1416 Sydnor St · Houston, TX 77020

$114,900

2 bd · 1.0 ba · 777 sqft · SingleFamily public records · 64 Days on market

Built 1920 5,000 sqft lot $148/sqft · 19% below area Est $141k · 19% under ↓ 51% since listing

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Modern Living Near Downtown! Discover contemporary design and comfort at 1416 Sydnor St — a beautifully crafted home just minutes from Downtown Houston. Enjoy open-concept living, upscale finishes, and a private yard — perfect for city living with suburban tranquility. This move-in-ready home offers open spaces, natural light, and easy access to shopping, dining, and entertainment. Schedule your private tour of 1416 Sydnor St today and experience modern Houston living for yourself!

Key facts

• Open concept living
• Private yard
• 5,000 sq ft lot

Tags

• OPEN CONCEPT LIVING
• PRIVATE YARD
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 fast (+4.3%/yr); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 39% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.3% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.43% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 5.8

CMA / ARV

• ARV (median comp): $141,059
• List price: $114,900
• Delta: -18.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3208 Sumpter St	0.40mi	2/1.0	799 (+3%)	1mo	$147,000	$184	75
3015 Stonewall St	0.05mi	2/1.0	720 (-7%)	21mo	$140,000	$194	68
910 Mcleary St	0.62mi	2/1.0	780 (+0%)	3mo	$145,000	$186	68
4108 Providence St	0.58mi	2/1.0	792 (+2%)	4mo	$130,000	$164	66
2235 Hutton St	0.72mi	2/2.0	840 (+8%)	9mo	$72,000	$86	41
510 Cage St	0.53mi	2/1.0	850 (+9%)	22mo	$120,000	$141	41
2402 Lee St	0.67mi	2/1.0	708 (-9%)	21mo	$120,000	$169	36

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

Projected returns pro-forma

10.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 3.91×
• Total profit: $93,754
• Equity at exit: $103,511

10-year hold

• IRR: 32.8%
• Equity multiple: 9.02×
• Total profit: $257,921
• Equity at exit: $223,225

Cash invested: $32,172 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$603
• Tax from tax record: −$190 /mo · $2,274/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $455

Break-even live

Break-even rent $1,063

Max offer price $114,900

Occupancy floor 67%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	44d	1	0.37mi
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	24d	1	0.41mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	44d	1	0.55mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	44d	1	0.62mi
2810 Riverby Rd Houston, TX	1.0	1.0	692	$1,950	$2.82	3d	1	0.80mi
1556 Leona St Houston, TX	1.0	1.0	905	$1,505	$1.66	44d	1	0.81mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$2,713	$2.80	1d	69	0.85mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	21d	16	0.85mi
4249 Clinton Dr Houston, TX	1.0	1.0	692	$1,950	$2.82	3d	1	0.86mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	2d	19	0.86mi
1519 McKee St Unit 5 Houston, TX	1.0	1.0	650	$1,200	$1.85	15d	1	0.87mi
913 McKee St Houston, TX	1.0	1.0	714	$1,003	$1.40	44d	1	0.93mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,320	$1.32	5d	1	0.93mi
3019 Florida St Houston, TX	2.0	1.0	576	$950	$1.65	44d	1	0.96mi
650 McKee St Unit 671 Houston, TX	1.0	1.0	650	$1,041	$1.60	11d	1	0.96mi
650 McKee St Unit 1162 Houston, TX	1.0	1.0	650	$1,002	$1.54	5d	1	0.96mi
650 McKee St Apt 324 Houston, TX	1.0	1.0	650	$1,002	$1.54	8d	1	0.96mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	44d	1	0.96mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	8d	1	0.96mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	11d	1	0.96mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,682	$1.74	3d	1	0.96mi
650 McKee St Unit 701 Houston, TX	1.0	1.0	650	$1,032	$1.59	44d	1	0.96mi
650 McKee St Unit 671 Houston, TX	1.0	1.0	650	$1,037	$1.60	14d	1	0.96mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	5d	1	0.96mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	5d	1	0.96mi
650 McKee St Unit 1112 Houston, TX	1.0	1.0	650	$999	$1.54	3d	1	0.96mi
650 McKee St Houston, TX	1.0	1.0	650	$991	$1.52	13d	1	0.97mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	2d	16	1.00mi
711 William St Houston, TX	1.0	1.0	960	$1,700	$1.77	18d	1	1.05mi
2115 Runnels St Houston, TX	2.0	2.0	1053	$1,775	$1.69	44d	1	1.05mi
2115 Runnels St Unit 2130 Houston, TX	1.0	1.0	705	$1,509	$2.14	14d	1	1.05mi
2115 Runnels St Unit 2130 Houston, TX	1.0	1.0	705	$1,513	$2.15	11d	1	1.05mi
2115 Runnels St Unit 2162 Houston, TX	2.0	2.0	959	$1,839	$1.92	5d	1	1.05mi
2115 Runnels St Unit 2148 Houston, TX	2.0	2.0	959	$1,831	$1.91	3d	1	1.05mi
2115 Runnels St Unit 2174 Houston, TX	2.0	2.0	959	$1,863	$1.94	11d	1	1.05mi
2115 Runnels St Unit 2152 Houston, TX	2.0	2.0	959	$1,864	$1.94	44d	1	1.05mi
2115 Runnels St Unit 1187 Houston, TX	1.0	1.0	705	$1,471	$2.09	3d	1	1.05mi
2115 Runnels St Unit 1162 Houston, TX	1.0	1.0	705	$1,474	$2.09	5d	1	1.05mi
2115 Runnels St Unit 1174 Houston, TX	1.0	1.0	705	$1,463	$2.08	13d	1	1.05mi
2115 Runnels St Unit 321 Houston, TX	1.0	1.0	705	$1,474	$2.09	8d	1	1.05mi

Listing history 18 events

1. 2026-05-13
   price $114,900 498-char remark

   Show marketing remark (498 chars)

   Modern Living Near Downtown! Discover contemporary design and comfort at 1416 Sydnor St — a beautifully crafted home just minutes from Downtown Houston. Enjoy open-concept living, upscale finishes, and a private yard — perfect for city living with suburban tranquility. This move-in-ready home offers open spaces, natural light, and easy access to shopping, dining, and entertainment. Schedule your private tour of 1416 Sydnor St today and experience modern Houston living for yourself!

2. 2026-04-20
   price $119,900 498-char remark

   Show marketing remark (498 chars)

   Modern Living Near Downtown! Discover contemporary design and comfort at 1416 Sydnor St — a beautifully crafted home just minutes from Downtown Houston. Enjoy open-concept living, upscale finishes, and a private yard — perfect for city living with suburban tranquility. This move-in-ready home offers open spaces, natural light, and easy access to shopping, dining, and entertainment. Schedule your private tour of 1416 Sydnor St today and experience modern Houston living for yourself!

3. 2026-03-26
   listed $124,900 Active 498-char remark

   Show marketing remark (498 chars)

   Modern Living Near Downtown! Discover contemporary design and comfort at 1416 Sydnor St — a beautifully crafted home just minutes from Downtown Houston. Enjoy open-concept living, upscale finishes, and a private yard — perfect for city living with suburban tranquility. This move-in-ready home offers open spaces, natural light, and easy access to shopping, dining, and entertainment. Schedule your private tour of 1416 Sydnor St today and experience modern Houston living for yourself!

4. 2026-03-25
   historical
5. 2026-03-10
   price $124,900
6. 2026-02-05
   status Active
7. 2026-01-30
   status Pending
8. 2025-12-04
   price $132,500
9. 2025-10-24
   listed $134,900 Active
10. 2025-06-02
    historical
11. 2025-05-04
    historical $1,400
12. 2025-05-02
    listed $1,400
13. 2025-03-18
    listed $195,000 Active
14. 2022-12-27
    historical
15. 2022-11-17
    price $184,900
16. 2022-11-09
    price $199,900
17. 2022-11-01
    listed $234,900 Active
18. 1995-08-30
    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: $2,274 · $190/mo
• Projected year-2 tax: $2,274 · $190/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $19,675
• − Mortgage interest: −$6,436
• − Property taxes: −$2,274
• − Insurance: −$574
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$3,343
• Taxable income: $3,900
• Est. tax owed @ 24.0%: −$936
• After-tax cash flow: $4,528/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% Other Indo-European 1%

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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

-51.1% since first listed

18 events — show timeline

• 2026-05-13 Price Changed $114,900 HARMLS
• 2026-04-20 Price Changed $119,900 HARMLS
• 2026-03-26 Listed $124,900 HARMLS
• 2026-03-25 Listing Removed — HARMLS
• 2026-03-10 Price Changed $124,900 HARMLS
• 2026-02-05 Relisted — HARMLS
• 2026-01-30 Pending — HARMLS
• 2025-12-04 Price Changed $132,500 HARMLS
• 2025-10-24 Listed $134,900 HARMLS
• 2025-06-02 Listing Removed — HARMLS
• 2025-05-04 Rental Removed $1,400 APPFOLIO
• 2025-05-02 Listed for Rent $1,400 APPFOLIO
• 2025-03-18 Listed $195,000 HARMLS
• 2022-12-27 Listing Removed — HARMLS
• 2022-11-17 Price Changed $184,900 HARMLS
• 2022-11-09 Price Changed $199,900 HARMLS
• 2022-11-01 Listed $234,900 HARMLS
• 1995-08-30 Sold (Public Records) — Public Records

Property tax history

+11.9%/yr

Latest (2025): $2,274 · +1.6% YoY. Source: county tax records.