8250 Park Place Blvd #303 · Houston, TX 77017

$69,000

1 bd · 1.0 ba · 810 sqft · Condo public records · 220 Days on market

Built 1960 $85/sqft · 8% below area Est $75k · 8% under $130/mo HOA · 13% of rent ↓ 19% since listing

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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).

• Cash flow +24.5/30.0
• ARV discount +10.9/15.0
• 1% rule +9.1/10.0
• DSCR +7.9/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning 1BR / 1BA condo in a desirable gated community, showcasing custom upgrades throughout. Features include an upgraded kitchen, contemporary fixtures, and a thoughtfully designed open floor plan. Perfect for first-time buyers, downsizers, or investors seeking convenience, comfort, and security.

Key facts

• $130 HOA
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $75 ($903/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 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 flat; 88 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $477 of loan paydown is wiped out by about $2k 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 220 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
11. 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.
12. 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: 1.41% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 5.9

CMA / ARV

• ARV (median comp): $74,702
• List price: $69,000
• Delta: -7.63%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-8,268
• Equity at exit: $10,288

10-year hold

• IRR: -7.9%
• Equity multiple: 0.57×
• Total profit: $-8,403
• Equity at exit: $5,966

Cash invested: $19,320 (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 77017

• Home prices YoY: -21.7%
• Rents YoY: 0.9%
• Active inventory: 88
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $970 high
• Mortgage (P&I): −$362
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$130
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $75

Break-even live

Break-even rent $875

Max offer price $69,000

Occupancy floor 87%

Sensitivity live

Price	-10% $114	-5% $95	+0% $75	+5% $56	+10% $36
Rent	-10% $-1	-5% $37	+0% $75	+5% $114	+10% $152
Rate	-1.0pp $110	-0.5pp $93	base $75	+0.5pp $57	+1.0pp $39

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8357 Park Place Blvd Houston, TX	1.0	1.0	739	$845	$1.14	44d	1	0.31mi
7915 Ithaca St Unit 2 Houston, TX	2.0	1.0	600	$750	$1.25	44d	1	0.63mi
8335 Bonner Dr Houston, TX	1.0	1.0	700	$950	$1.36	44d	1	0.75mi
4143 Dover Ave Houston, TX	2.0	1.0	880	$1,065	$1.21	44d	1	0.84mi
2724 Broadway St Houston, TX	1.0	1.0	680	$872	$1.28	44d	7	0.85mi
7313 Gulf Fwy #907 Houston, TX	1.0	1.0	635	$999	$1.57	16d	1	0.95mi
8445 Winkler Dr Houston, TX	1.0	1.0	704	$800	$1.14	25d	1	1.18mi
7581 City Dr Ofc City Houston, TX	1.0	1.0	615	$830	$1.35	44d	1	1.19mi
7950 Bellfort St Houston, TX	1.0–2.0	1.0–2.0	796	$705	$0.89	0d	15	1.20mi
8535 Winkler Dr Houston, TX	2.0	1.0	874	$900	$1.03	0d	1	1.28mi
8535 Winkler Dr Houston, TX	2.0	1.0	874	$900	$1.03	44d	1	1.28mi
7901 Leonora St Houston, TX	1.0–2.0	1.0	750	$795	$1.06	6d	10	1.33mi
4800 Allendale Rd Houston, TX	1.0	1.0	1003	$1,043	$1.04	19d	1	1.35mi
3505 Evergreen Dr Houston, TX	2.0	2.0	974	$1,150	$1.18	19d	1	1.36mi
3505 Evergreen Dr Houston, TX	2.0	2.0	974	$1,150	$1.18	20d	1	1.36mi
7661 Bellfort Ave Houston, TX	2.0	2.0	930	$1,349	$1.45	21d	1	1.36mi
7661 Bellfort Ave Houston, TX	1.0	1.0	650	$1,099	$1.69	44d	1	1.36mi
7661 Bellfort Ave Houston, TX	1.0	1.0	650	$1,099	$1.69	25d	1	1.36mi
4800 Allendale Rd Unit 4851 Houston, TX	1.0	1.0	1003	$1,019	$1.02	44d	1	1.37mi
4800 Allendale Rd Unit 4821 Houston, TX	1.0	1.0	1003	$1,039	$1.04	15d	1	1.37mi
4800 Allendale Rd Unit 1187 Houston, TX	1.0	1.0	1003	$993	$0.99	0d	1	1.37mi
4800 Allendale Rd Apt 321 Houston, TX	1.0	1.0	1003	$1,004	$1.00	8d	1	1.37mi
4800 Allendale Rd Unit 1162 Houston, TX	1.0	1.0	1003	$1,004	$1.00	6d	1	1.37mi
4800 Allendale Rd Unit 4821 Houston, TX	1.0	1.0	1003	$1,043	$1.04	12d	1	1.37mi
8101 Leonora St Houston, TX	1.0–2.0	1.0–2.0	975	$950	$0.97	3d	4	1.38mi
4800 Allendale Rd Unit 1047 Houston, TX	1.0	1.0	1003	$1,034	$1.03	0d	1	1.38mi
4807 Allendale Rd Houston, TX	1.0	1.0	600	$775	$1.29	44d	1	1.38mi
8625 Winkler Dr Unit 8646 Houston, TX	1.0	1.0	616	$923	$1.50	15d	1	1.43mi
8625 Winkler Dr Unit 422 Houston, TX	2.0	2.0	787	$1,096	$1.39	12d	1	1.43mi
8625 Winkler Dr Unit 2-2125 Houston, TX	2.0	1.0	787	$1,082	$1.37	25d	1	1.43mi
8625 Winkler Dr Unit 8699 Houston, TX	1.0	1.0	616	$927	$1.50	12d	1	1.43mi
8625 Winkler Dr Houston, TX	1.0–2.0	1.0	701	$903	$1.29	16d	17	1.46mi
8625 Winkler Dr Houston, TX	1.0	1.0	616	$885	$1.44	18d	1	1.46mi
8625 Winkler Dr Houston, TX	1.0–2.0	1.0	701	$903	$1.29	0d	17	1.46mi
7437 Southway Dr Houston, TX	2.0	1.0	714	$920	$1.29	44d	1	1.48mi
2522 Patricia Manor Pl Unit 1162 Houston, TX	1.0	1.0	560	$773	$1.38	8d	1	1.49mi
2522 Patricia Manor Pl Unit 2162 Houston, TX	2.0	2.0	714	$911	$1.28	8d	1	1.49mi
2522 Patricia Manor Pl Unit 2596 Houston, TX	1.0	1.0	560	$762	$1.36	0d	1	1.49mi
2522 Patricia Manor Pl Unit 2573 Houston, TX	1.0	1.0	560	$762	$1.36	13d	1	1.49mi
2522 Patricia Manor Pl Unit 2596 Houston, TX	1.0	1.0	560	$808	$1.44	15d	1	1.49mi

HOA detail condo

• Monthly dues: $130 · $1,560/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $69,000 Active 220 DOM
2. 2026-06-18
   days on market $69,000 Active 217 DOM
3. 2026-06-17
   days on market $69,000 Active 216 DOM
4. 2026-06-16
   days on market $69,000 Active 215 DOM
5. 2026-06-15
   days on market $69,000 Active 214 DOM
6. 2026-06-13
   days on market $69,000 Active 212 DOM
7. 2026-06-10
   days on market $69,000 Active 208 DOM
8. 2026-06-08
   days on market $69,000 Active 207 DOM
9. 2026-06-07
   days on market $69,000 Active 206 DOM
10. 2026-06-04
    days on market $69,000 Active 203 DOM
11. 2026-06-01
    days on market $69,000 Active 200 DOM
12. 2026-05-31
    days on market $69,000 Active 199 DOM
13. 2026-01-15
    price $69,000 301-char remark

    Show marketing remark (301 chars)

    Stunning 1BR / 1BA condo in a desirable gated community, showcasing custom upgrades throughout. Features include an upgraded kitchen, contemporary fixtures, and a thoughtfully designed open floor plan. Perfect for first-time buyers, downsizers, or investors seeking convenience, comfort, and security.

14. 2025-11-19
    price $75,000 301-char remark

    Show marketing remark (301 chars)

    Stunning 1BR / 1BA condo in a desirable gated community, showcasing custom upgrades throughout. Features include an upgraded kitchen, contemporary fixtures, and a thoughtfully designed open floor plan. Perfect for first-time buyers, downsizers, or investors seeking convenience, comfort, and security.

15. 2025-11-19
    listed $84,900 Active 301-char remark

    Show marketing remark (301 chars)

    Stunning 1BR / 1BA condo in a desirable gated community, showcasing custom upgrades throughout. Features include an upgraded kitchen, contemporary fixtures, and a thoughtfully designed open floor plan. Perfect for first-time buyers, downsizers, or investors seeking convenience, comfort, and security.

16. 2025-11-18
    soldstatus Closed 301-char remark

    Show marketing remark (301 chars)

    Stunning 1BR / 1BA condo in a desirable gated community, showcasing custom upgrades throughout. Features include an upgraded kitchen, contemporary fixtures, and a thoughtfully designed open floor plan. Perfect for first-time buyers, downsizers, or investors seeking convenience, comfort, and security.

17. 2025-11-12
    listed $84,900 Active 301-char remark

    Show marketing remark (301 chars)

    Stunning 1BR / 1BA condo in a desirable gated community, showcasing custom upgrades throughout. Features include an upgraded kitchen, contemporary fixtures, and a thoughtfully designed open floor plan. Perfect for first-time buyers, downsizers, or investors seeking convenience, comfort, and security.

18. 2017-06-13
    soldstatus
19. 2016-04-20
    soldstatus
20. 1999-02-23
    soldstatus
21. 1999-02-09
    soldstatus
22. 1998-10-05
    soldstatus
23. 1993-06-15
    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: $1,248 · $104/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$15/yr (+$1/mo · 1.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 76% 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: $11,640
• − Mortgage interest: −$3,865
• − Property taxes: −$1,248
• − Insurance: −$1,142
• − Repairs & maintenance: −$931
• − Management: −$931
• − HOA: −$1,560
• − Depreciation: −$2,007
• Taxable loss: −$45
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $914/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): 29,640
• Household income: $51,079
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1601.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 38% White 7% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 65%
• Common ancestry: Lithuanian 1%
• Foreign-born: 39% · Canada, Vietnam
• Languages at home: 32% English-only · Spanish 63% Vietnamese 4%

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: ▼ -76.86%
• Current HPI: 277.3656
• Rent YoY: ▲ 0.88%
• 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

-18.7% since first listed

11 events — show timeline

• 2026-01-15 Price Changed $69,000 HARMLS
• 2025-11-19 Price Changed $75,000 HARMLS
• 2025-11-19 Listed $84,900 HARMLS
• 2025-11-18 Sold (MLS) — HARMLS
• 2025-11-12 Listed $84,900 HARMLS
• 2017-06-13 Sold (Public Records) — Public Records
• 2016-04-20 Sold (Public Records) — Public Records
• 1999-02-23 Sold (Public Records) — Public Records
• 1999-02-09 Sold (Public Records) — Public Records
• 1998-10-05 Sold (Public Records) — Public Records
• 1993-06-15 Sold (Public Records) — Public Records

Property tax history

+13.5%/yr

Latest (2025): $1,248 · +1.6% YoY. Source: county tax records.