100 Stiles St · Houston, TX 77011

$200,000

2 bd · 1.0 ba · 1,322 sqft · SingleFamily public records · 49 Days on market

Built 1940 2,970 sqft lot $151/sqft · 36% below area Est $315k · 36% under ↓ 9% since listing

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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
• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +1.7/10.0

Listing remarks

Calling all investors and visionaries! This single-family home with 3 bedrooms and 2 full baths is a fantastic opportunity to create your dream project or add a great property to your investment portfolio. Located in the desirable Oak Lawn subdivision on a corner lot, this home is close to major highways, shopping, dining, and schools — offering convenience and strong future resale or rental potential. With a little TLC and creativity, you can transform this fixer-upper into a beautiful home or income-producing property. The spacious layout provides endless possibilities for redesign and modern updates, making it ideal for those looking to customize every detail. Whether you plan to r

Key facts

• 2,970 sq ft lot
• 2 parking spots
• Built 1940

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: No HOA

Exterior

• Parking: Detached carport; Driveway; 2-space carport
• Security:
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story (all main rooms on first floor)
• Construction: Wood siding; Block foundation; Composition roof; Built in 1940
• Exterior features: Covered patio; Patio; Deck; Private, fully fenced yard; Back yard fencing; Corner lot; Wooded lot; Concrete road access

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Primary bedroom (first floor); Bedroom (first floor); Bedroom (first floor); Three possible bedrooms
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Tub with shower; Kitchen and dining combined; Six total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (21.6% below list).
• Recommended offer: $157k (21.7% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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: Navarro Middle (math 8% / reading 13%, grade F, #1,639 of 1,662 statewide, top 99%, 547 students, 98% FRL); Austin H S (math 9% / reading 18%, grade F, #1,530 of 1,632 statewide, top 94%, 1,448 students, 97% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 31% district-wide (-19 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 soft (-2.9%/yr); 161 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% 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 49 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $156,661 (21.7% 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 49 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 10.6

CMA / ARV

• ARV (median comp): $314,854
• List price: $200,000
• Delta: -36.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Burr St	0.19mi	2/1.0	1,372 (+4%)	4mo	$210,000	$153	81
524 N Super St	0.43mi	3/2.0 (+1)	1,290 (-2%)	4mo	$175,000	$136	63
4517 Park Dr	0.59mi	2/2.0	1,290 (-2%)	2mo	$469,888	$364	63
104 Super st lot 3 Brady St	0.23mi	3/1.0 (+1)	1,161 (-12%)	2mo	$134,900	$116	62
4107 Basil St	0.52mi	3/1.0 (+1)	1,296 (-2%)	9mo	$219,888	$170	60
4915 Walker St	0.47mi	2/2.0	1,276 (-4%)	11mo	$285,000	$223	59
4725 Mckinney St	0.49mi	2/1.0	1,419 (+7%)	7mo	$379,900	$268	59
5305 Texas St	0.39mi	3/1.0 (+1)	1,167 (-12%)	2mo	$126,000	$108	56
213 Grace St	0.54mi	2/1.0	1,150 (-13%)	9mo	$231,000	$201	46
405 N Grace St N	0.58mi	2/2.0	1,194 (-10%)	11mo	$349,900	$293	44
4801 Walker St	0.44mi	3/3.0 (+1)	1,475 (+12%)	6mo	$359,999	$244	43
4116 Walker St	0.72mi	2/2.0	1,144 (-14%)	9mo	$315,000	$275	32

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.59×
• Total profit: $88,793
• Equity at exit: $180,176

10-year hold

• IRR: 17.5%
• Equity multiple: 5.74×
• Total profit: $265,716
• Equity at exit: $388,556

Cash invested: $56,000 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$351 /mo · $4,215/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-245

Break-even live

Break-even rent $1,878

Max offer price $156,661

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Jenkins St Houston, TX	3.0	2.0	1242	$2,250	$1.81	44d	1	0.36mi
132 N Estelle St Unit 1526930P Houston, TX	2.0	1.0	1076	$1,760	$1.64	8d	1	0.46mi
5502 Texas St Unit 1514806P Houston, TX	3.0	2.5	1808	$7,216	$3.99	8d	1	0.48mi
5504 Texas St Unit 1514810P Houston, TX	3.0	2.5	1808	$7,026	$3.89	3d	1	0.49mi
5601 Canal St Unit 5658 Houston, TX	2.0	2.0	943	$1,564	$1.66	11d	1	0.52mi
5601 Canal St Unit 424 Houston, TX	2.0	2.0	943	$1,540	$1.63	8d	1	0.54mi
5601 Canal St Unit 2174 Houston, TX	2.0	2.0	943	$1,575	$1.67	12d	1	0.54mi
5601 Canal St Unit 2148 Houston, TX	2.0	2.0	943	$1,532	$1.62	3d	1	0.55mi
146 N Milby St Unit 2 Houston, TX	3.0	1.0	1000	$1,375	$1.38	24d	1	0.62mi
4411 Dallas St Houston, TX	2.0	1.0–2.0	734	$2,000	$2.72	1d	13	0.66mi
4720 Polk St Houston, TX	2.0	1.0	950	$860	$0.91	44d	1	0.66mi
5121 Polk St Unit 1 Houston, TX	2.0	1.0	1300	$1,600	$1.23	24d	1	0.73mi
4445 Bell St Unit b Houston, TX	2.0	1.0	920	$1,295	$1.41	16d	1	0.79mi
3530 Harrisburg Blvd Houston, TX	2.0	2.0	1029	$1,678	$1.63	44d	1	0.87mi
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$2,478	$2.01	3d	2	0.93mi
806 Sampson St Houston, TX	1.0	1.0	763	$1,650	$2.16	2d	18	1.08mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,320	$1.32	5d	1	1.21mi
99 N Delano St Houston, TX	2.0	2.0	1052	$1,311	$1.25	24d	1	1.22mi
2806 Commerce St Houston, TX	2.0	2.0	1014	$1,250	$1.23	22d	1	1.22mi
2806 Commerce St Houston, TX	2.0	2.0	1014	$1,250	$1.23	18d	1	1.22mi
1907 Cullen Blvd Houston, TX	2.0	2.0	950	$1,509	$1.59	20d	1	1.26mi
1907 Cullen Blvd Houston, TX	2.0	2.0	950	$1,509	$1.59	18d	1	1.26mi
1526 Lawson St Houston, TX	2.0	1.0	988	$2,200	$2.23	44d	1	1.30mi
960 Villa De Matel Rd Houston, TX	2.0	1.0	1056	$1,129	$1.07	24d	1	1.38mi
6520 Jamail Dr Houston, TX	2.0	2.0	1025	$1,504	$1.47	2d	4	1.40mi
956 Villa De Matel Rd Houston, TX	2.0	1.0	928	$1,039	$1.12	24d	1	1.41mi
956 Villa De Matel Rd Houston, TX	2.0	1.0	928	$1,039	$1.12	22d	1	1.41mi
6526 Jamail Dr Houston, TX	2.0	2.0	1025	$1,449	$1.41	44d	1	1.42mi
2404 Navigation Blvd Unit 422 Houston, TX	2.0	2.0	1309	$2,296	$1.75	8d	1	1.45mi
2404 Navigation Blvd Unit 424 Houston, TX	2.0	2.0	1309	$2,296	$1.75	5d	1	1.45mi
2404 Navigation Blvd Unit 2441 Houston, TX	2.0	2.0	1309	$2,320	$1.77	11d	1	1.45mi
2404 Navigation Blvd Unit 2187 Houston, TX	2.0	2.0	1309	$2,288	$1.75	3d	1	1.45mi
3448 Coyle St Unit 3174 Houston, TX	3.0	2.0	1151	$1,207	$1.05	3d	1	1.45mi
3448 Coyle St Unit 2162 Houston, TX	2.0	2.0	1024	$944	$0.92	5d	1	1.45mi
3448 Coyle St Unit 510 Houston, TX	3.0	2.0	1151	$1,215	$1.06	16d	1	1.45mi
3448 Coyle St Unit 2174 Houston, TX	2.0	2.0	1024	$936	$0.91	3d	1	1.45mi
3448 Coyle St Unit 421 Houston, TX	2.0	2.0	1024	$944	$0.92	8d	1	1.45mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	8d	1	1.50mi

Listing history 14 events

1. 2026-06-17
   days on market $200,000 Pending 49 DOM
2. 2026-06-16
   days on market $200,000 Pending 48 DOM
3. 2026-06-15
   days on market $200,000 Pending 47 DOM
4. 2026-06-13
   statusdays on market $200,000 Pending 45 DOM
5. 2026-06-10
   days on market $200,000 Active 41 DOM
6. 2026-06-08
   days on market $200,000 Active 40 DOM
7. 2026-06-07
   days on market $200,000 Active 39 DOM
8. 2026-06-04
   days on market $200,000 Active 36 DOM
9. 2026-06-01
   days on market $200,000 Active 33 DOM
10. 2026-05-31
    days on market $200,000 Active 32 DOM
11. 2026-04-29
    listed $200,000 Active 984-char remark
12. 2026-01-10
    historical
13. 2025-10-10
    listed $220,000 Active
14. 1998-01-01
    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: $4,215 · $351/mo
• Projected year-2 tax: $4,215 · $351/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $18,806
• − Mortgage interest: −$11,203
• − Property taxes: −$4,215
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$5,818
• Taxable loss: −$6,439
• Est. tax savings @ 24.0%: +$1,545
• After-tax cash flow: $-1,399/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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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: Predominantly Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

-9.1% since first listed

8 events — show timeline

• 2026-06-17 Pending — HARMLS
• 2026-06-11 Pending — HARMLS
• 2026-05-23 Relisted — HARMLS
• 2026-05-20 Pending — HARMLS
• 2026-04-29 Listed $200,000 HARMLS
• 2026-01-10 Listing Removed — HARMLS
• 2025-10-10 Listed $220,000 HARMLS
• 1998-01-01 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,215 · -18.3% YoY. Source: county tax records.