7950 N Stadium Dr #215 · Houston, TX 77030

$99,900

1 bd · 1.0 ba · 972 sqft · Condo public records · 110 Days on market

Built 1980 $103/sqft · 18% below area Est $122k · 18% under $618/mo HOA · 44% 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).

• ARV discount +15.0/15.0
• 1% rule +9.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Cash flow +2.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Medical Center spacious first floor corner unit 2 bed 1 bath condo. Free High Speed Internet & WiFi Cable Modem Router, Cable TV, Water/Sewer and Trash Fees are all included in monthly HOA fee which owner pays. 2 oversized bedrooms with walk-in closet. Renovated Granite countertop in Kitchen and bathroom, replaced Kitchen range and microwave, 2 year old AC, Solid wood floor and title floor. Vaulted ceilings with magnificent natural lighting. Private patio off living area with storage. Gated community, onsite management, landscaped grounds, swimming pool, tennis court, clubhouse, 1 covered parking and plenty guest parking spaces. Walking distance to TMC Shuttle and Metro Rail station, and shopping centers. No power off during 2021 winter frozen hazard, no flood before, high and dry.

Key facts

• Gated community
• Private patio
• Onsite management

Tags

• FIRST FLOOR CORNER UNIT
• FREE HIGH SPEED INTERNET
• RENOVATED GRANITE COUNTERTOP
• PRIVATE PATIO
• GATED COMMUNITY
• ONSITE MANAGEMENT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-368 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (31.4% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $68k (31.4% below list) — sets the bar for cash-flow.
• Cap rate 1.9% vs local median 3.2% in Houston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Roberts El (math 78% / reading 78%, grade A, #51 of 4,322 statewide, top 1%, 724 students, 16% FRL); Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Bellaire H S (math 45% / reading 62%, grade C-, #428 of 1,632 statewide, top 27%, 3,170 students, 48% FRL) — zoned schools average 55% FRL vs 71% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 47% at this address vs 31% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.6%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k 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

• It's been on market 110 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $100k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; HOA is 44% of rent.
• 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 $68,489 (31.4% 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. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.40% ✓
• Cap rate: 1.88%
• Cash-on-cash: -15.77%
• DSCR: 0.30
• GRM: 6.0

CMA / ARV

• ARV (median comp): $121,502
• List price: $99,900
• Delta: -17.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -56.8%
• Equity multiple: -0.54×
• Total profit: $-43,187
• Equity at exit: $14,895

10-year hold

• IRR: —
• Equity multiple: -1.91×
• Total profit: $-81,513
• Equity at exit: $8,638

Cash invested: $27,972 (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 77030

• Rents YoY: -1.6%
• Active inventory: 146
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$524
• Tax from tax record: −$285 /mo · $3,424/yr
• Insurance: −$42
• HOA: −$618
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-368

Break-even live

Break-even rent $1,859

Max offer price $68,489

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-339	+0% $-368	+5% $-396	+10% $-424
Rent	-10% $-478	-5% $-423	+0% $-368	+5% $-313	+10% $-257
Rate	-1.0pp $-317	-0.5pp $-342	base $-368	+0.5pp $-393	+1.0pp $-420

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7950 N Stadium Dr Houston, TX	1.0–2.0	1.0	696	$1,100	$1.58	0d	4	0.04mi
1330 Old Spanish Trl Houston, TX	1.0–2.0	1.0	726	$1,050	$1.45	0d	7	0.09mi
1339 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,680	$2.32	45d	1	0.12mi
1333 Old Spanish Trl Unit A1 1x1-4130 Houston, TX	1.0	1.0	860	$1,623	$1.89	45d	1	0.13mi
1333 Old Spanish Trl Unit 1148 Houston, TX	1.0	1.0	725	$1,274	$1.76	0d	1	0.13mi
1333 Old Spanish Trl Unit 2148 Houston, TX	2.0	2.0	1051	$1,564	$1.49	0d	1	0.13mi
1333 Old Spanish Trl Unit 2112 Houston, TX	2.0	2.0	1051	$1,523	$1.45	0d	1	0.13mi
7900 N Stadium Dr Houston, TX	1.0	1.0	696	$1,250	$1.80	45d	1	0.14mi
2209 S Braeswood Blvd Unit 32A Houston, TX	1.0	1.0	833	$1,200	$1.44	25d	1	0.16mi
1333 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,274	$1.76	14d	1	0.17mi
1333 Old Spanish Trl Unit 1390 Houston, TX	2.0	2.0	1051	$1,563	$1.49	12d	1	0.19mi
1333 Old Spanish Trl Unit 324 Houston, TX	1.0	1.0	725	$1,285	$1.77	9d	1	0.19mi
1333 Old Spanish Trl Unit 2174 Houston, TX	2.0	2.0	1051	$1,574	$1.50	13d	1	0.19mi
1333 Old Spanish Trl Unit 424 Houston, TX	2.0	2.0	1051	$1,539	$1.46	9d	1	0.19mi
1333 Old Spanish Trl Unit 1354 Houston, TX	1.0	1.0	725	$1,335	$1.84	15d	1	0.19mi
1333 Old Spanish Trl Unit 1348 Houston, TX	1.0	1.0	725	$1,324	$1.83	12d	1	0.19mi
2207 S Braeswood Blvd Houston, TX	2.0	1.0	913	$1,450	$1.59	45d	1	0.20mi
7710 S Main St Unit 7731 Houston, TX	1.0	1.0	880	$1,219	$1.39	15d	1	0.29mi
7710 S Main St Unit 7731 Houston, TX	1.0	1.0	880	$1,073	$1.22	0d	1	0.29mi
7710 S Main St Unit 7761 Houston, TX	1.0	1.0	880	$1,214	$1.38	45d	1	0.29mi
7710 S Main St Unit 7767 Houston, TX	2.0	2.0	880	$1,273	$1.45	0d	1	0.29mi
7710 S Main St Unit 1162 Houston, TX	1.0	1.0	880	$1,084	$1.23	6d	1	0.29mi
7710 S Main St Unit 7752 Houston, TX	1.0	1.0	580	$733	$1.26	0d	1	0.29mi
7710 S Main St Unit 424 Houston, TX	2.0	2.0	880	$1,289	$1.46	6d	1	0.29mi
7710 S Main St Unit 425 Houston, TX	2.0	2.0	880	$1,289	$1.46	9d	1	0.29mi
7557 Main St Unit 7572 Houston, TX	1.0	1.0	832	$2,424	$2.91	12d	1	0.31mi
7557 Main St Unit 321 Houston, TX	1.0	1.0	832	$2,385	$2.87	9d	1	0.31mi
7557 Main St Unit 7572 Houston, TX	1.0	1.0	763	$1,770	$2.32	16d	1	0.31mi
7557 Main St Unit 325 Houston, TX	1.0	1.0	832	$2,374	$2.85	0d	1	0.31mi
7716 Main St Houston, TX	1.0	2.0	880	$1,380	$1.57	45d	1	0.32mi
7710 Main St Apt 324 Houston, TX	1.0	1.0	880	$1,084	$1.23	9d	1	0.32mi
7898 Main St Houston, TX	1.0	1.0	916	$1,664	$1.82	25d	1	0.33mi
7710 S Main St Unit 147 Houston, TX	1.0	1.0	580	$774	$1.33	12d	1	0.33mi
7710 S Main St Unit 2047 Houston, TX	2.0	2.0	880	$1,314	$1.49	0d	1	0.33mi
7710 S Main St Unit 1047 Houston, TX	1.0	1.0	880	$1,124	$1.28	12d	1	0.33mi
7710 S Main St Unit 1047 Houston, TX	1.0	1.0	880	$1,114	$1.27	0d	1	0.33mi
1711 Old Spanish Trl Houston, TX	1.0–2.0	1.0–2.5	1134	$1,500	$1.32	25d	10	0.35mi
1711 Old Spanish Trl Houston, TX	1.0–2.0	1.0–2.0	1078	$1,500	$1.39	21d	10	0.35mi
7710 S. Main St Houston, TX	1.0	1.0	880	$1,073	$1.22	14d	1	0.36mi
7783 Greenbriar Dr Houston, TX	2.0	2.0	1046	$1,647	$1.57	45d	1	0.42mi

HOA detail condo

• Monthly dues: $618 · $7,416/yr
• Likely covers: watersewertrashinternetcablelandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $99,900 Active 110 DOM
2. 2026-06-18
   days on market $99,900 Active 107 DOM
3. 2026-06-17
   days on market $99,900 Active 106 DOM
4. 2026-06-16
   days on market $99,900 Active 105 DOM
5. 2026-06-15
   days on market $99,900 Active 104 DOM
6. 2026-06-13
   pricedays on market $99,900 Active 102 DOM
7. 2026-06-10
   days on market $109,000 Active 98 DOM
8. 2026-06-08
   days on market $109,000 Active 97 DOM
9. 2026-06-07
   days on market $109,000 Active 96 DOM
10. 2026-06-04
    days on market $109,000 Active 93 DOM
11. 2026-06-01
    days on market $109,000 Active 90 DOM
12. 2026-05-31
    days on market $109,000 Active 89 DOM
13. 2026-03-03
    listed $115,000 Active 797-char remark

    Show marketing remark (797 chars)

    Medical Center spacious first floor corner unit 2 bed 1 bath condo. Free High Speed Internet & WiFi Cable Modem Router, Cable TV, Water/Sewer and Trash Fees are all included in monthly HOA fee which owner pays. 2 oversized bedrooms with walk-in closet. Renovated Granite countertop in Kitchen and bathroom, replaced Kitchen range and microwave, 2 year old AC, Solid wood floor and title floor. Vaulted ceilings with magnificent natural lighting. Private patio off living area with storage. Gated community, onsite management, landscaped grounds, swimming pool, tennis court, clubhouse, 1 covered parking and plenty guest parking spaces. Walking distance to TMC Shuttle and Metro Rail station, and shopping centers. No power off during 2021 winter frozen hazard, no flood before, high and dry.

14. 2026-02-28
    historical
15. 2025-11-08
    listed $120,000 Active
16. 2025-08-31
    historical
17. 2025-06-04
    price $135,000
18. 2025-03-06
    listed $139,000 Active
19. 2024-11-10
    historical
20. 2024-09-06
    listed $140,000 Active
21. 2024-09-01
    historical
22. 2024-07-20
    listed $140,000 Active
23. 2021-05-25
    soldstatus
24. 2019-02-01
    soldstatus
25. 2011-01-03
    soldstatus
26. 2010-12-30
    soldstatus
27. 2010-12-11
    historical
28. 2010-09-17
    listed $92,900
29. 2010-05-12
    historical
30. 2009-11-15
    listed $93,500
31. 2005-09-27
    soldstatus
32. 2002-07-08
    soldstatus
33. 2000-05-31
    soldstatus $51,000
34. 1989-08-01
    soldstatus $27,500

ⓘ 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: $3,424 · $285/mo
• Projected year-2 tax: $3,424 · $285/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 (shaded) · 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,728
• − Mortgage interest: −$5,596
• − Property taxes: −$3,424
• − Insurance: −$500
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − HOA: −$7,416
• − Depreciation: −$2,906
• Taxable loss: −$5,790
• Est. tax savings @ 24.0%: +$1,390
• After-tax cash flow: $-3,022/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): 13,380
• Household income: $77,336
• Rent vs Own: 65.9% rent · 34.1% own
• Severe rent burden: 1067.0

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 0.67)
• Race & ethnicity: White 50% Asian 23% Black 13% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Scotch-Irish 2% Italian 2%
• Foreign-born: 29% · China, Canada, Vietnam
• Languages at home: 64% English-only · Spanish 11% Chinese 9% Other Indo-European 5%

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: ▼ -182.09%
• Current HPI: 196.3094
• Rent YoY: ▼ -1.62%
• 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

+318.2% since first listed

22 events — show timeline

• 2026-03-03 Listed $115,000 HARMLS
• 2026-02-28 Listing Removed — HARMLS
• 2025-11-08 Listed $120,000 HARMLS
• 2025-08-31 Listing Removed — HARMLS
• 2025-06-04 Price Changed $135,000 HARMLS
• 2025-03-06 Listed $139,000 HARMLS
• 2024-11-10 Listing Removed — HARMLS
• 2024-09-06 Listed $140,000 HARMLS
• 2024-09-01 Listing Removed — HARMLS
• 2024-07-20 Listed $140,000 HARMLS
• 2021-05-25 Sold (Public Records) — Public Records
• 2019-02-01 Sold (Public Records) — Public Records
• 2011-01-03 Sold (Public Records) — Public Records
• 2010-12-30 Sold (MLS) — HARMLS
• 2010-12-11 Listing Removed — HARMLS
• 2010-09-17 Listed $92,900 HARMLS
• 2010-05-12 Listing Removed — HARMLS
• 2009-11-15 Listed $93,500 HARMLS
• 2005-09-27 Sold (Public Records) — Public Records
• 2002-07-08 Sold (Public Records) — Public Records
• 2000-05-31 Sold (Public Records) $51,000 Public Records
• 1989-08-01 Sold (Public Records) $27,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,424 · +1.6% YoY. Source: county tax records.