9214 Firnat St · Houston, TX 77016

$225,000

3 bd · 2.0 ba · 1,135 sqft · SingleFamily public records · 19 Days on market

Built 2020 8,398 sqft lot Est $177k · 27% 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).

• Appreciation +9.3/10.0
• Cash flow +7.0/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

* * New Built in a rapid growing and rehab area * * shown pictures are from a previous home this builder built closed by and the floor plan will be the same as per builder and floor plans * * this home comes with a very nice touch of elegance and pride of ownership * * DISCLOSURE * * this home is being built by humans therefore the finish product may not look the same * * colors, features and elevation may change * * For complete details please call your realtor of Call Us TODAY!

Key facts

• High efficiency hvac
• Low-e windows
• Great insulation

Tags

• LARGE LOT
• UNRESTRICTED SUBDIVISION
• HIGH EFFICIENCY HVAC
• LOW-E WINDOWS
• GREAT INSULATION
• OPEN CONCEPT LIVING AREA

Property features AI

Exterior

• Parking: Attached carport; Additional parking; Carport (1 space); Electric gate
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story entry (all main rooms listed on first floor)
• Construction: Built in 2020; Cement siding; Composition roof; Slab foundation
• Exterior features: Fully fenced yard with backyard fencing; Private yard; Front porch

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave
• Bedrooms: Primary bedroom on first floor (approx. 12 x 13); Bedroom on first floor (approx. 11 x 11); Bedroom on first floor (approx. 11 x 11)
• Bathrooms: 2 full bathrooms; Primary bathroom on first floor (approx. 5 x 11); Bathroom on first floor (approx. 5 x 8)
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Breakfast bar; Granite counters; Kitchen/family room combo; Pantry; Tub with shower; Ceiling fans; Low-E windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room on first floor (approx. 7 x 3)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (26.4% below list).
• Recommended offer: $166k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: Shadydale El (math 11% / reading 20%, grade F, #3,990 of 4,322 statewide, top 93%, 631 students, 95% FRL); 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 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 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; 376 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 42% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,558 (26.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.36%
• DSCR: 0.72
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $177,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7410 Glen Manor Dr	0.37mi	3/2.0	1,140 (+0%)	6mo	$225,000	$197	77
7314 Bigwood St	0.65mi	3/1.0	1,122 (-1%)	2mo	$90,000	$80	62
7421 Claiborne St	0.61mi	3/1.0	1,070 (-6%)	0mo	$129,900	$121	58
7429 Springdale St	0.49mi	3/2.0	1,230 (+8%)	9mo	$190,000	$154	56
9818 Degas Ln	0.65mi	4/1.5 (+1)	1,160 (+2%)	4mo	$190,000	$164	55
7229 Springdale St	0.44mi	3/1.0	1,247 (+10%)	6mo	$195,000	$156	54
9009 Compton St	0.47mi	2/1.0 (-1)	1,040 (-8%)	5mo	$130,000	$125	51
7534 Bywood St	0.71mi	3/1.0	1,107 (-2%)	10mo	$179,000	$162	50
7242 Bretshire Dr	0.62mi	4/2.0 (+1)	1,216 (+7%)	7mo	$210,000	$173	49
7206 Bywood St	0.59mi	3/2.0	1,266 (+12%)	7mo	$230,000	$182	48
7218 Bretshire Dr	0.62mi	3/1.0	1,013 (-11%)	3mo	$109,000	$108	47
9611 Bertwood St	0.73mi	3/1.0	1,277 (+12%)	7mo	$174,990	$137	35

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.22×
• Total profit: $76,749
• Equity at exit: $180,962

10-year hold

• IRR: 14.9%
• Equity multiple: 4.68×
• Total profit: $231,648
• Equity at exit: $369,213

Cash invested: $63,000 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 376
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$368 /mo · $4,420/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-334

Break-even live

Break-even rent $2,079

Max offer price $165,975

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-270	+0% $-334	+5% $-398	+10% $-461
Rent	-10% $-465	-5% $-400	+0% $-334	+5% $-269	+10% $-203
Rate	-1.0pp $-221	-0.5pp $-277	base $-334	+0.5pp $-392	+1.0pp $-452

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9410 Firnat St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	0d	1	0.16mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	0.16mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	45d	1	0.41mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	45d	1	0.41mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	45d	1	0.41mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	45d	1	0.58mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	25d	1	0.63mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	16d	1	0.64mi
7176 Parker Rd Houston, TX	4.0	2.0	1152	$1,200	$1.04	45d	1	0.78mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	9d	1	0.79mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	45d	1	0.85mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	45d	1	0.88mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	23d	1	0.97mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,399	$1.56	2d	5	0.98mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	45d	1	1.01mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	25d	1	1.02mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	25d	1	1.03mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	45d	1	1.10mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	22d	1	1.25mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	15d	1	1.28mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,865	$2.58	0d	1	1.31mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	45d	1	1.41mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	25d	1	1.44mi
8122 Sterlingshire St Unit B Houston, TX	3.0	2.0	1160	$1,450	$1.25	16d	1	1.46mi
8122 Sterlingshire St Unit A Houston, TX	3.0	2.0	1160	$1,525	$1.31	16d	1	1.46mi
8126 Sterlingshire St Unit B Houston, TX	3.0	2.0	1150	$1,350	$1.17	25d	1	1.47mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	1.47mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	45d	1	1.48mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	1.48mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	9d	1	1.50mi

Listing history 13 events

1. 2026-06-21
   days on market $225,000 Pending 19 DOM
2. 2026-06-18
   days on market $225,000 Pending 16 DOM
3. 2026-06-17
   status $225,000 Pending 15 DOM
4. 2026-06-17
   days on market $225,000 Active 15 DOM
5. 2026-06-16
   days on market $225,000 Active 14 DOM
6. 2026-06-15
   days on market $225,000 Active 13 DOM
7. 2026-06-13
   days on market $225,000 Active 11 DOM
8. 2026-06-09
   days on market $225,000 Active 7 DOM
9. 2026-06-08
   days on market $225,000 Active 6 DOM
10. 2026-06-07
    days on market $225,000 Active 5 DOM
11. 2026-06-04
    days on market $225,000 Active 2 DOM
12. 2026-06-02
    remarks 695-char remark
13. 2026-06-02
    listed $225,000 Active 1 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: $4,420 · $368/mo
• Projected year-2 tax: $4,420 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $19,867
• − Mortgage interest: −$12,603
• − Property taxes: −$4,420
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$6,545
• Taxable loss: −$8,006
• Est. tax savings @ 24.0%: +$1,921
• After-tax cash flow: $-2,088/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

+1507.1% since first listed

25 events — show timeline

• 2026-06-02 Listed $225,000 HARMLS
• 2021-02-12 Sold (Public Records) — Public Records
• 2021-02-11 Sold (MLS) — HARMLS
• 2021-01-29 Pending — HARMLS
• 2021-01-19 Pending — HARMLS
• 2020-07-13 Listed $184,900 HARMLS
• 2020-02-04 Sold (Public Records) — Public Records
• 2020-02-03 Sold (MLS) — HARMLS
• 2020-01-16 Pending — HARMLS
• 2020-01-08 Pending — HARMLS
• 2020-01-07 Listed $20,000 HARMLS
• 2018-07-16 Sold (Public Records) — Public Records
• 2018-07-12 Sold (MLS) — HARMLS
• 2018-06-17 Pending — HARMLS
• 2018-06-05 Listed $14,000 HARMLS
• 2017-06-20 Pending — HARMLS
• 2017-06-16 Pending — HARMLS
• 2017-06-12 Listing Removed — HARMLS
• 2013-08-03 Relisted — HARMLS
• 2013-07-31 Listing Removed — HARMLS
• 2012-06-19 Listed $13,500 HARMLS
• 2011-11-16 Listing Removed — HARMLS
• 2011-05-15 Listed $14,000 HARMLS
• 2010-06-10 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+16.5%/yr

Latest (2025): $4,420 · +2.4% YoY. Source: county tax records.