1701 Upland Dr #216 · Houston, TX 77043

$159,000

3 bd · 2.0 ba · 1,430 sqft · Condo public records · 285 Days on market

Built 1972 $111/sqft · 14% below area Est $185k · 14% under $450/mo HOA · 26% 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 +13.8/15.0
• Cash flow +8.6/30.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful MANNED GATED condominium fully remodeled. With 3 bedrooms and 2 full baths! Spacious living room with open concept to the dining and kitchen. New tile and laminate flooring. Kitchen offers New Granite countertops, New Stainless Steel appliances. New sinks throughout. New bathroom cabinets. Fresh paint throughout home. Located in Upland Park Townhomes. Beautiful and big community pool! Near Memorial City Mall. Minutes away from 1-10 and Beltway 8. SPRING BRANCH SCHOOL. LOCATION LOCATION LOCATION !!!

Key facts

• Fully remodeled
• Big community pool
• Manned gated

Tags

• MANNED GATED
• FULLY REMODELED
• NEW GRANITE COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES
• NEW BATHROOM CABINETS
• BIG COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (15.1% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $135k (15.1% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• Spring Branch ISD (urban): math 47% / reading 46% proficiency, ranked #215 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sherwood El (math 26% / reading 34%, grade F, #2,500 of 4,322 statewide, top 58%, 460 students, 66% FRL); Spring Forest Middle (math 39% / reading 44%, grade F, #595 of 1,662 statewide, top 37%, 962 students, 56% FRL); Stratford H S (math 52% / reading 59%, grade C, #364 of 1,632 statewide, top 23%, 2,272 students, 33% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 285 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,928 (15.1% 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 285 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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: 1.09% ✓
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 7.6

CMA / ARV

• ARV (median comp): $185,093
• List price: $159,000
• Delta: -14.10%
• 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: -27.1%
• Equity multiple: 0.12×
• Total profit: $-39,257
• Equity at exit: $23,707

10-year hold

• IRR: -51.2%
• Equity multiple: -0.44×
• Total profit: $-63,906
• Equity at exit: $13,747

Cash invested: $44,520 (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 77043

• Rents YoY: -0.9%
• Active inventory: 202
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$834
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$66
• HOA: −$450
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-136

Break-even live

Break-even rent $1,910

Max offer price $134,928

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-91	+0% $-136	+5% $-181	+10% $-226
Rent	-10% $-274	-5% $-205	+0% $-136	+5% $-68	+10% $1
Rate	-1.0pp $-56	-0.5pp $-96	base $-136	+0.5pp $-177	+1.0pp $-219

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Upland Dr Houston, TX	2.0–4.0	1.5–3.0	1340	$1,850	$1.38	45d	8	0.09mi
1707 Upland Dr Houston, TX	2.0	2.0	1190	$1,309	$1.10	26d	1	0.12mi
1707 Upland Dr Houston, TX	3.0	2.0	1350	$1,465	$1.09	45d	1	0.12mi
1707 Upland Dr Houston, TX	3.0	2.0	1350	$1,465	$1.09	20d	1	0.12mi
1521 Sherwood Forest St Apt 303 Houston, TX	2.0	2.5	1120	$1,379	$1.23	21d	1	0.15mi
1521 Sherwood Forest St Apt 405 Houston, TX	2.0	2.5	1032	$1,309	$1.27	5d	1	0.15mi
1521 Sherwood Forest St Apt 1203 Houston, TX	2.0	1.5	1188	$1,299	$1.09	5d	1	0.15mi
1521 Sherwood Forest St Unit 702 Houston, TX	2.0	2.5	1108	$1,359	$1.23	21d	1	0.15mi
1521 Sherwood Forest St Houston, TX	3.0	1.0–2.5	878	$1,459	$1.66	26d	16	0.15mi
1839 Sherwood Forest St Houston, TX	3.0	2.5	1752	$1,700	$0.97	45d	1	0.43mi
1095 Brittmoore Rd Unit 1128 Houston, TX	3.0	2.0	1475	$2,284	$1.55	45d	1	0.63mi
1095 Brittmoore Rd Unit 525 Houston, TX	3.0	2.0	1475	$2,336	$1.58	0d	1	0.63mi
1095 Brittmoore Rd Unit 2174 Houston, TX	2.0	2.0	1134	$1,893	$1.67	12d	1	0.63mi
1095 Brittmoore Rd Unit 3174 Houston, TX	3.0	2.0	1475	$2,387	$1.62	0d	1	0.63mi
1095 Brittmoore Rd Unit 1132 Houston, TX	2.0	2.0	1134	$1,884	$1.66	45d	1	0.63mi
1095 Brittmoore Rd Unit 3174 Houston, TX	3.0	2.0	1475	$2,376	$1.61	12d	1	0.63mi
1095 Brittmoore Rd Unit 425 Houston, TX	2.0	2.0	1134	$1,853	$1.63	0d	1	0.63mi
1095 Brittmoore Rd Unit 2148 Houston, TX	2.0	2.0	1134	$1,894	$1.67	0d	1	0.63mi
1599 Brittmoore Rd Houston, TX	2.0	2.0	1134	$1,983	$1.75	13d	1	0.64mi
10920 Day Rd Unit 2752 Houston, TX	2.0	2.0	1204	$1,445	$1.20	45d	1	0.67mi
10920 Day Rd Unit 2064 Houston, TX	2.0	2.0	1302	$1,550	$1.19	45d	1	0.67mi
1095 Brittmoore Rd Houston, TX	2.0	2.0	1134	$1,983	$1.75	45d	1	0.71mi
11070 Old Katy Rd Houston, TX	1.0–2.0	1.0–2.0	1060	$2,166	$2.04	0d	21	0.73mi
10902 Katy Fwy Houston, TX	1.0–3.0	1.5–3.0	1421	$2,735	$1.92	0d	19	0.87mi
935 N Wilcrest Dr Houston, TX	1.0–2.0	1.0–2.5	1260	$2,561	$2.03	0d	22	0.89mi
11601 Katy Fwy Unit 406 Houston, TX	2.0	2.0	1079	$1,200	$1.11	45d	1	1.01mi
11601 Katy Fwy Unit 507 Houston, TX	2.0	2.0	1148	$1,250	$1.09	45d	1	1.01mi
11601 Katy Fwy Unit 131 Houston, TX	2.0	1.0	911	$1,100	$1.21	45d	1	1.01mi
11601 Katy Fwy Unit 227 Houston, TX	2.0	2.0	1053	$1,200	$1.14	20d	1	1.01mi
874 Yorkchester Dr Houston, TX	3.0	2.0	1282	$1,620	$1.26	45d	1	1.11mi
13800 Myrtlea Dr Houston, TX	2.0	2.0	1075	$1,355	$1.26	13d	1	1.12mi
1888 Brittmoore Rd Houston, TX	1.0–2.0	1.0–2.0	904	$2,025	$2.24	0d	11	1.24mi
10829 Hammerly Blvd Houston, TX	2.0	2.0	1226	$2,064	$1.68	26d	1	1.25mi
11002 Hammerly Blvd Houston, TX	2.0–4.0	2.5	1686	$1,700	$1.01	0d	2	1.27mi
10850 Hammerly Blvd Houston, TX	1.0–2.0	1.0–2.0	882	$2,355	$2.67	0d	21	1.30mi
905 Town and Country Blvd Unit 2174 Houston, TX	2.0	2.0	1210	$2,527	$2.09	12d	1	1.33mi
905 Town and Country Blvd Unit 2148 Houston, TX	2.0	2.0	1210	$2,487	$2.06	0d	1	1.33mi
905 Town and Country Blvd Unit 942 Houston, TX	2.0	2.0	1350	$2,802	$2.08	45d	1	1.33mi
905 Town and Country Blvd Unit 424 Houston, TX	2.0	2.0	1210	$2,503	$2.07	7d	1	1.33mi
909 Town and Country Blvd Unit 12634 Houston, TX	2.0	2.0	1256	$1,798	$1.43	45d	1	1.36mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $159,000 Active 285 DOM
2. 2026-06-18
   days on market $159,000 Active 282 DOM
3. 2026-06-17
   days on market $159,000 Active 281 DOM
4. 2026-06-16
   days on market $159,000 Active 280 DOM
5. 2026-06-15
   days on market $159,000 Active 279 DOM
6. 2026-06-13
   days on market $159,000 Active 277 DOM
7. 2026-06-09
   days on market $159,000 Active 273 DOM
8. 2026-06-08
   days on market $159,000 Active 272 DOM
9. 2026-06-07
   days on market $159,000 Active 271 DOM
10. 2026-06-04
    days on market $159,000 Active 268 DOM
11. 2026-06-03
    days on market $159,000 Active 267 DOM
12. 2026-06-02
    days on market $159,000 Active 266 DOM
13. 2026-06-01
    days on market $159,000 Active 265 DOM
14. 2026-05-31
    days on market $159,000 Active 264 DOM
15. 2025-09-09
    listed $159,000 Active 513-char remark

    Show marketing remark (513 chars)

    Beautiful MANNED GATED condominium fully remodeled. With 3 bedrooms and 2 full baths! Spacious living room with open concept to the dining and kitchen. New tile and laminate flooring. Kitchen offers New Granite countertops, New Stainless Steel appliances. New sinks throughout. New bathroom cabinets. Fresh paint throughout home. Located in Upland Park Townhomes. Beautiful and big community pool! Near Memorial City Mall. Minutes away from 1-10 and Beltway 8. SPRING BRANCH SCHOOL. LOCATION LOCATION LOCATION !!!

16. 2025-07-02
    historical
17. 2025-06-26
    historical $1,700
18. 2025-06-19
    listed $169,900 Active
19. 2025-04-27
    historical
20. 2025-02-28
    listed $1,700
21. 2024-05-16
    price $184,900
22. 2023-12-13
    price $194,900
23. 2023-12-13
    status Active
24. 2023-08-30
    historical
25. 2023-03-06
    price $184,900
26. 2023-02-17
    price $199,000
27. 2022-07-01
    price $209,000
28. 2022-05-11
    listed $225,000 Active
29. 2019-08-08
    historical
30. 2019-06-28
    listed $149,000 Active
31. 1993-09-07
    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: $1,905 · $159/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$1,005/yr (+$84/mo · 52.8%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $20,848
• − Mortgage interest: −$8,906
• − Property taxes: −$1,905
• − Insurance: −$795
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − HOA: −$5,400
• − Depreciation: −$4,625
• Taxable loss: −$4,119
• Est. tax savings @ 24.0%: +$989
• After-tax cash flow: $-647/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: Spring Branch ISD
• NCES district ID: 4841100
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $60,311
• Composite: 40.88/100
• National rank: #3624
• State rank: #215 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): 29,048
• Household income: $79,359
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1667.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 44% White 37% Two or more races 25% Black 8% Asian 6%
• Hispanic origin (detail): Mexican 24% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 36% French/Haitian/Cajun 2% Vietnamese 1%

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: ▼ -283.51%
• Current HPI: 286.4053
• Rent YoY: ▼ -0.86%
• 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

+6.7% since first listed

17 events — show timeline

• 2025-09-09 Listed $159,000 HARMLS
• 2025-07-02 Listing Removed — HARMLS
• 2025-06-26 Rental Removed $1,700 HARMLS
• 2025-06-19 Listed $169,900 HARMLS
• 2025-04-27 Listing Removed — HARMLS
• 2025-02-28 Listed for Rent $1,700 HARMLS
• 2024-05-16 Price Changed $184,900 HARMLS
• 2023-12-13 Price Changed $194,900 HARMLS
• 2023-12-13 Relisted — HARMLS
• 2023-08-30 Listing Removed — HARMLS
• 2023-03-06 Price Changed $184,900 HARMLS
• 2023-02-17 Price Changed $199,000 HARMLS
• 2022-07-01 Price Changed $209,000 HARMLS
• 2022-05-11 Listed $225,000 HARMLS
• 2019-08-08 Listing Removed — HARMLS
• 2019-06-28 Listed $149,000 HARMLS
• 1993-09-07 Sold (Public Records) — Public Records

Property tax history

+13.5%/yr

Latest (2025): $1,905 · +18.2% YoY. Source: county tax records.