7714 Sterlingshire St · Houston, TX 77016

$209,000

3 bd · 2.0 ba · 1,998 sqft · SingleFamily public records · 72 Days on market

Built 1960 7,200 sqft lot $105/sqft · 16% below area Est $247k · 16% under

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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 +14.5/15.0
• Cash flow +13.8/30.0
• Appreciation +9.3/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't let this home and big yard slip away! 3 bedrooms, 2 bathrooms, 2 dining rooms, Living Room and large Library Room, Utility Room inside, Attached garage. Recent roof, fresh paint inside, kitchen remodeled marble countertops and new cabinets, guest bathroom with new vanity and toilet. Primary bathroom with double vanity and new tub/shower, new carpet in living room. Large backyard with patio deck.

Key facts

• Big yard
• New vanity
• Marble countertops

Tags

• LARGE ONE STORY HOME
• BIG YARD
• REMODELED KITCHEN
• MARBLE COUNTERTOPS
• NEW CABINETS
• NEW VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $18 ($217/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 $186k (11.0% below list).
• Recommended offer: $186k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 376 active listings in the ZIP; 35 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).
• At $1,859/mo this rent would consume 47% of the median local household income ($48k/yr) (locally 1297% 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 $20k of equity ($1k loan paydown + $18k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 72 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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

• 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 $185,925 (11.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 11% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $247,421
• List price: $209,000
• Delta: -15.53%
• 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
10319 Vinca Minor Ln	0.61mi	3/2.5	1,826 (-9%)	0mo	$296,290	$162	55
7907 Elowen Grove Dr	0.64mi	3/2.5	1,826 (-9%)	1mo	$295,540	$162	53
10331 Vinca Minor Ln	0.66mi	3/2.5	1,826 (-9%)	1mo	$296,040	$162	52
7905 Elowen Grove Dr	0.64mi	4/2.5 (+1)	2,121 (+6%)	1mo	$306,040	$144	52
7917 Elowen Grove Dr	0.66mi	4/2.5 (+1)	2,121 (+6%)	1mo	$309,290	$146	51
7226 Gore Dr	0.74mi	4/1.5 (+1)	2,100 (+5%)	2mo	$205,000	$98	49
7924 Cassie Pine Dr	0.59mi	4/2.5 (+1)	2,260 (+13%)	0mo	$324,290	$143	44
7904 Elowen Grove Dr	0.61mi	4/2.5 (+1)	2,260 (+13%)	1mo	$320,540	$142	42
10307 Vinca Minor Ln	0.58mi	4/3.0 (+1)	2,260 (+13%)	1mo	$319,040	$141	41
7912 Elowen Grove Dr	0.63mi	4/2.5 (+1)	2,260 (+13%)	1mo	$320,290	$142	41
7915 Elowen Grove Dr	0.65mi	4/2.5 (+1)	2,260 (+13%)	1mo	$320,540	$142	40
10323 Vinca Minor Ln	0.63mi	4/3.0 (+1)	2,260 (+13%)	2mo	$322,040	$142	38

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: 20.8%
• Equity multiple: 2.56×
• Total profit: $91,363
• Equity at exit: $168,093

10-year hold

• IRR: 18.4%
• Equity multiple: 5.38×
• Total profit: $256,278
• Equity at exit: $342,958

Cash invested: $58,520 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 376
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$268 /mo · $3,211/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $18

Break-even live

Break-even rent $1,836

Max offer price $209,000

Occupancy floor 94%

Sensitivity live

Price	-10% $136	-5% $77	+0% $18	+5% $-41	+10% $-100
Rent	-10% $-129	-5% $-55	+0% $18	+5% $92	+10% $165
Rate	-1.0pp $123	-0.5pp $71	base $18	+0.5pp $-36	+1.0pp $-91

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7426 Bigwood St Houston, TX	4.0	2.0	1997	$1,850	$0.93	15d	1	0.28mi
10314 Woodwick St Unit 1283919P Houston, TX	3.0	2.5	1496	$3,865	$2.58	0d	1	0.50mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	18d	1	0.58mi
7325 Boggess Rd Houston, TX	3.0	2.0	1568	$1,850	$1.18	44d	1	0.58mi
10474 Red Orchid Dr Houston, TX	3.0	2.5	1553	$1,875	$1.21	25d	1	0.67mi
8102 Rhobell St Unit A Houston, TX	4.0	3.5	1567	$1,750	$1.12	44d	1	0.69mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.71mi
9410 Firnat St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	0d	1	0.71mi
7726 Spinet St Houston, TX	4.0	2.0	1456	$2,375	$1.63	8d	1	0.73mi
9326 Firnat St Unit B Houston, TX	3.0	2.5	1902	$1,900	$1.00	44d	1	0.75mi
9328 Firnat St Unit B Houston, TX	3.0	2.5	1902	$1,900	$1.00	44d	1	0.75mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	23d	1	0.75mi
9320 Firnat St Unit A Houston, TX	3.0	2.5	1900	$1,850	$0.97	8d	1	0.75mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	25d	1	0.82mi
7314 Saunders Rd Houston, TX	4.0	2.0	1339	$1,723	$1.29	15d	1	0.83mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,675	$1.04	0d	1	0.86mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	8d	1	0.87mi
8214 Parker Rd Unit B Houston, TX	3.0	2.0	1608	$1,560	$0.97	8d	1	0.90mi
7805 Woodlyn Rd Houston, TX	4.0	2.0	1946	$1,800	$0.92	0d	1	0.93mi
10708 Lavender Cotton Ln Houston, TX	3.0	2.0	1406	$2,150	$1.53	44d	1	0.95mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	25d	1	0.99mi
8314 Madera Rd Unit B Houston, TX	3.0	2.5	1608	$1,495	$0.93	25d	1	1.01mi
8003 Alpine Bearberry Dr Houston, TX	3.0–4.0	2.0–2.5	1696	$2,000	$1.18	8d	1	1.02mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	44d	1	1.07mi
10750 Nyla Spring St Houston, TX	3.0	2.0	1500	$1,975	$1.32	19d	1	1.08mi
8203 Woodlyn Rd Unit C Houston, TX	3.0	2.5	1650	$1,650	$1.00	8d	1	1.17mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	25d	1	1.21mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	0d	1	1.21mi
9702 Hillis St Houston, TX	3.0	2.0	1612	$1,550	$0.96	44d	1	1.26mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	25d	1	1.28mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	21d	1	1.33mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	25d	1	1.33mi
8102 Crestview Dr Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	44d	1	1.36mi
8102 Crestview Dr Unit A Houston, TX	3.0	2.5	1800	$1,900	$1.06	23d	1	1.36mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	44d	1	1.37mi

Listing history 27 events

1. 2026-06-21
   days on market $209,000 Active 72 DOM
2. 2026-06-18
   days on market $209,000 Active 69 DOM
3. 2026-06-17
   days on market $209,000 Active 68 DOM
4. 2026-06-16
   days on market $209,000 Active 67 DOM
5. 2026-06-15
   days on market $209,000 Active 66 DOM
6. 2026-06-13
   days on market $209,000 Active 64 DOM
7. 2026-06-10
   days on market $209,000 Active 60 DOM
8. 2026-06-08
   days on market $209,000 Active 59 DOM
9. 2026-06-07
   days on market $209,000 Active 58 DOM
10. 2026-06-04
    days on market $209,000 Active 55 DOM
11. 2026-06-01
    days on market $209,000 Active 52 DOM
12. 2026-05-31
    days on market $209,000 Active 51 DOM
13. 2026-04-06
    listed $219,000 Active 404-char remark

    Show marketing remark (404 chars)

    Don't let this home and big yard slip away! 3 bedrooms, 2 bathrooms, 2 dining rooms, Living Room and large Library Room, Utility Room inside, Attached garage. Recent roof, fresh paint inside, kitchen remodeled marble countertops and new cabinets, guest bathroom with new vanity and toilet. Primary bathroom with double vanity and new tub/shower, new carpet in living room. Large backyard with patio deck.

14. 2014-12-23
    soldstatus
15. 2014-12-18
    soldstatus Sold 321-char remark

    Show marketing remark (321 chars)

    Location Location Location!! Home in a mature neighborhood - 3 BR, 2 Bath, Kitchen has many cabinets - 1 Car Garage - laminate wood/tile/carpet floors, Formal Dining Room, Large Den or Study, Large Living Room, Storage Room and Patio wood Deck in Back Yard - Large Front Yard. Utility Room Inside. Refrigerator included.

16. 2014-12-18
    status Pending, Continue to Show 321-char remark

    Show marketing remark (321 chars)

    Location Location Location!! Home in a mature neighborhood - 3 BR, 2 Bath, Kitchen has many cabinets - 1 Car Garage - laminate wood/tile/carpet floors, Formal Dining Room, Large Den or Study, Large Living Room, Storage Room and Patio wood Deck in Back Yard - Large Front Yard. Utility Room Inside. Refrigerator included.

17. 2014-12-01
    status Option Pending 321-char remark

    Show marketing remark (321 chars)

    Location Location Location!! Home in a mature neighborhood - 3 BR, 2 Bath, Kitchen has many cabinets - 1 Car Garage - laminate wood/tile/carpet floors, Formal Dining Room, Large Den or Study, Large Living Room, Storage Room and Patio wood Deck in Back Yard - Large Front Yard. Utility Room Inside. Refrigerator included.

18. 2014-11-01
    status Active 321-char remark

    Show marketing remark (321 chars)

    Location Location Location!! Home in a mature neighborhood - 3 BR, 2 Bath, Kitchen has many cabinets - 1 Car Garage - laminate wood/tile/carpet floors, Formal Dining Room, Large Den or Study, Large Living Room, Storage Room and Patio wood Deck in Back Yard - Large Front Yard. Utility Room Inside. Refrigerator included.

19. 2014-11-01
    status Pending, Continue to Show 321-char remark

    Show marketing remark (321 chars)

    Location Location Location!! Home in a mature neighborhood - 3 BR, 2 Bath, Kitchen has many cabinets - 1 Car Garage - laminate wood/tile/carpet floors, Formal Dining Room, Large Den or Study, Large Living Room, Storage Room and Patio wood Deck in Back Yard - Large Front Yard. Utility Room Inside. Refrigerator included.

20. 2014-10-21
    status Option Pending 321-char remark

    Show marketing remark (321 chars)

    Location Location Location!! Home in a mature neighborhood - 3 BR, 2 Bath, Kitchen has many cabinets - 1 Car Garage - laminate wood/tile/carpet floors, Formal Dining Room, Large Den or Study, Large Living Room, Storage Room and Patio wood Deck in Back Yard - Large Front Yard. Utility Room Inside. Refrigerator included.

21. 2014-07-05
    listed $85,999 Active 321-char remark

    Show marketing remark (321 chars)

    Location Location Location!! Home in a mature neighborhood - 3 BR, 2 Bath, Kitchen has many cabinets - 1 Car Garage - laminate wood/tile/carpet floors, Formal Dining Room, Large Den or Study, Large Living Room, Storage Room and Patio wood Deck in Back Yard - Large Front Yard. Utility Room Inside. Refrigerator included.

22. 2008-04-23
    soldstatus
23. 2007-10-30
    historical
24. 2007-07-15
    listed $99,000
25. 2007-06-30
    historical
26. 2007-03-05
    listed $99,900
27. 2001-05-24
    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: $3,211 · $268/mo
• Projected year-2 tax: $3,825 · $319/mo
• Expected delta: +$613/yr (+$51/mo · 19.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $22,311
• − Mortgage interest: −$11,707
• − Property taxes: −$3,211
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$6,080
• Taxable loss: −$3,302
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $1,010/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

+119.2% since first listed

15 events — show timeline

• 2026-04-06 Listed $219,000 HARMLS
• 2014-12-23 Sold (Public Records) — Public Records
• 2014-12-18 Sold (MLS) — HARMLS
• 2014-12-18 Pending — HARMLS
• 2014-12-01 Pending — HARMLS
• 2014-11-01 Relisted — HARMLS
• 2014-11-01 Pending — HARMLS
• 2014-10-21 Pending — HARMLS
• 2014-07-05 Listed $85,999 HARMLS
• 2008-04-23 Sold (Public Records) — Public Records
• 2007-10-30 Listing Removed — HARMLS
• 2007-07-15 Listed $99,000 HARMLS
• 2007-06-30 Listing Removed — HARMLS
• 2007-03-05 Listed $99,900 HARMLS
• 2001-05-24 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,211 · +1.6% YoY. Source: county tax records.