7209 Beechnut St Unit B · Houston, TX 77074

$85,000

2 bd · 2.0 ba · 1,144 sqft · Condo · 406 Days on market

Built 1962 Average condition $74/sqft · at area comps Est $89k · at est. $400/mo HOA · 34% of rent

---

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 +10.1/30.0
• ARV discount +9.5/15.0
• 1% rule +9.0/10.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic opportunity across from Houston Baptist University and Southwest Memorial Hospital Complex! This home in University Arms features custom solid wood cabinets, silestone countertops, tile backsplash, walk-in closets, enclosed patio room with sink, and extra storage. With 2 bedrooms, 2 bathrooms, and a second parking space outside the patio room, this townhouse/condo is a delightful find. Don't miss out on this gem with trash pickup at the back door and bus access. Perfect for those looking to invest in a prime location and make it their own!

Key facts

• $400 HOA
• Community pool
• Built 1962

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $85k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-49 ($-593/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (8.4% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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: Mcnamara El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 993 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 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 31% district-wide (-18 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 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 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 406 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Watch-outs: HOA is 34% of rent.
• 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 $74,800 (12.0% 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 406 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 6.0

CMA / ARV

• ARV (median comp): $88,920
• List price: $85,000
• Delta: -4.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.8%
• Equity multiple: 0.18×
• Total profit: $-19,447
• Equity at exit: $12,674

10-year hold

• IRR: -40.5%
• Equity multiple: -0.30×
• Total profit: $-30,825
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$400
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-49

Break-even live

Break-even rent $1,250

Max offer price $77,847

Occupancy floor 99%

Sensitivity live

Price	-10% $9	-5% $-20	+0% $-49	+5% $-79	+10% $-108
Rent	-10% $-143	-5% $-96	+0% $-49	+5% $-3	+10% $44
Rate	-1.0pp $-7	-0.5pp $-28	base $-49	+0.5pp $-71	+1.0pp $-94

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7400 Bissonnet St Houston, TX	2.0–3.0	1.5–2.0	959	$847	$0.88	3d	2	0.27mi
7400 Bissonnet St Houston, TX	2.0–3.0	1.5–2.0	959	$875	$0.91	45d	14	0.27mi
7000 Fonvilla St Houston, TX	1.0–2.0	1.0–2.0	975	$1,405	$1.44	19d	1	0.29mi
7047 Bissonnet St Houston, TX	1.0–2.0	1.0–1.5	1250	$1,150	$0.92	45d	2	0.39mi
6833 Beechnut St Houston, TX	1.0–2.0	1.0–2.0	868	$1,030	$1.19	18d	1	0.41mi
7047 Bissonnet St #93 Houston, TX	2.0	1.5	1250	$1,150	$0.92	26d	1	0.43mi
8716 Fondren Rd Houston, TX	2.0	1.0	930	$850	$0.91	45d	1	0.48mi
7511 Beechnut St Houston, TX	1.0–2.0	1.0	750	$1,035	$1.38	13d	1	0.50mi
7575 Bissonnet St Houston, TX	3.0	1.0–2.0	900	$1,115	$1.24	3d	21	0.59mi
8917 S Gessner Rd Houston, TX	1.0–3.0	1.0–2.0	871	$893	$1.02	0d	15	0.98mi
7581 Bellaire Blvd Houston, TX	2.0	2.0	834	$1,350	$1.62	26d	1	1.02mi
6960 Bellaire Blvd Houston, TX	1.0	1.0	727	$935	$1.29	45d	1	1.03mi
6960 Bellaire Blvd Houston, TX	1.0	1.0	713	$945	$1.33	22d	1	1.03mi
6414 Neff St Houston, TX	3.0	2.0	1492	$2,350	$1.58	45d	1	1.18mi
9600 Braes Bayou Dr Houston, TX	1.0–2.0	1.0–2.0	950	$1,029	$1.08	1d	10	1.20mi
5906 N Braeswood Blvd Unit 121 Houston, TX	2.0	1.0	800	$1,020	$1.27	23d	1	1.22mi
20 Larkwood Dr Houston, TX	2.0	1.0	909	$955	$1.05	45d	1	1.23mi
7525 Hillcroft Ave Unit 43 Houston, TX	1.0	1.0	705	$900	$1.28	45d	1	1.26mi
7525 Hillcroft Ave Unit 22 Houston, TX	2.0	2.0	1075	$1,300	$1.21	45d	1	1.26mi
7900 Bellaire Blvd Houston, TX	1.0–3.0	1.0–2.0	942	$1,180	$1.25	19d	1	1.28mi
6718 De Moss Dr Houston, TX	1.0–3.0	1.0–2.5	978	$1,054	$1.08	3d	34	1.29mi
8336 Carvel Ln Houston, TX	2.0	1.0	955	$1,070	$1.12	45d	1	1.29mi
7500 Clarewood Dr Houston, TX	2.0	2.0	1025	$1,015	$0.99	16d	1	1.36mi
7506 Clarewood Dr Houston, TX	1.0	1.0	715	$830	$1.16	45d	1	1.36mi
10007 Larkwood Dr Houston, TX	3.0	2.0	1263	$1,349	$1.07	45d	1	1.36mi
6310 Dumfries Dr Houston, TX	1.0–3.0	1.0–2.0	1005	$1,045	$1.04	1d	20	1.38mi
5815 Gulfton St Houston, TX	1.0	1.0	855	$940	$1.10	45d	1	1.39mi
9600 Glenfield Ct Unit 1047 Houston, TX	1.0	1.0	750	$1,204	$1.61	12d	1	1.40mi
9600 Glenfield Ct Unit 1047 Houston, TX	1.0	1.0	750	$1,203	$1.60	4d	1	1.40mi
9600 Glenfield Ct Unit 1174 Houston, TX	1.0	1.0	750	$1,194	$1.59	0d	1	1.40mi
9600 Glenfield Ct Unit 324 Houston, TX	1.0	1.0	750	$1,164	$1.55	9d	1	1.40mi
9600 Glenfield Ct Unit 9674 Houston, TX	1.0	1.0	750	$1,203	$1.60	12d	1	1.40mi
9600 Glenfield Ct Unit 1162 Houston, TX	1.0	1.0	750	$1,164	$1.55	7d	1	1.40mi
9600 Glenfield Ct Unit 1112 Houston, TX	1.0	1.0	750	$1,153	$1.54	0d	1	1.40mi
6316 Dumfries Dr Houston, TX	1.0	1.0	752	$929	$1.24	45d	1	1.42mi
8100 Bellaire Blvd Houston, TX	1.0–3.0	1.0–2.0	881	$1,115	$1.26	1d	26	1.43mi
7001 Hillcroft St Houston, TX	1.0–2.0	1.0–2.0	804	$1,255	$1.56	15d	1	1.43mi
7111 Hillcroft St Houston, TX	2.0	1.0	745	$1,210	$1.62	45d	1	1.43mi
7111 Hillcroft Ave Apt 422 Houston, TX	2.0	2.0	920	$1,079	$1.17	9d	1	1.43mi
7111 Hillcroft Ave Unit 2162 Houston, TX	2.0	2.0	920	$1,079	$1.17	7d	1	1.43mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: trash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $85,000 Active 406 DOM
2. 2026-06-18
   days on market $85,000 Active 403 DOM
3. 2026-06-17
   days on market $85,000 Active 402 DOM
4. 2026-06-16
   days on market $85,000 Active 401 DOM
5. 2026-06-15
   days on market $85,000 Active 400 DOM
6. 2026-06-13
   days on market $85,000 Active 398 DOM
7. 2026-06-10
   days on market $85,000 Active 394 DOM
8. 2026-06-08
   days on market $85,000 Active 393 DOM
9. 2026-06-07
   days on market $85,000 Active 392 DOM
10. 2026-06-04
    days on market $85,000 Active 389 DOM
11. 2026-06-01
    days on market $85,000 Active 386 DOM
12. 2026-05-31
    days on market $85,000 Active 385 DOM
13. 2026-01-02
    status Active 555-char remark

    Show marketing remark (555 chars)

    Fantastic opportunity across from Houston Baptist University and Southwest Memorial Hospital Complex! This home in University Arms features custom solid wood cabinets, silestone countertops, tile backsplash, walk-in closets, enclosed patio room with sink, and extra storage. With 2 bedrooms, 2 bathrooms, and a second parking space outside the patio room, this townhouse/condo is a delightful find. Don't miss out on this gem with trash pickup at the back door and bus access. Perfect for those looking to invest in a prime location and make it their own!

14. 2025-06-02
    historical 555-char remark

    Show marketing remark (555 chars)

    Fantastic opportunity across from Houston Baptist University and Southwest Memorial Hospital Complex! This home in University Arms features custom solid wood cabinets, silestone countertops, tile backsplash, walk-in closets, enclosed patio room with sink, and extra storage. With 2 bedrooms, 2 bathrooms, and a second parking space outside the patio room, this townhouse/condo is a delightful find. Don't miss out on this gem with trash pickup at the back door and bus access. Perfect for those looking to invest in a prime location and make it their own!

15. 2024-10-09
    listed $85,000 Active 555-char remark

    Show marketing remark (555 chars)

    Fantastic opportunity across from Houston Baptist University and Southwest Memorial Hospital Complex! This home in University Arms features custom solid wood cabinets, silestone countertops, tile backsplash, walk-in closets, enclosed patio room with sink, and extra storage. With 2 bedrooms, 2 bathrooms, and a second parking space outside the patio room, this townhouse/condo is a delightful find. Don't miss out on this gem with trash pickup at the back door and bus access. Perfect for those looking to invest in a prime location and make it their own!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,248
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − HOA: −$4,800
• − Depreciation: −$2,473
• Taxable loss: −$1,766
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $-169/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This well-maintained, average-condition condo is a solid investment opportunity with potential for cosmetic upgrades to increase its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom fixtures — standard and could be updated

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizes the space and improves aesthetics
• Both paint exterior — enhances curb appeal and value
• Both landscaping — improves curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom fixtures · standard and could be updated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizes the space and improves aesthetics ↑
• Both paint exterior — enhances curb appeal and value ↑
• Both landscaping — improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-01-02 Relisted — HARMLS
• 2025-06-02 Listing Removed — HARMLS
• 2024-10-09 Listed $85,000 HARMLS