9614 Bean St · Houston, TX 77078

$237,489

3 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 21 Days on market

Built 1975 7,496 sqft lot $166/sqft · 23% above area Est $193k · 23% over

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Why this score? — see what drove the F 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 +6.6/30.0
• Appreciation +6.2/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Move-in ready and fully renovated! This charming home features brand-new windows, fresh paint inside and out, updated flooring, and remodeled bathrooms. Ideal for first-time buyers! Located in a well-kept community with easy access to major freeways. Don’t miss this great opportunity!

Key facts

• Fresh paint
• Updated flooring
• Well-kept community

Tags

• NEW WINDOWS
• FRESH PAINT
• UPDATED FLOORING
• REMODELED BATHROOMS
• WELL-KEPT COMMUNITY
• EASY ACCESS TO MAJOR FREEWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (31.9% below list).
• Recommended offer: $162k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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: 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $1,618/mo this rent would consume 50% 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

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.5% 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,843 (31.9% 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. Built in 1975 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.02%
• DSCR: 0.69
• GRM: 12.2

CMA / ARV

• ARV (median comp): $193,095
• List price: $237,489
• Delta: 22.99%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8410 Rinn St	0.11mi	3/2.0	1,354 (-5%)	4mo	$169,900	$125	82
9627 Glenwood Forest Dr	0.03mi	3/2.0	1,552 (+8%)	3mo	$195,000	$126	82
9606 Guest St	0.23mi	3/2.0	1,383 (-3%)	4mo	$230,000	$166	81
8702 Rinn St	0.41mi	3/2.0	1,358 (-5%)	1mo	$189,900	$140	72
8414 Rinn St	0.11mi	4/1.5 (+1)	1,253 (-12%)	2mo	$190,000	$152	66
8347 Sterlingshire St	0.25mi	3/2.0	1,638 (+14%)	4mo	$195,000	$119	61
8522 Rinn St	0.23mi	4/2.0 (+1)	1,600 (+12%)	5mo	$139,000	$87	60
7909 Elisha Park Dr	0.58mi	3/2.0	1,544 (+8%)	2mo	$250,000	$162	58
9606 Jenny Park Pl	0.53mi	3/2.5	1,609 (+12%)	1mo	$254,000	$158	51
7907 Elisha Park Dr	0.55mi	3/2.5	1,609 (+12%)	4mo	$254,000	$158	49
7911 Elisha Park Dr	0.56mi	3/2.5	1,609 (+12%)	4mo	$254,000	$158	48
8009 Bigwood St	0.55mi	3/2.0	1,628 (+14%)	4mo	$295,000	$181	47

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: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,388
• Equity at exit: $100,124

10-year hold

• IRR: 3.5%
• Equity multiple: 1.52×
• Total profit: $34,262
• Equity at exit: $149,312

Cash invested: $66,497 (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: 129
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$1,245
• Tax from tax record: −$323 /mo · $3,878/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-389

Break-even live

Break-even rent $2,111

Max offer price $168,767

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: $59,372
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9702 Hillis St Houston, TX	3.0	2.0	1612	$1,550	$0.96	43d	1	0.17mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	43d	1	0.17mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	43d	1	0.18mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	7d	1	0.23mi
8302 Caddo Rd Houston, TX	2.0	1.0	896	$1,450	$1.62	43d	1	0.38mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	43d	1	0.40mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	24d	1	0.41mi
8213 Bigwood St Unit A Houston, TX	3.0	2.5	1150	$1,595	$1.39	43d	1	0.41mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	15d	1	0.42mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	15d	1	0.42mi
8314 Madera Rd Unit B Houston, TX	3.0	2.5	1608	$1,495	$0.93	24d	1	0.47mi
8711 Southwark St Unit A Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	0.56mi
8102 Rhobell St Unit A Houston, TX	4.0	3.5	1567	$1,750	$1.12	43d	1	0.57mi
9700 Mesa Dr Houston, TX	1.0–3.0	1.0–2.0	784	$989	$1.26	2d	8	0.58mi
8214 Parker Rd Unit B Houston, TX	3.0	2.0	1608	$1,560	$0.97	7d	1	0.63mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	24d	1	0.72mi
8623 Homewood Unit A Houston, TX	3.0	2.5	1150	$1,850	$1.61	43d	1	0.72mi
8623 Homewood Ln Unit B Houston, TX	3.0	2.5	1150	$1,850	$1.61	18d	1	0.72mi
8625 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	43d	1	0.72mi
8627 Homewood Ln Unit B Houston, TX	3.0	2.5	1500	$1,850	$1.23	43d	1	0.73mi
8631 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	43d	1	0.74mi
8631 Homewood Ln Unit A Houston, TX	3.0	2.5	1500	$1,850	$1.23	43d	1	0.74mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	1d	5	0.75mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,200	$1.22	24d	1	0.76mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,185	$1.20	43d	1	0.76mi
8203 Woodlyn Rd Unit C Houston, TX	3.0	2.5	1650	$1,650	$1.00	7d	1	0.79mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	24d	1	0.83mi
8602 Wilkins Oaks Dr Houston, TX	3.0	2.0	1307	$1,775	$1.36	43d	1	0.88mi
9526 Balsam Ln Houston, TX	3.0	1.5	1533	$1,475	$0.96	5d	1	0.89mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	24d	1	0.94mi
8638 Doris Oaks Cir Houston, TX	3.0	3.0	1777	$1,975	$1.11	43d	1	0.95mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.03mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	43d	1	1.10mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	43d	1	1.10mi
9218 Nyssa St Unit B Houston, TX	3.0	2.5	1608	$1,490	$0.93	2d	1	1.13mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.14mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	24d	1	1.16mi
8102 Crestview Dr Unit A Houston, TX	3.0	2.5	1800	$1,900	$1.06	22d	1	1.18mi
8102 Crestview Dr Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	43d	1	1.18mi
9133 Woodlyn Rd Houston, TX	3.0	1.0	1073	$1,495	$1.39	3d	1	1.20mi

Listing history 29 events

1. 2026-06-18
   days on market $237,489 Active 21 DOM
2. 2026-06-17
   days on market $237,489 Active 20 DOM
3. 2026-06-16
   days on market $237,489 Active 19 DOM
4. 2026-06-15
   days on market $237,489 Active 18 DOM
5. 2026-06-13
   days on market $237,489 Active 16 DOM
6. 2026-06-09
   days on market $237,489 Active 12 DOM
7. 2026-06-08
   days on market $237,489 Active 11 DOM
8. 2026-06-07
   days on market $237,489 Active 10 DOM
9. 2026-06-04
   days on market $237,489 Active 7 DOM
10. 2026-06-03
    days on market $237,489 Active 6 DOM
11. 2026-06-02
    days on market $237,489 Active 5 DOM
12. 2026-06-01
    days on market $237,489 Active 4 DOM
13. 2026-05-31
    days on market $237,489 Active 3 DOM
14. 2026-05-06
    status Pending 291-char remark

    Show marketing remark (291 chars)

    Move-in ready and fully renovated! This charming home features brand-new windows, fresh paint inside and out, updated flooring, and remodeled bathrooms. Ideal for first-time buyers! Located in a well-kept community with easy access to major freeways. Don’t miss this great opportunity!

15. 2026-04-09
    status Active 291-char remark

    Show marketing remark (291 chars)

    Move-in ready and fully renovated! This charming home features brand-new windows, fresh paint inside and out, updated flooring, and remodeled bathrooms. Ideal for first-time buyers! Located in a well-kept community with easy access to major freeways. Don’t miss this great opportunity!

16. 2026-04-01
    historical 291-char remark

    Show marketing remark (291 chars)

    Move-in ready and fully renovated! This charming home features brand-new windows, fresh paint inside and out, updated flooring, and remodeled bathrooms. Ideal for first-time buyers! Located in a well-kept community with easy access to major freeways. Don’t miss this great opportunity!

17. 2025-10-06
    price $237,489 291-char remark

    Show marketing remark (291 chars)

    Move-in ready and fully renovated! This charming home features brand-new windows, fresh paint inside and out, updated flooring, and remodeled bathrooms. Ideal for first-time buyers! Located in a well-kept community with easy access to major freeways. Don’t miss this great opportunity!

18. 2025-09-12
    price $249,587 291-char remark

    Show marketing remark (291 chars)

    Move-in ready and fully renovated! This charming home features brand-new windows, fresh paint inside and out, updated flooring, and remodeled bathrooms. Ideal for first-time buyers! Located in a well-kept community with easy access to major freeways. Don’t miss this great opportunity!

19. 2025-07-25
    listed $254,999 Active 291-char remark

    Show marketing remark (291 chars)

    Move-in ready and fully renovated! This charming home features brand-new windows, fresh paint inside and out, updated flooring, and remodeled bathrooms. Ideal for first-time buyers! Located in a well-kept community with easy access to major freeways. Don’t miss this great opportunity!

20. 2025-06-17
    historical
21. 2025-06-16
    soldstatus
22. 2025-05-22
    listed $185,000 Active
23. 2025-02-01
    historical
24. 2025-01-20
    price $203,000
25. 2025-01-07
    listed $205,000 Active
26. 2025-01-01
    historical $1,700
27. 2024-10-31
    historical
28. 2024-10-10
    listed $1,700
29. 2024-04-08
    listed $210,000 Active

ⓘ 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: $3,878 · $323/mo
• Projected year-2 tax: $4,346 · $362/mo
• Expected delta: +$468/yr (+$39/mo · 12.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 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: $19,421
• − Mortgage interest: −$13,303
• − Property taxes: −$3,878
• − Insurance: −$1,187
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$6,909
• Taxable loss: −$8,964
• Est. tax savings @ 24.0%: +$2,151
• After-tax cash flow: $-2,517/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

+13.1% since first listed

16 events — show timeline

• 2026-05-06 Pending — HARMLS
• 2026-04-09 Relisted — HARMLS
• 2026-04-01 Listing Removed — HARMLS
• 2025-10-06 Price Changed $237,489 HARMLS
• 2025-09-12 Price Changed $249,587 HARMLS
• 2025-07-25 Listed $254,999 HARMLS
• 2025-06-17 Listing Removed — HARMLS
• 2025-06-16 Sold (Public Records) — Public Records
• 2025-05-22 Listed $185,000 HARMLS
• 2025-02-01 Listing Removed — HARMLS
• 2025-01-20 Price Changed $203,000 HARMLS
• 2025-01-07 Listed $205,000 HARMLS
• 2025-01-01 Rental Removed $1,700 HARMLS
• 2024-10-31 Listing Removed — HARMLS
• 2024-10-10 Listed for Rent $1,700 HARMLS
• 2024-04-08 Listed $210,000 HARMLS

Property tax history

+5.2%/yr

Latest (2025): $3,878 · +15.9% YoY. Source: county tax records.