5% $622	+10% $709
Rate	-1.0pp $610	-0.5pp $572	base $534	+0.5pp $496	+1.0pp $456

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	45d	1	0.63mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	45d	1	0.72mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	9d	1	0.73mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	45d	1	0.74mi
2706 Cochran St Houston, TX	3.0	3.5	1791	$2,700	$1.51	21d	1	0.77mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	45d	1	0.84mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$2,922	$1.47	0d	1	0.98mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	45d	1	1.04mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	45d	1	1.11mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	45d	1	1.11mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	45d	1	1.14mi
2403 Everett St Unit A Houston, TX	3.0	3.5	2093	$2,800	$1.34	45d	1	1.15mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,354	$2.37	0d	41	1.15mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,074	$1.83	0d	1	1.18mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	12d	1	1.18mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	45d	1	1.18mi
914 Bunton St Houston, TX	3.0	2.0	1389	$1,950	$1.40	45d	1	1.19mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	9d	1	1.21mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	45d	1	1.21mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	9d	1	1.21mi
410 James St Unit 1031793P Houston, TX	3.0	2.0	1593	$5,668	$3.56	0d	1	1.21mi
410 James St Houston, TX	3.0	2.0	1602	$6,750	$4.21	45d	1	1.21mi
412 Paschall St Unit 1316398P Houston, TX	3.0	2.0	1130	$4,840	$4.28	14d	1	1.22mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	23d	1	1.23mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	0d	69	1.30mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	22d	1	1.32mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	22d	1	1.32mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	45d	1	1.33mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	12d	1	1.46mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	0d	1	1.46mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,005	$1.63	0d	1	1.46mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	13d	1	1.46mi
1039 Hillstar St Houston, TX	3.0	2.5	1780	$2,750	$1.54	13d	1	1.47mi
1524 Evelyn St Houston, TX	3.0	2.5	1804	$2,800	$1.55	45d	1	1.50mi

Listing history 23 events

1. 2026-05-03
   status Pending
2. 2026-05-02
   status Pending
3. 2026-02-25
   listed $149,500 Active
4. 2026-02-25
   historical
5. 2026-02-18
   price $149,500
6. 2025-12-16
   price $163,000
7. 2025-10-14
   historical
8. 2025-10-14
   listed $179,900 Active
9. 2025-09-04
   status Active
10. 2025-09-03
    status Pending
11. 2025-07-19
    listed $179,900 Active
12. 2025-07-19
    historical
13. 2025-07-10
    price $179,900
14. 2025-05-29
    price $189,900
15. 2025-04-12
    price $199,500
16. 2025-03-05
    listed $204,900 Active
17. 2025-03-05
    historical
18. 2025-01-24
    price $214,900
19. 2024-11-29
    listed $224,900 Active
20. 2024-11-29
    historical
21. 2024-10-30
    price $224,900
22. 2024-09-29
    listed $250,000 Active
23. 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: $4,411 · $368/mo
• Projected year-2 tax: $4,411 · $368/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) · 68% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,555
• − Mortgage interest: −$8,374
• − Property taxes: −$4,411
• − Insurance: −$748
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$4,349
• Taxable income: $4,424
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $5,350/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

-40.2% since first listed

23 events — show timeline

• 2026-05-03 Pending — HARMLS
• 2026-05-02 Pending — HARMLS
• 2026-02-25 Listing Removed — HARMLS
• 2026-02-25 Listed $149,500 HARMLS
• 2026-02-18 Price Changed $149,500 HARMLS
• 2025-12-16 Price Changed $163,000 HARMLS
• 2025-10-14 Listing Removed — HARMLS
• 2025-10-14 Listed $179,900 HARMLS
• 2025-09-04 Relisted — HARMLS
• 2025-09-03 Pending — HARMLS
• 2025-07-19 Listing Removed — HARMLS
• 2025-07-19 Listed $179,900 HARMLS
• 2025-07-10 Price Changed $179,900 HARMLS
• 2025-05-29 Price Changed $189,900 HARMLS
• 2025-04-12 Price Changed $199,500 HARMLS
• 2025-03-05 Listing Removed — HARMLS
• 2025-03-05 Listed $204,900 HARMLS
• 2025-01-24 Price Changed $214,900 HARMLS
• 2024-11-29 Listing Removed — HARMLS
• 2024-11-29 Listed $224,900 HARMLS
• 2024-10-30 Price Changed $224,900 HARMLS
• 2024-09-29 Listed $250,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $4,411 · -0.0% YoY. Source: county tax records.