7950 N Stadium Dr #247 · Houston, TX 77030

$90,000

1 bd · 1.0 ba · 729 sqft · Condo public records · 80 Days on market

Built 1980 $400/mo HOA · 32% of rent

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Why this score? — see what drove the F 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).

• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated condo in a gated community well-suited for investors looking for property just minutes away from the upcoming World Cup 2026 events, or healthcare professionals needing close proximity to the Medical Center. Features include hand-scraped hardwood floors, fresh interior paint. The kitchen offers shaker cabinets, granite countertops, under-cabinet lighting, and stainless steel appliances. Living area includes a marble-faced fireplace with access to a private patio. The updated bath includes dual sinks and a frameless glass walk-in shower with marble tile surround. Refrigerator and stackable washer and dryer remain. Convenient location with quality interior updates throughout. Condo association has recently replaced all underground plumbing, and replaced new roof. Foundation repair is currently in progress.

Key facts

• Gated community
• Shaker cabinets
• Granite countertops

Tags

• GATED COMMUNITY
• HAND-SCRAPED HARDWOOD FLOORS
• SHAKER CABINETS
• GRANITE COUNTERTOPS
• UNDER-CABINET LIGHTING
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (28.9% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $64k (28.9% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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.
• 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: Roberts El (math 78% / reading 78%, grade A, #51 of 4,322 statewide, top 1%, 724 students, 16% FRL); Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Bellaire H S (math 45% / reading 62%, grade C-, #428 of 1,632 statewide, top 27%, 3,170 students, 48% FRL) — zoned schools average 55% FRL vs 71% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 47% at this address vs 31% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.6%/yr); 146 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $622 of loan paydown is wiped out by about $3k 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 80 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask is 6823% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $90k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 32% of rent.
• 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 $63,969 (28.9% 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 80 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.40% ✓
• Cap rate: 4.33%
• Cash-on-cash: -7.02%
• DSCR: 0.69
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -35.2%
• Equity multiple: -0.08×
• Total profit: $-27,312
• Equity at exit: $13,419

10-year hold

• IRR: -98.9%
• Equity multiple: -0.93×
• Total profit: $-48,719
• Equity at exit: $7,782

Cash invested: $25,200 (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 77030

• Rents YoY: -1.6%
• Active inventory: 146
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$472
• Tax from tax record: −$230 /mo · $2,758/yr
• Insurance: −$38
• HOA: −$400
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-147

Break-even live

Break-even rent $1,442

Max offer price $63,969

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-122	+0% $-147	+5% $-173	+10% $-198
Rent	-10% $-247	-5% $-197	+0% $-147	+5% $-98	+10% $-48
Rate	-1.0pp $-102	-0.5pp $-124	base $-147	+0.5pp $-171	+1.0pp $-194

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7950 N Stadium Dr Houston, TX	1.0–2.0	1.0	696	$1,100	$1.58	1d	4	0.04mi
1330 Old Spanish Trl Houston, TX	1.0–2.0	1.0	726	$1,050	$1.45	1d	7	0.09mi
1339 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,680	$2.32	45d	1	0.12mi
1333 Old Spanish Trl Unit 1148 Houston, TX	1.0	1.0	725	$1,325	$1.83	0d	1	0.13mi
7900 N Stadium Dr Houston, TX	1.0	1.0	696	$1,250	$1.80	45d	1	0.14mi
1333 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,274	$1.76	14d	1	0.17mi
1333 Old Spanish Trl Unit 1348 Houston, TX	1.0	1.0	725	$1,324	$1.83	13d	1	0.19mi
1333 Old Spanish Trl Unit 324 Houston, TX	1.0	1.0	725	$1,285	$1.77	9d	1	0.19mi
1333 Old Spanish Trl Unit 1354 Houston, TX	1.0	1.0	725	$1,335	$1.84	16d	1	0.19mi
7710 S Main St Unit 7752 Houston, TX	1.0	1.0	580	$774	$1.33	0d	1	0.29mi
7710 S Main St Unit 147 Houston, TX	1.0	1.0	580	$774	$1.33	13d	1	0.33mi
1711 Old Spanish Trl Houston, TX	1.0–2.0	1.0–2.0	1078	$1,500	$1.39	21d	10	0.35mi
7682 Phoenix Dr Houston, TX	1.0	1.0	702	$1,214	$1.73	45d	1	0.44mi
7777 Greenbriar Houston, TX	1.0–2.0	1.0–2.0	879	$1,305	$1.48	0d	16	0.48mi
7600 Kirby Dr Houston, TX	3.0	1.0–2.0	974	$1,605	$1.65	0d	28	0.49mi
8333 Braesmain Dr Houston, TX	1.0–2.0	1.0–2.0	1086	$1,457	$1.34	1d	29	0.49mi
1199 McNee Rd Houston, TX	1.0	1.0	643	$1,100	$1.71	26d	1	0.49mi
8600 Main St Houston, TX	1.0	1.0	634	$1,080	$1.70	45d	1	0.52mi
1819 S Braeswood Blvd Houston, TX	1.0–2.0	1.0–2.0	971	$1,115	$1.15	0d	28	0.54mi
7892 Knight Rd Houston, TX	3.0	1.0–3.0	920	$1,818	$1.98	1d	14	0.55mi
7556 Kirby Dr Houston, TX	1.0	1.0	715	$1,339	$1.87	45d	1	0.57mi
8181 Fannin St Houston, TX	3.0	1.0–2.0	802	$1,327	$1.65	4d	33	0.59mi
1025 Swanson St Unit 211 Houston, TX	1.0	1.0	406	$925	$2.28	26d	1	0.61mi
8700 Main St Houston, TX	1.0–2.0	1.0–2.0	954	$1,401	$1.47	1d	5	0.65mi
7550 Kirby Dr Houston, TX	1.0–3.0	1.0–2.0	947	$1,232	$1.30	0d	31	0.67mi
2222 Maroneal St Houston, TX	1.0–3.0	1.0–2.0	951	$1,290	$1.36	0d	36	0.68mi
2228 Maroneal St Houston, TX	1.0	1.0	610	$1,324	$2.17	45d	1	0.70mi
7000 Greenbriar Dr Houston, TX	1.0–2.0	1.0–2.0	829	$1,200	$1.45	9d	4	0.74mi
1800 El Paseo St Houston, TX	1.0–2.0	1.0–2.0	750	$802	$1.07	0d	37	0.77mi
2111 Holly Hall St Houston, TX	1.0–3.0	1.0–3.0	974	$699	$0.72	1d	30	0.81mi
8282 Cambridge St Houston, TX	1.0	1.0	602	$810	$1.35	16d	1	0.84mi
8282 Cambridge St Unit 8333 Houston, TX	1.0	1.0	602	$764	$1.27	14d	1	0.85mi
8282 Cambridge St Unit 8303 Houston, TX	1.0	1.0	602	$815	$1.35	16d	1	0.85mi
8282 Cambridge St Unit 1162 Houston, TX	1.0	1.0	602	$775	$1.29	9d	1	0.85mi
8282 Cambridge St Unit 8356 Houston, TX	1.0	1.0	602	$815	$1.35	0d	1	0.85mi
2900 N Braeswood Blvd Houston, TX	1.0–3.0	1.0–2.0	1193	$1,301	$1.09	1d	30	0.86mi
2801 Broadmead Dr Unit 619 Houston, TX	1.0	1.0	635	$1,025	$1.61	0d	1	0.88mi
2801 Broadmead Dr Unit 325 Houston, TX	1.0	1.0	635	$1,050	$1.65	0d	1	0.88mi
2801 Broadmead Dr Unit 113 Houston, TX	1.0	1.0	684	$923	$1.35	26d	1	0.88mi
2801 Broadmead Dr Unit 917 Houston, TX	1.0	1.0	635	$1,125	$1.77	0d	1	0.88mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-04
   days on market $90,000 Active 80 DOM
2. 2026-06-01
   days on market $90,000 Active 77 DOM
3. 2026-05-31
   days on market $90,000 Active 76 DOM
4. 2026-05-10
   listed $1,300
5. 2026-05-09
   price $90,000 825-char remark

   Show marketing remark (825 chars)

   Renovated condo in a gated community well-suited for investors looking for property just minutes away from the upcoming World Cup 2026 events, or healthcare professionals needing close proximity to the Medical Center. Features include hand-scraped hardwood floors, fresh interior paint. The kitchen offers shaker cabinets, granite countertops, under-cabinet lighting, and stainless steel appliances. Living area includes a marble-faced fireplace with access to a private patio. The updated bath includes dual sinks and a frameless glass walk-in shower with marble tile surround. Refrigerator and stackable washer and dryer remain. Convenient location with quality interior updates throughout. Condo association has recently replaced all underground plumbing, and replaced new roof. Foundation repair is currently in progress.

6. 2026-04-27
   price $99,000 825-char remark

   Show marketing remark (825 chars)

   Renovated condo in a gated community well-suited for investors looking for property just minutes away from the upcoming World Cup 2026 events, or healthcare professionals needing close proximity to the Medical Center. Features include hand-scraped hardwood floors, fresh interior paint. The kitchen offers shaker cabinets, granite countertops, under-cabinet lighting, and stainless steel appliances. Living area includes a marble-faced fireplace with access to a private patio. The updated bath includes dual sinks and a frameless glass walk-in shower with marble tile surround. Refrigerator and stackable washer and dryer remain. Convenient location with quality interior updates throughout. Condo association has recently replaced all underground plumbing, and replaced new roof. Foundation repair is currently in progress.

7. 2026-04-27
   price $108,000 825-char remark

   Show marketing remark (825 chars)

   Renovated condo in a gated community well-suited for investors looking for property just minutes away from the upcoming World Cup 2026 events, or healthcare professionals needing close proximity to the Medical Center. Features include hand-scraped hardwood floors, fresh interior paint. The kitchen offers shaker cabinets, granite countertops, under-cabinet lighting, and stainless steel appliances. Living area includes a marble-faced fireplace with access to a private patio. The updated bath includes dual sinks and a frameless glass walk-in shower with marble tile surround. Refrigerator and stackable washer and dryer remain. Convenient location with quality interior updates throughout. Condo association has recently replaced all underground plumbing, and replaced new roof. Foundation repair is currently in progress.

8. 2026-03-16
   listed $120,000 Active 825-char remark

   Show marketing remark (825 chars)

   Renovated condo in a gated community well-suited for investors looking for property just minutes away from the upcoming World Cup 2026 events, or healthcare professionals needing close proximity to the Medical Center. Features include hand-scraped hardwood floors, fresh interior paint. The kitchen offers shaker cabinets, granite countertops, under-cabinet lighting, and stainless steel appliances. Living area includes a marble-faced fireplace with access to a private patio. The updated bath includes dual sinks and a frameless glass walk-in shower with marble tile surround. Refrigerator and stackable washer and dryer remain. Convenient location with quality interior updates throughout. Condo association has recently replaced all underground plumbing, and replaced new roof. Foundation repair is currently in progress.

9. 2025-12-04
   historical
10. 2025-12-03
    listed $120,000 Active
11. 2024-10-26
    historical $1,190
12. 2024-10-03
    price $1,190
13. 2024-09-17
    listed $1,290
14. 2023-08-16
    historical $1,250
15. 2023-07-19
    listed $1,250
16. 2015-12-28
    soldstatus
17. 2015-12-24
    soldstatus Sold
18. 2015-11-15
    status Pending
19. 2015-11-04
    status Option Pending
20. 2015-10-01
    listed $129,900 Active
21. 1988-05-13
    soldstatus $24,900

ⓘ 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: $2,758 · $230/mo
• Projected year-2 tax: $2,758 · $230/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 1/10 Low FEMA zone X (shaded) · 0% 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: $15,067
• − Mortgage interest: −$5,041
• − Property taxes: −$2,758
• − Insurance: −$450
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − HOA: −$4,800
• − Depreciation: −$2,618
• Taxable loss: −$3,011
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $-1,046/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): 13,380
• Household income: $77,336
• Rent vs Own: 65.9% rent · 34.1% own
• Severe rent burden: 1067.0

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 0.67)
• Race & ethnicity: White 50% Asian 23% Black 13% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Scotch-Irish 2% Italian 2%
• Foreign-born: 29% · China, Canada, Vietnam
• Languages at home: 64% English-only · Spanish 11% Chinese 9% Other Indo-European 5%

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: ▼ -182.09%
• Current HPI: 196.3094
• Rent YoY: ▼ -1.62%
• 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

-94.8% since first listed

18 events — show timeline

• 2026-05-10 Listed for Rent $1,300 HARMLS
• 2026-05-09 Price Changed $90,000 HARMLS
• 2026-04-27 Price Changed $99,000 HARMLS
• 2026-04-27 Price Changed $108,000 HARMLS
• 2026-03-16 Listed $120,000 HARMLS
• 2025-12-04 Listing Removed — HARMLS
• 2025-12-03 Listed $120,000 HARMLS
• 2024-10-26 Rental Removed $1,190 HARMLS
• 2024-10-03 Price Changed $1,190 HARMLS
• 2024-09-17 Listed for Rent $1,290 HARMLS
• 2023-08-16 Rental Removed $1,250 HARMLS
• 2023-07-19 Listed for Rent $1,250 HARMLS
• 2015-12-28 Sold (Public Records) — Public Records
• 2015-12-24 Sold (MLS) — HARMLS
• 2015-11-15 Pending — HARMLS
• 2015-11-04 Pending — HARMLS
• 2015-10-01 Listed $129,900 HARMLS
• 1988-05-13 Sold (Public Records) $24,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,758 · +1.6% YoY. Source: county tax records.