10434 Envoy St · Houston, TX 77016

$189,000

4 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 38 Days on market

Built 1955 7,570 sqft lot $143/sqft · at area comps Est $183k · at est.

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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 +16.5/30.0
• Appreciation +9.3/10.0
• ARV discount +5.9/15.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

The home is tenant occupied and perfect for an investor looking for tenant-occupied properties. A well-maintained home located in the growing northeast Houston area. This property offers a functional layout with comfortable living spaces, making it ideal for both owner-occupants and investors. Conveniently situated with easy access to Downtown Houston, major highways including I-69 and Beltway 8, and just a short drive to George Bush Intercontinental Airport, this location supports an easy commute across the city. The surrounding area continues to see new development and revitalization, adding to the long-term potential of the property. Whether you're looking for a place to call home or an

Key facts

• 7,570 sq ft lot
• Built 1955
• Listed 37 days

Tags

• GROWING NORTHEAST HOUSTON AREA
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor); Slab foundation; Facing direction not specified
• Construction: Built in 1955; Composition roof; Construction materials: Unknown
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first floor (13 x 11); Three additional first-floor bedrooms (each 10 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (2.3% below list).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.

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: Shadydale El (math 11% / reading 20%, grade F, #3,990 of 4,322 statewide, top 93%, 631 students, 95% FRL); Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 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; 376 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (median comp): $182,704
• List price: $189,000
• Delta: 3.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10507 Royal Oaks Dr	0.13mi	4/2.0	1,311 (-1%)	2mo	$215,000	$164	90
10535 Hollyglen Dr	0.15mi	3/1.0 (-1)	1,344 (+2%)	4mo	$124,900	$93	79
10430 Royal Oaks Dr	0.15mi	4/2.0	1,402 (+6%)	6mo	$234,000	$167	78
6015 Langley Rd	0.22mi	3/1.0 (-1)	1,245 (-6%)	2mo	$95,000	$76	69
5702 Yorkwood St	0.46mi	3/1.5 (-1)	1,312 (-1%)	2mo	$165,000	$126	69
10414 Onslow St	0.26mi	3/2.0 (-1)	1,212 (-8%)	3mo	$199,500	$165	66
10329 Wicklowe St	0.36mi	3/2.0 (-1)	1,194 (-10%)	2mo	$149,000	$125	61
7227 Colton St	0.41mi	4/2.0	1,510 (+14%)	0mo	$214,000	$142	57
7234 Boggess Rd	0.51mi	3/1.0 (-1)	1,236 (-7%)	1mo	$168,000	$136	56
7321 Wiley Rd	0.62mi	3/1.0 (-1)	1,262 (-5%)	2mo	$179,900	$143	53
10214 Bretton Dr	0.28mi	3/1.0 (-1)	1,126 (-15%)	3mo	$125,000	$111	50
7422 Wheatley Gardens Dr	0.67mi	3/2.0 (-1)	1,416 (+7%)	3mo	$190,000	$134	49

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.67×
• Total profit: $88,231
• Equity at exit: $152,008

10-year hold

• IRR: 19.5%
• Equity multiple: 5.59×
• Total profit: $242,853
• Equity at exit: $310,139

Cash invested: $52,920 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 376
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$991
• Tax from tax record: −$278 /mo · $3,336/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $111

Break-even live

Break-even rent $1,706

Max offer price $189,000

Occupancy floor 89%

Sensitivity live

Price	-10% $218	-5% $164	+0% $111	+5% $57	+10% $4
Rent	-10% $-35	-5% $38	+0% $111	+5% $183	+10% $256
Rate	-1.0pp $206	-0.5pp $159	base $111	+0.5pp $62	+1.0pp $12

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	25d	1	0.26mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	21d	1	0.34mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	15d	1	0.46mi
7176 Parker Rd Houston, TX	4.0	2.0	1152	$1,200	$1.04	44d	1	0.57mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	18d	1	0.60mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	44d	1	0.60mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	44d	1	0.63mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	44d	1	0.89mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	19d	1	0.93mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	8d	1	1.01mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,865	$2.58	0d	1	1.06mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.20mi
9410 Firnat St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	0d	1	1.20mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	25d	1	1.22mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	44d	1	1.23mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,675	$1.04	0d	1	1.24mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	23d	1	1.24mi
6822 Leedale St Houston, TX	3.0	1.0	978	$1,500	$1.53	44d	1	1.30mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	44d	1	1.39mi
6823 Hanley Ln Houston, TX	3.0	2.0	1303	$1,610	$1.24	6d	1	1.39mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,520	$1.49	8d	1	1.45mi
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	23d	1	1.49mi

Listing history 33 events

1. 2026-06-21
   days on market $189,000 Active 38 DOM
2. 2026-06-18
   days on market $189,000 Active 35 DOM
3. 2026-06-17
   days on market $189,000 Active 34 DOM
4. 2026-06-16
   days on market $189,000 Active 33 DOM
5. 2026-06-15
   days on market $189,000 Active 32 DOM
6. 2026-06-13
   days on market $189,000 Active 30 DOM
7. 2026-06-10
   days on market $189,000 Active 26 DOM
8. 2026-06-08
   days on market $189,000 Active 25 DOM
9. 2026-06-07
   days on market $189,000 Active 24 DOM
10. 2026-06-04
    days on market $189,000 Active 21 DOM
11. 2026-06-01
    days on market $189,000 Active 18 DOM
12. 2026-05-31
    days on market $189,000 Active 17 DOM
13. 2026-05-14
    listed $195,000 Active 863-char remark
14. 2026-05-14
    historical
15. 2026-05-09
    price $195,000
16. 2026-03-24
    listed $199,000 Active
17. 2026-03-10
    historical
18. 2025-11-20
    price $199,000
19. 2025-06-09
    listed $205,000 Active
20. 2022-09-21
    historical
21. 2022-09-16
    status Active
22. 2022-09-12
    status Option Pending
23. 2022-09-06
    historical
24. 2022-09-06
    listed $175,000 Active
25. 2022-08-24
    listed $188,000 Active
26. 2022-08-24
    historical
27. 2022-08-16
    listed $205,000 Active
28. 2020-05-21
    soldstatus
29. 2018-09-24
    historical
30. 2018-09-14
    status Active
31. 2018-09-11
    status Pending, Continue to Show
32. 2018-08-25
    listed $89,100 Active
33. 1991-08-06
    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: $3,336 · $278/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$123/yr (+$10/mo · 3.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,153
• − Mortgage interest: −$10,587
• − Property taxes: −$3,336
• − Insurance: −$945
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$5,498
• Taxable loss: −$1,757
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,749/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

+112.1% since first listed

22 events — show timeline

• 2026-05-21 Price Changed $189,000 HARMLS
• 2026-05-14 Listing Removed — HARMLS
• 2026-05-14 Listed $195,000 HARMLS
• 2026-05-09 Price Changed $195,000 HARMLS
• 2026-03-24 Listed $199,000 HARMLS
• 2026-03-10 Listing Removed — HARMLS
• 2025-11-20 Price Changed $199,000 HARMLS
• 2025-06-09 Listed $205,000 HARMLS
• 2022-09-21 Listing Removed — HARMLS
• 2022-09-16 Relisted — HARMLS
• 2022-09-12 Pending — HARMLS
• 2022-09-06 Listed $175,000 HARMLS
• 2022-09-06 Listing Removed — HARMLS
• 2022-08-24 Listing Removed — HARMLS
• 2022-08-24 Listed $188,000 HARMLS
• 2022-08-16 Listed $205,000 HARMLS
• 2020-05-21 Sold (Public Records) — Public Records
• 2018-09-24 Listing Removed — HARMLS
• 2018-09-14 Relisted — HARMLS
• 2018-09-11 Pending — HARMLS
• 2018-08-25 Listed $89,100 HARMLS
• 1991-08-06 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,336 · +9.8% YoY. Source: county tax records.