2301 Staples St · Houston, TX 77026

$295,000

3 bd · 2.5 ba · 1,630 sqft · Land · 69 Days on market

Built 2024 3,249 sqft lot $181/sqft · 20% below area Est $367k · 20% under ↓ 8% since listing

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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 +15.0/15.0
• Cash flow +10.7/30.0
• Appreciation +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Experience modern living just minutes from downtown Houston in this brand-new 3-bedroom, 2.5-bath home in the growing Greater Fifth Ward. This two-story residence features an open-concept layout with sleek finishes, luxury vinyl plank flooring, and a designer kitchen anchored by a stunning quartz waterfall island and stainless steel appliances. A washer and dryer are included for added convenience. The standout feature is the oversized backyard—ideal for entertaining, pets, or creating your own outdoor retreat. Complete with a 2-car attached garage and approximately 1,500+ sq ft, this home offers flexibility for both homeowners and investors. No HOA with easy access to I-45, 610, and downtown Houston.

Key facts

• Designer kitchen
• Easy access to i-45
• Oversized backyard

Tags

• OPEN-CONCEPT LAYOUT
• DESIGNER KITCHEN
• QUARTZ WATERFALL ISLAND
• STAINLESS STEEL APPLIANCES
• OVERSIZED BACKYARD
• EASY ACCESS TO I-45

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (30.3% below list).
• Recommended offer: $206k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 rising (+3.1%/yr); 445 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $2,056/mo this rent would consume 63% 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 $14k of equity ($2k loan paydown + $11k appreciation (3.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,591 (30.3% 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 69 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.70% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 12.0

CMA / ARV

• ARV (median comp): $366,749
• List price: $295,000
• Delta: -19.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.49×
• Total profit: $40,885
• Equity at exit: $147,724

10-year hold

• IRR: 10.4%
• Equity multiple: 2.71×
• Total profit: $141,176
• Equity at exit: $240,154

Cash invested: $82,600 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-139

Break-even live

Break-even rent $2,232

Max offer price $270,444

Occupancy floor —

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	43d	1	0.53mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	43d	1	0.54mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	43d	1	0.56mi
4300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	43d	1	0.69mi
4509 Courtney St Houston, TX	4.0	1.0	1456	$1,150	$0.79	22d	1	0.69mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	7d	1	0.72mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	43d	1	0.73mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	43d	1	0.80mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	20d	1	0.82mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	20d	1	0.82mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	43d	1	0.95mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	43d	1	0.98mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	7d	1	0.98mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	43d	1	1.05mi
5217 Noble St Houston, TX	3.0	2.5	1897	$2,750	$1.45	43d	1	1.05mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	43d	1	1.07mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$3,094	$1.55	5d	1	1.08mi
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	43d	1	1.08mi
3503 Wyrick St Houston, TX	3.0	2.5	1746	$2,850	$1.63	43d	1	1.13mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	7d	1	1.19mi
5605 Mulvey St Unit 1019610P Houston, TX	3.0	2.5	1410	$4,237	$3.00	3d	1	1.25mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	1d	19	1.25mi
2105 Sam Wilson St Houston, TX	3.0	2.5	1416	$6,750	$4.77	43d	1	1.25mi
2706 Cochran St Houston, TX	3.0	3.5	1791	$2,700	$1.51	19d	1	1.28mi
1550 Leona St Unit 1587 Houston, TX	2.0	2.0	1131	$1,942	$1.72	43d	1	1.30mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	2d	16	1.38mi
4711 Sayers St Unit A Houston, TX	2.0	1.0	1200	$1,650	$1.38	43d	1	1.43mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	20d	16	1.49mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	1d	69	1.49mi

Listing history 20 events

1. 2026-06-04
   statusdays on market $295,000 Pending 69 DOM
2. 2026-06-01
   days on market $295,000 Active 68 DOM
3. 2026-05-31
   days on market $295,000 Active 67 DOM
4. 2026-04-23
   price $295,000 716-char remark

   Show marketing remark (716 chars)

   Experience modern living just minutes from downtown Houston in this brand-new 3-bedroom, 2.5-bath home in the growing Greater Fifth Ward. This two-story residence features an open-concept layout with sleek finishes, luxury vinyl plank flooring, and a designer kitchen anchored by a stunning quartz waterfall island and stainless steel appliances. A washer and dryer are included for added convenience. The standout feature is the oversized backyard—ideal for entertaining, pets, or creating your own outdoor retreat. Complete with a 2-car attached garage and approximately 1,500+ sq ft, this home offers flexibility for both homeowners and investors. No HOA with easy access to I-45, 610, and downtown Houston.

5. 2026-03-25
   listed $299,000 Active 716-char remark

   Show marketing remark (716 chars)

   Experience modern living just minutes from downtown Houston in this brand-new 3-bedroom, 2.5-bath home in the growing Greater Fifth Ward. This two-story residence features an open-concept layout with sleek finishes, luxury vinyl plank flooring, and a designer kitchen anchored by a stunning quartz waterfall island and stainless steel appliances. A washer and dryer are included for added convenience. The standout feature is the oversized backyard—ideal for entertaining, pets, or creating your own outdoor retreat. Complete with a 2-car attached garage and approximately 1,500+ sq ft, this home offers flexibility for both homeowners and investors. No HOA with easy access to I-45, 610, and downtown Houston.

6. 2026-03-12
   historical
7. 2026-03-05
   listed $299,000 Active
8. 2025-10-01
   status Pending
9. 2025-09-30
   historical
10. 2025-09-10
    listed $299,000 Active
11. 2025-03-14
    historical
12. 2025-02-24
    price $289,900
13. 2025-01-23
    listed $299,900 Active
14. 2025-01-23
    historical
15. 2025-01-07
    price $310,000
16. 2024-12-05
    price $315,000
17. 2024-10-24
    listed $319,900 Active
18. 2024-10-23
    historical
19. 2024-09-27
    listed $319,900 Active
20. 2023-11-14
    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: $1,119 · $93/mo
• Projected year-2 tax: $5,398 · $450/mo
• Expected delta: +$4,280/yr (+$357/mo · 382.5%)

ⓘ 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 (shaded) · 20% 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: $24,671
• − Mortgage interest: −$16,525
• − Property taxes: −$1,119
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$8,582
• Taxable loss: −$6,977
• Est. tax savings @ 24.0%: +$1,674
• After-tax cash flow: $6/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

-7.8% since first listed

17 events — show timeline

• 2026-04-23 Price Changed $295,000 HARMLS
• 2026-03-25 Listed $299,000 HARMLS
• 2026-03-12 Listing Removed — HARMLS
• 2026-03-05 Listed $299,000 HARMLS
• 2025-10-01 Pending — HARMLS
• 2025-09-30 Listing Removed — HARMLS
• 2025-09-10 Listed $299,000 HARMLS
• 2025-03-14 Listing Removed — HARMLS
• 2025-02-24 Price Changed $289,900 HARMLS
• 2025-01-23 Listing Removed — HARMLS
• 2025-01-23 Listed $299,900 HARMLS
• 2025-01-07 Price Changed $310,000 HARMLS
• 2024-12-05 Price Changed $315,000 HARMLS
• 2024-10-24 Listed $319,900 HARMLS
• 2024-10-23 Listing Removed — HARMLS
• 2024-09-27 Listed $319,900 HARMLS
• 2023-11-14 Sold (Public Records) — Public Records

Property tax history

+19.7%/yr

Latest (2025): $1,119 · +1.6% YoY. Source: county tax records.