1709 Stevens St · Houston, TX 77026

$199,900

3 bd · 2.0 ba · 1,058 sqft · SingleFamily public records · 141 Days on market

Built 1930 3,750 sqft lot $189/sqft · 11% below area Est $224k · 11% under ↓ 13% 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).

• ARV discount +12.3/15.0
• Cash flow +11.4/30.0
• Appreciation +6.9/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

You can buy this house with just $30K cash and take over the Loan Subject To the existing financing. Or purchase for just $199K and get yourself a good loan that works for you. Charming Fully Renovated Home in Houston's Fifth Ward. Discover this beautifully renovated 3-bedroom, 2-bathroom gem located in the vibrant and growing Fifth Ward community. Just a short stroll to St. Arnold Brewery and offering quick access to Highway 59, I-10, and I-45, this home is perfect for those seeking both convenience and character. This property has been thoughtfully upgraded from top to bottom, featuring new plumbing, electrical, roofing, and a modern HVAC systemits practically a new build while preserving its unique historical charm. The spacious, fully fenced backyard is perfect for gatherings, pets, or simply relaxing outdoors. Dont miss this opportunity to own a move-in ready home in one of Houstons up-and-coming neighborhoods! Schedule your showing today!

Key facts

• Upgraded plumbing
• Fully renovated home
• Upgraded electrical

Tags

• FULLY RENOVATED HOME
• UPGRADED PLUMBING
• UPGRADED ELECTRICAL
• UPGRADED ROOFING
• MODERN HVAC SYSTEM
• SPACIOUS FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-68 ($-822/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (7.7% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.1% 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 rising (+3.1%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,845/mo this rent would consume 56% of the median local household income ($39k/yr) (locally 1531% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.1% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $175,912 (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 141 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.92% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (median comp): $223,909
• List price: $199,900
• Delta: -10.72%
• 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
1912 Semmes St	0.27mi	2/1.0 (-1)	1,104 (+4%)	2mo	$65,000	$59	70
2112 Terry St	0.58mi	3/1.0	1,132 (+7%)	2mo	$119,500	$106	55
2114 Des Chaumes St	0.47mi	2/2.5 (-1)	1,000 (-6%)	10mo	$235,000	$235	54
2112 Des Chaumes St	0.47mi	2/2.5 (-1)	955 (-10%)	1mo	$239,900	$251	54
1816 Mckee St	0.47mi	3/1.0	1,170 (+11%)	5mo	$200,000	$171	52
2116 Des Chaumes St	0.47mi	2/2.5 (-1)	955 (-10%)	5mo	$240,000	$251	51
1915 Pannell St	0.73mi	3/2.0	1,100 (+4%)	14mo	$239,900	$218	48
3053 Noble St	0.44mi	2/1.0 (-1)	1,200 (+13%)	1mo	$64,497	$54	47
1618 Capron St	0.69mi	3/1.0	990 (-6%)	12mo	$120,000	$121	43
2711 Maury St	0.72mi	2/2.5 (-1)	1,118 (+6%)	11mo	$209,950	$188	41
2315 Bringhurst St	0.73mi	2/1.0 (-1)	930 (-12%)	12mo	$59,000	$63	27
2306 Staples St	0.70mi	2/1.0 (-1)	912 (-14%)	13mo	$135,000	$148	24

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

Projected returns pro-forma

3.89% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.53×
• Total profit: $29,590
• Equity at exit: $100,102

10-year hold

• IRR: 10.9%
• Equity multiple: 2.79×
• Total profit: $100,419
• Equity at exit: $162,735

Cash invested: $55,972 (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 77026

• Home prices YoY: 1.5%
• Rents YoY: 3.1%
• Active inventory: 445
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$394 /mo · $4,730/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-68

Break-even live

Break-even rent $1,931

Max offer price $187,804

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-12	+0% $-68	+5% $-125	+10% $-182
Rent	-10% $-214	-5% $-141	+0% $-68	+5% $4	+10% $77
Rate	-1.0pp $32	-0.5pp $-18	base $-68	+0.5pp $-120	+1.0pp $-173

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	44d	1	0.15mi
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	25d	1	0.37mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	0.44mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.54mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	2d	19	0.57mi
1550 Leona St Unit 1587 Houston, TX	2.0	2.0	1131	$1,942	$1.72	44d	1	0.62mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	44d	1	0.67mi
1550 Burnett St Houston, TX	1.0–2.0	1.0–2.0	877	$2,108	$2.40	0d	37	0.69mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	0d	14	0.70mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	44d	1	0.72mi
2209 Gano St Unit 3 Houston, TX	2.0	1.0	700	$1,200	$1.71	44d	1	0.74mi
2209 Gano St Unit 4 Houston, TX	2.0	1.0	700	$1,250	$1.79	44d	1	0.74mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	6d	1	0.87mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	11d	1	0.87mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,120	$1.87	0d	1	0.87mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	11d	1	0.87mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	8d	1	0.87mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	44d	1	0.87mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	5d	1	0.87mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	44d	1	0.87mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,682	$1.74	3d	1	0.87mi
1514 Everett St Houston, TX	2.0	1.0	970	$1,840	$1.90	20d	1	0.89mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	2d	69	0.95mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	21d	16	0.95mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	44d	1	1.03mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,354	$2.37	0d	41	1.03mi
1725 N Main St Houston, TX	2.0	2.0	988	$2,263	$2.29	44d	1	1.05mi
2016 N Main St Houston, TX	2.0	2.0	1169	$2,200	$1.88	44d	1	1.10mi
2115 Runnels St Houston, TX	2.0	2.0	1053	$1,775	$1.69	44d	1	1.12mi
2115 Runnels St Unit 422 Houston, TX	2.0	2.0	959	$1,839	$1.92	8d	1	1.12mi
2115 Runnels St Unit 2162 Houston, TX	2.0	2.0	959	$1,839	$1.92	6d	1	1.12mi
2115 Runnels St Unit 2174 Houston, TX	2.0	2.0	959	$1,863	$1.94	11d	1	1.12mi
2115 Runnels St Unit 2148 Houston, TX	2.0	2.0	959	$1,869	$1.95	0d	1	1.12mi
2115 Runnels St Unit 2152 Houston, TX	2.0	2.0	959	$1,864	$1.94	44d	1	1.12mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	44d	1	1.17mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	21d	1	1.17mi
412 Paschall St Unit 1316398P Houston, TX	3.0	2.0	1130	$4,840	$4.28	13d	1	1.19mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,593	$1.59	6d	1	1.21mi
2310 N Main St Houston, TX	2.0	2.0	997	$1,687	$1.69	44d	1	1.22mi
2315 Navigation Blvd Houston, TX	1.0–2.0	1.0–2.5	943	$3,500	$3.71	0d	62	1.22mi

Listing history 32 events

1. 2026-06-18
   days on market $199,900 Active 141 DOM
2. 2026-06-17
   days on market $199,900 Active 140 DOM
3. 2026-06-16
   days on market $199,900 Active 139 DOM
4. 2026-06-15
   days on market $199,900 Active 138 DOM
5. 2026-06-13
   days on market $199,900 Active 136 DOM
6. 2026-06-10
   days on market $199,900 Active 132 DOM
7. 2026-06-08
   days on market $199,900 Active 131 DOM
8. 2026-06-07
   days on market $199,900 Active 130 DOM
9. 2026-06-04
   days on market $199,900 Active 127 DOM
10. 2026-06-01
    days on market $199,900 Active 124 DOM
11. 2026-05-31
    days on market $199,900 Active 123 DOM
12. 2026-02-12
    listed $199,000 Active 958-char remark

    Show marketing remark (958 chars)

    You can buy this house with just $30K cash and take over the Loan Subject To the existing financing. Or purchase for just $199K and get yourself a good loan that works for you. Charming Fully Renovated Home in Houston's Fifth Ward. Discover this beautifully renovated 3-bedroom, 2-bathroom gem located in the vibrant and growing Fifth Ward community. Just a short stroll to St. Arnold Brewery and offering quick access to Highway 59, I-10, and I-45, this home is perfect for those seeking both convenience and character. This property has been thoughtfully upgraded from top to bottom, featuring new plumbing, electrical, roofing, and a modern HVAC systemits practically a new build while preserving its unique historical charm. The spacious, fully fenced backyard is perfect for gatherings, pets, or simply relaxing outdoors. Dont miss this opportunity to own a move-in ready home in one of Houstons up-and-coming neighborhoods! Schedule your showing today!

13. 2026-01-28
    listed $199,900 Active 915-char remark

    Show marketing remark (915 chars)

    Property offered for sale subject to existing loan as an option. Buyer to verify all terms independently. Charming Fully Renovated Home in Houston's Fifth Ward. Discover this beautifully renovated 3-bedroom, 2-bathroom gem located in the vibrant and growing Fifth Ward community. Just a short stroll to St. Arnold Brewery and offering quick access to Highway 59, I-10, and I-45, this home is perfect for those seeking both convenience and character. This property has been thoughtfully upgraded from top to bottom, featuring new plumbing, electrical, roofing, and a modern HVAC system—it’s practically a new build while preserving its unique historical charm. The spacious, fully fenced backyard is perfect for gatherings, pets, or simply relaxing outdoors. Don’t miss this opportunity to own a move-in ready home in one of Houston’s up-and-coming neighborhoods! Schedule your showing today!

14. 2026-01-17
    historical
15. 2025-12-11
    listed $1,650
16. 2025-11-17
    listed $239,000 Active
17. 2025-08-31
    historical
18. 2025-01-09
    price $239,000
19. 2024-12-17
    listed $255,000 Active
20. 2023-09-14
    historical
21. 2023-08-29
    historical $1,650
22. 2023-08-24
    listed $289,900 Active
23. 2023-08-18
    listed $1,650
24. 2022-04-16
    historical
25. 2022-03-21
    status Active
26. 2022-01-19
    historical
27. 2022-01-18
    listed $239,900 Active
28. 2021-02-01
    historical
29. 2021-01-15
    listed $229,000 Active
30. 2020-05-11
    soldstatus
31. 2012-10-18
    soldstatus
32. 1995-09-25
    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: $4,730 · $394/mo
• Projected year-2 tax: $4,730 · $394/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 6/10 Major FEMA zone X (unshaded) · 73% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,136
• − Mortgage interest: −$11,198
• − Property taxes: −$4,730
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$5,815
• Taxable loss: −$4,148
• Est. tax savings @ 24.0%: +$996
• After-tax cash flow: $174/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): 21,981
• Household income: $39,211
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1531.0

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 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 44% Two or more races 18% White 5% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▲ 3.89%
• Current HPI: 267.5995
• Rent YoY: ▲ 3.08%
• 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

-13.1% since first listed

21 events — show timeline

• 2026-02-12 Listed $199,000 ForSaleByOwner.com
• 2026-01-28 Listed $199,900 HARMLS
• 2026-01-17 Listing Removed — HARMLS
• 2025-12-11 Listed for Rent $1,650 HARMLS
• 2025-11-17 Listed $239,000 HARMLS
• 2025-08-31 Listing Removed — HARMLS
• 2025-01-09 Price Changed $239,000 HARMLS
• 2024-12-17 Listed $255,000 HARMLS
• 2023-09-14 Listing Removed — HARMLS
• 2023-08-29 Rental Removed $1,650 HARMLS
• 2023-08-24 Listed $289,900 HARMLS
• 2023-08-18 Listed for Rent $1,650 HARMLS
• 2022-04-16 Listing Removed — HARMLS
• 2022-03-21 Relisted — HARMLS
• 2022-01-19 Listing Removed — HARMLS
• 2022-01-18 Listed $239,900 HARMLS
• 2021-02-01 Listing Removed — HARMLS
• 2021-01-15 Listed $229,000 HARMLS
• 2020-05-11 Sold (Public Records) — Public Records
• 2012-10-18 Sold (Public Records) — Public Records
• 1995-09-25 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $4,730 · +5.5% YoY. Source: county tax records.