9000 Bissonnet St #7 · Houston, TX 77074

$119,999

2 bd · 2.0 ba · 1,034 sqft · Condo public records · 2 Days on market

Built 1980 $29/mo HOA · 3% of rent

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Why this score? — see what drove the D 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2 beds 2 baths, well maintained unit, tile floors through the condo. Gated community, easy access to 59, well maintained complex.

Key facts

• $29 HOA
• Community pool
• Built 1980

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease considered
• HOA & community: Association: Beacon Residential; Gated community; Annual association fee of $350; Association fee covers common areas, structure maintenance, sewer, and water; Community pool

Exterior

• Utilities: Public water service; Public sewer service
• Home design: Residential property; Single-story; Built in 1980; Slab foundation
• Construction: Brick, cement siding, and wood siding construction
• Exterior features: Composition roof; Public water; Public sewer; Lot measured in square feet

Interior

• Bedrooms: Bedroom on the first level (10 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $54 ($643/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (5.5% below list).
• Recommended offer: $113k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Bonham El (math 22% / reading 25%, grade F, #3,247 of 4,322 statewide, top 76%, 986 students, 99% FRL); Sugar Grove Academy (math 8% / reading 15%, grade F, #1,629 of 1,662 statewide, top 98%, 841 students, 98% FRL); Sharpstown H S (math 7% / reading 23%, grade F, #1,507 of 1,632 statewide, top 93%, 1,855 students, 89% 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 17% 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 flat; 105 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $15k; list at $120k implies a 700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,408 (5.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.61% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-18,669
• Equity at exit: $17,892

10-year hold

• IRR: -12.6%
• Equity multiple: 0.34×
• Total profit: $-22,177
• Equity at exit: $10,375

Cash invested: $33,600 (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 77074

• Home prices YoY: -15.1%
• Rents YoY: 0.6%
• Active inventory: 105
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$629
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$50
• HOA: −$29
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $54

Break-even live

Break-even rent $1,066

Max offer price $119,999

Occupancy floor 90%

Sensitivity live

Price	-10% $122	-5% $88	+0% $54	+5% $20	+10% $-14
Rent	-10% $-36	-5% $9	+0% $54	+5% $98	+10% $143
Rate	-1.0pp $114	-0.5pp $84	base $54	+0.5pp $23	+1.0pp $-9

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8918 Bissonnet St Houston, TX	2.0	2.0	1034	$1,300	$1.26	45d	1	0.05mi
8901 Bissonnet St Houston, TX	1.0–3.0	1.0–2.0	962	$940	$0.98	1d	17	0.15mi
8901 Bissonnet St Unit 038 Houston, TX	2.0	1.0	950	$800	$0.84	45d	1	0.17mi
8901 Bissonnet St Apt 253 Houston, TX	2.0	2.0	1100	$900	$0.82	45d	1	0.17mi
8901 Bissonnet St Unit 068 Houston, TX	2.0	2.0	1175	$950	$0.81	45d	1	0.17mi
8901 Bissonnet St Unit 235 Houston, TX	3.0	2.0	1250	$1,150	$0.92	45d	1	0.17mi
8901 Bissonnet St Unit 129 Houston, TX	2.0	1.0	750	$740	$0.99	45d	1	0.17mi
9707 Braeburn Glen Blvd Houston, TX	1.0–3.0	1.0–2.0	905	$1,070	$1.18	9d	15	0.26mi
9001 S Braeswood Blvd Houston, TX	1.0–2.0	1.0–2.0	739	$850	$1.15	1d	26	0.29mi
9001 S Braeswood Blvd Houston, TX	1.0–2.0	1.0–2.0	739	$971	$1.31	45d	26	0.29mi
9707 S Gessner Rd Houston, TX	2.0	1.0–2.0	726	$1,189	$1.64	1d	75	0.48mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$1,004	$1.33	1d	27	0.56mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$1,035	$1.38	45d	20	0.56mi
30 Gustine Ln Houston, TX	1.0	1.0	757	$775	$1.02	45d	1	0.58mi
8917 S Gessner Rd Houston, TX	1.0–3.0	1.0–2.0	871	$893	$1.02	0d	15	0.73mi
10222 S Gessner Rd Houston, TX	2.0	2.0	1030	$1,239	$1.20	45d	1	0.73mi
10222 S Gessner Rd Houston, TX	1.0	1.0	740	$940	$1.27	0d	1	0.73mi
10222 S Gessner Rd Unit 324 Houston, TX	1.0	1.0	740	$910	$1.23	9d	1	0.75mi
10222 S Gessner Rd Unit 422 Houston, TX	2.0	2.0	910	$1,080	$1.19	9d	1	0.75mi
10222 S Gessner Rd Unit 2162 Houston, TX	2.0	2.0	910	$1,080	$1.19	7d	1	0.75mi
10222 S Gessner Rd Unit 1165 Houston, TX	1.0	1.0	740	$899	$1.21	0d	1	0.75mi
10222 S Gessner Rd Unit 1162 Houston, TX	1.0	1.0	740	$910	$1.23	7d	1	0.75mi
10222 S Gessner Rd Unit 2112 Houston, TX	2.0	2.0	910	$1,064	$1.17	0d	1	0.75mi
10222 S Gessner Rd Unit 10243 Houston, TX	1.0	1.0	740	$945	$1.28	15d	1	0.75mi
10222 S Gessner Rd Unit 10243 Houston, TX	1.0	1.0	740	$949	$1.28	12d	1	0.75mi
10222 S Gessner Rd Unit 10273 Houston, TX	1.0	1.0	740	$940	$1.27	45d	1	0.75mi
10228 S Gessner Rd Houston, TX	1.0	1.0	740	$905	$1.22	45d	1	0.85mi
10750 Westbrae Pkwy Unit 2047 Houston, TX	2.0	2.0	838	$1,159	$1.38	4d	1	0.90mi
10750 Westbrae Pkwy Unit 10807 Houston, TX	2.0	2.0	838	$1,159	$1.38	12d	1	0.91mi
10750 Westbrae Pkwy Unit 422 Houston, TX	2.0	2.0	838	$1,135	$1.35	9d	1	0.91mi
10750 Westbrae Pkwy Unit 2165 Houston, TX	2.0	2.0	838	$1,119	$1.34	0d	1	0.91mi
9350 Country Creek St Houston, TX	3.0	2.0	1272	$1,500	$1.18	45d	1	0.91mi
10756 Westbrae Pkwy Houston, TX	2.0	2.0	838	$1,145	$1.37	45d	1	0.95mi
9303 Woodfair Dr Houston, TX	1.0–2.0	1.0–2.0	791	$1,045	$1.32	45d	42	1.00mi
9907 Club Creek Dr Houston, TX	2.0	1.0	1170	$1,120	$0.96	26d	1	1.00mi
8243 Creekbend Dr Houston, TX	2.0	2.0	1150	$1,350	$1.17	26d	1	1.02mi
8110 Creekbend Dr Apt 115 Houston, TX	2.0	1.0	850	$1,181	$1.39	26d	1	1.02mi
8110 Creekbend Dr Apt 616 Houston, TX	1.0	1.0	710	$921	$1.30	45d	1	1.02mi
8110 Creekbend Dr Apt 305 Houston, TX	3.0	1.5	747	$1,007	$1.35	26d	1	1.02mi
8110 Creekbend Dr Unit 113 Houston, TX	2.0	2.0	915	$1,260	$1.38	26d	1	1.02mi

HOA detail condo

• Monthly dues: $29 · $348/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-21
   remarks 154-char remark
2. 2026-06-21
   listed $119,999 Active 2 DOM

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$588/yr (+$49/mo · 36.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,609
• − Mortgage interest: −$6,722
• − Property taxes: −$1,608
• − Insurance: −$600
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − HOA: −$348
• − Depreciation: −$3,491
• Taxable loss: −$1,337
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $964/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): 38,660
• Household income: $47,810
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 2019.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 22% White 14% Black 13% Asian 8% Native American 1%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Arab 2% Italian 1% Slovak 1%
• Foreign-born: 53% · Canada, Vietnam, Jamaica
• Languages at home: 23% English-only · Spanish 59% Other Indo-European 5% Arabic 3%

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: ▼ -52.20%
• Current HPI: 293.2864
• Rent YoY: ▲ 0.61%
• 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

+700.0% since first listed

10 events — show timeline

• 2026-06-19 Listed $119,999 HARMLS
• 2024-04-17 Listing Removed — HARMLS
• 2023-11-30 Rental Removed $1,250 HARMLS
• 2023-11-02 Price Changed $1,250 HARMLS
• 2023-10-20 Listed for Rent $1,300 HARMLS
• 2023-10-10 Listed $115,000 HARMLS
• 2014-06-18 Sold (Public Records) — Public Records
• 2005-07-21 Sold (Public Records) — Public Records
• 1996-12-16 Sold (Public Records) — Public Records
• 1990-05-01 Sold (Public Records) $15,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,608 · +1.5% YoY. Source: county tax records.