2503 Creston Dr · Houston, TX 77026

$211,500

4 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 27 Days on market

Built 1947 7,000 sqft lot $165/sqft · 16% below area Est $251k · 16% under

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Why this score? — see what drove the C 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).

• ARV discount +14.6/15.0
• Cash flow +13.8/30.0
• Appreciation +6.9/10.0
• DSCR +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice 4 bedroom, 1 and half bath with new carpeting, new wood laminate flooring, fresh paint and in door wash room. All bedrooms are a good size. Large family room with bay window. Long car port and gated property for extra security. Large backyard with storage shed. This property won't last. Call Today!

Key facts

• 7,000 sq ft lot
• Parking
• Built 1947

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $18 ($212/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 $185k (12.6% below list).
• Recommended offer: $185k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 (+3.1%/yr); 445 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1,847/mo this rent would consume 57% of the median local household income ($39k/yr) (locally 1531% 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 $10k of equity ($1k loan paydown + $8k 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 $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, 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 27 days — a 2% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $184,747 (12.6% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (median comp): $251,418
• List price: $211,500
• Delta: -8.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6903 Semmes St	0.31mi	3/1.0 (-1)	1,350 (+5%)	3mo	$399,900	$296	70
3401 Melbourne St	0.45mi	3/1.0 (-1)	1,346 (+5%)	3mo	$125,000	$93	64
1909 Melbourne St	0.31mi	3/2.0 (-1)	1,364 (+6%)	5mo	$259,000	$190	62
2915 Creston Dr	0.23mi	3/2.0 (-1)	1,392 (+8%)	5mo	$89,000	$64	62
2010 King St	0.26mi	3/2.0 (-1)	1,400 (+9%)	3mo	$269,000	$192	61
1410 Caplin St	0.61mi	3/1.0 (-1)	1,209 (-6%)	0mo	$154,000	$127	57
2302 King St	0.15mi	3/2.0 (-1)	1,436 (+12%)	12mo	$209,900	$146	54
7110 Eugene St	0.31mi	3/1.0 (-1)	1,098 (-14%)	14mo	$190,777	$174	45
5708 Elysian St	0.65mi	3/2.5 (-1)	1,388 (+8%)	1mo	$249,900	$180	44
2719 Milwaukee St	0.67mi	3/3.0 (-1)	1,148 (-11%)	2mo	$215,000	$187	36
2518 Vaughn St	0.48mi	3/2.0 (-1)	1,455 (+13%)	13mo	$229,000	$157	35
7618 Schneider St	0.69mi	3/2.0 (-1)	1,176 (-8%)	12mo	$299,000	$254	34

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: 10.3%
• Equity multiple: 1.62×
• Total profit: $36,928
• Equity at exit: $105,910

10-year hold

• IRR: 12.2%
• Equity multiple: 2.99×
• Total profit: $118,058
• Equity at exit: $172,178

Cash invested: $59,220 (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: 445
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$1,109
• Tax from tax record: −$245 /mo · $2,935/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $18

Break-even live

Break-even rent $1,825

Max offer price $211,500

Occupancy floor 94%

Sensitivity live

Price	-10% $137	-5% $77	+0% $18	+5% $-42	+10% $-102
Rent	-10% $-128	-5% $-55	+0% $18	+5% $91	+10% $164
Rate	-1.0pp $124	-0.5pp $71	base $18	+0.5pp $-37	+1.0pp $-93

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: $52,875
• Closing costs: $6,345
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3107 Melbourne St Houston, TX	3.0	1.0	956	$1,500	$1.57	44d	1	0.33mi
7320 Jensen Dr Houston, TX	1.0–3.0	1.0–2.0	935	$1,176	$1.26	2d	5	0.51mi
3810 Lynnfield St Houston, TX	3.0	2.0	1298	$1,599	$1.23	15d	1	0.71mi
3812 Lynnfield St Houston, TX	3.0	2.0	1298	$1,545	$1.19	5d	1	0.73mi
5124 Gold St Unit B Houston, TX	3.0	2.5	1650	$1,895	$1.15	44d	1	0.81mi
2516 Ivy St Houston, TX	3.0	1.0	1200	$1,500	$1.25	44d	1	0.87mi
4030 Reid St Houston, TX	3.0	2.0	1680	$2,000	$1.19	44d	1	0.91mi
2623 Huntington Creek Ln Houston, TX	3.0	2.5	1553	$2,299	$1.48	24d	1	0.93mi
8320 Curry Rd Houston, TX	3.0	2.5	1558	$8,950	$5.74	22d	1	1.21mi
8320 Curry Rd Unit 1391267P Houston, TX	3.0	2.5	1550	$5,134	$3.31	1d	1	1.21mi
8318 Curry Rd Houston, TX	3.0	2.0	1558	$2,299	$1.48	44d	1	1.22mi
8322 Curry Rd Houston, TX	3.0	2.5	1599	$2,500	$1.56	44d	1	1.22mi
1524 Evelyn St Houston, TX	3.0	2.5	1804	$2,800	$1.55	44d	1	1.23mi
8326 Curry Rd Unit 1228882P Houston, TX	3.0	2.0	1614	$2,878	$1.78	8d	1	1.23mi
3208 Bostic St Unit 1254540P Houston, TX	3.0	2.0	1603	$3,691	$2.30	2d	1	1.26mi
4626 Shreveport Blvd Unit B Houston, TX	3.0	2.0	1150	$1,490	$1.30	14d	1	1.37mi
4326 Plaag St Unit B Houston, TX	3.0	2.5	1150	$1,595	$1.39	44d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $211,500 Active 27 DOM
2. 2026-06-17
   days on market $211,500 Active 26 DOM
3. 2026-06-16
   days on market $211,500 Active 25 DOM
4. 2026-06-15
   days on market $211,500 Active 24 DOM
5. 2026-06-13
   days on market $211,500 Active 22 DOM
6. 2026-06-09
   days on market $211,500 Active 18 DOM
7. 2026-06-08
   days on market $211,500 Active 17 DOM
8. 2026-06-08
   price $211,500 Active 16 DOM
9. 2026-06-07
   days on market $218,500 Active 16 DOM
10. 2026-06-04
    days on market $218,500 Active 13 DOM
11. 2026-06-01
    days on market $218,500 Active 10 DOM
12. 2026-05-31
    days on market $218,500 Active 9 DOM
13. 2026-04-17
    listed $229,000 Active
14. 2026-02-27
    soldstatus Closed 304-char remark

    Show marketing remark (304 chars)

    Nice 4 bedroom, 1 and half bath with new carpeting, new wood laminate flooring, fresh paint and in door wash room. All bedrooms are a good size. Large family room with bay window. Long car port and gated property for extra security. Large backyard with storage shed. This property won't last. Call Today!

15. 2026-01-14
    status Pending 304-char remark

    Show marketing remark (304 chars)

    Nice 4 bedroom, 1 and half bath with new carpeting, new wood laminate flooring, fresh paint and in door wash room. All bedrooms are a good size. Large family room with bay window. Long car port and gated property for extra security. Large backyard with storage shed. This property won't last. Call Today!

16. 2025-12-17
    status Active 304-char remark

    Show marketing remark (304 chars)

    Nice 4 bedroom, 1 and half bath with new carpeting, new wood laminate flooring, fresh paint and in door wash room. All bedrooms are a good size. Large family room with bay window. Long car port and gated property for extra security. Large backyard with storage shed. This property won't last. Call Today!

17. 2025-12-10
    status Pending 304-char remark

    Show marketing remark (304 chars)

    Nice 4 bedroom, 1 and half bath with new carpeting, new wood laminate flooring, fresh paint and in door wash room. All bedrooms are a good size. Large family room with bay window. Long car port and gated property for extra security. Large backyard with storage shed. This property won't last. Call Today!

18. 2025-11-10
    listed $99,000 Active 304-char remark

    Show marketing remark (304 chars)

    Nice 4 bedroom, 1 and half bath with new carpeting, new wood laminate flooring, fresh paint and in door wash room. All bedrooms are a good size. Large family room with bay window. Long car port and gated property for extra security. Large backyard with storage shed. This property won't last. Call Today!

19. 2022-07-24
    price $1,800
20. 2022-05-04
    price $1,800
21. 2018-01-05
    soldstatus Sold
22. 2018-01-04
    soldstatus
23. 2017-12-03
    status Pending
24. 2017-11-21
    status Option Pending
25. 2017-11-15
    price $90,000
26. 2017-11-08
    price $95,000
27. 2017-11-04
    listed $99,500 Active
28. 2017-06-30
    soldstatus
29. 2008-08-22
    soldstatus
30. 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: $2,935 · $245/mo
• Projected year-2 tax: $3,870 · $323/mo
• Expected delta: +$935/yr (+$78/mo · 31.9%)

ⓘ 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: $22,170
• − Mortgage interest: −$11,847
• − Property taxes: −$2,935
• − Insurance: −$1,058
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$6,153
• Taxable loss: −$3,370
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $1,021/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

+130.2% since first listed

18 events — show timeline

• 2026-04-17 Listed $229,000 HARMLS
• 2026-02-27 Sold (MLS) — HARMLS
• 2026-01-14 Pending — HARMLS
• 2025-12-17 Relisted — HARMLS
• 2025-12-10 Pending — HARMLS
• 2025-11-10 Listed $99,000 HARMLS
• 2022-07-24 Price Changed $1,800 RENT.
• 2022-05-04 Price Changed $1,800 RENT.
• 2018-01-05 Sold (MLS) — HARMLS
• 2018-01-04 Sold (Public Records) — Public Records
• 2017-12-03 Pending — HARMLS
• 2017-11-21 Pending — HARMLS
• 2017-11-15 Price Changed $90,000 HARMLS
• 2017-11-08 Price Changed $95,000 HARMLS
• 2017-11-04 Listed $99,500 HARMLS
• 2017-06-30 Sold (Public Records) — Public Records
• 2008-08-22 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,935 · -5.3% YoY. Source: county tax records.