6718 Bliss Trl · Houston, TX 77084

$125,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 6 Days on market

Built 1983 6,298 sqft lot $38/mo HOA · 2% of rent

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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 +22.5/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Calling all investors and visionaries-this Stone Creek gem is bursting with potential and ready for your personal touch! Unlock the potential of this 3-bedroom, 2-bathroom home located in the highly sought-after Stone Creek subdivision of Houston, Texas. Zoned to the top-rated Cypress-Fairbanks ISD, this property offers over 1,600 sqft of living space with endless possibilities-perfect for investors, DIY enthusiasts, or first-time homebuyers looking to personalize their space. Enjoy peace of mind with a whole house generator, ensuring uninterrupted power during any weather. The home's spacious layout provides flexibility to create a dream residence or a profitable rental property in a growi

Key facts

• Shopping
• Dining
• Major highways

Tags

• WHOLE HOUSE GENERATOR
• STONE CREEK SUBDIVISION
• CYPRESS-FAIRBANKS ISD
• MAJOR HIGHWAYS
• SHOPPING
• DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 8.3% 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kahla Middle (math 33% / reading 40%, grade F, #786 of 1,662 statewide, top 48%, 1,176 students, 82% FRL); Langham Creek H S (math 56% / reading 65%, grade C+, #268 of 1,632 statewide, top 17%, 2,781 students, 56% FRL) — zoned schools average 69% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.9%/yr); 494 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 (-1.4%/yr); year-one equity from $864 of loan paydown is wiped out by about $2k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.42% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $255,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16627 Live Oak Canyon Dr	0.33mi	3/2.0	1,655 (+3%)	5mo	$280,000	$169	76
6839 Catarina Cir	0.20mi	3/2.0	1,720 (+7%)	6mo	$205,000	$119	74
16714 Rockbend	0.29mi	3/2.0	1,707 (+6%)	4mo	$230,000	$135	73
6907 Renata Cir	0.26mi	3/2.0	1,457 (-9%)	1mo	$243,000	$167	71
7235 Sonnet Glen Ln	0.67mi	3/2.0	1,602 (-0%)	1mo	$250,000	$156	68
6503 Laughton Lane Ln	0.47mi	3/2.0	1,510 (-6%)	2mo	$250,000	$166	66
7254 Sonnet Glen Ln	0.71mi	3/2.0	1,602 (-0%)	1mo	$240,000	$150	65
17419 Lobo Trl	0.56mi	4/2.0 (+1)	1,602 (-0%)	4mo	$244,990	$153	65
17218 Valemist Ct	0.36mi	3/2.0	1,396 (-13%)	2mo	$229,900	$165	60
17323 Lobo Trl	0.49mi	3/2.5	1,760 (+10%)	1mo	$239,900	$136	59
17002 Dew Drop Ln	0.66mi	3/2.0	1,381 (-14%)	0mo	$220,000	$159	46
17303 Fernchase Cir	0.63mi	3/2.0	1,842 (+15%)	4mo	$315,000	$171	43

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

Projected returns pro-forma

-1.4% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,253
• Equity at exit: $27,813

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $3,128
• Equity at exit: $27,238

Cash invested: $35,000 (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 77084

• Home prices YoY: -0.6%
• Rents YoY: -2.9%
• Active inventory: 494
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$656
• Tax from tax record: −$446 /mo · $5,353/yr
• Insurance: −$52
• HOA: −$38
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $210

Break-even live

Break-even rent $1,508

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6700 Queenston Blvd Unit 2162 Houston, TX	2.0	2.0	1156	$1,394	$1.21	5d	1	0.23mi
6700 Queenston Blvd Unit 6737 Houston, TX	2.0	2.0	1267	$1,675	$1.32	44d	1	0.23mi
6700 Queenston Blvd Unit 422 Houston, TX	2.0	2.0	1156	$1,394	$1.21	7d	1	0.23mi
6700 Queenston Blvd Unit 2112 Houston, TX	2.0	2.0	1156	$1,386	$1.20	3d	1	0.23mi
6700 Queenston Blvd Unit 2047 Houston, TX	2.0	2.0	1156	$1,429	$1.24	11d	1	0.23mi
6700 Queenston Blvd Unit 6757 Houston, TX	2.0	2.0	1156	$1,418	$1.23	10d	1	0.23mi
16811 Creek Trl Houston, TX	3.0	2.0	1490	$1,820	$1.22	44d	1	0.27mi
17211 Pleasant Lily Ct Houston, TX	4.0	2.0	1884	$2,000	$1.06	44d	1	0.33mi
16550 Bouldgreen St Houston, TX	3.0	2.5	2237	$2,386	$1.07	44d	1	0.33mi
17169 Spencer Rd Houston, TX	2.0	2.0	1092	$1,790	$1.64	12d	1	0.39mi
17039 Kemble Creek Dr Houston, TX	3.0	3.0	2000	$1,845	$0.92	44d	1	0.40mi
17503 Nordway Dr Houston, TX	3.0	2.0	1953	$1,729	$0.89	3d	1	0.58mi
17169 Farm to Market Road 529 Unit SNPS2 Houston, TX	2.0	2.0	1092	$1,790	$1.64	44d	1	0.58mi
17019 Wilthorne Gardens Ct Houston, TX	3.0	2.5	1826	$1,900	$1.04	44d	1	0.59mi
6395 Crossway Dr Houston, TX	3.0	2.0	1200	$1,750	$1.46	2d	1	0.60mi
6777 Sommerall Dr Houston, TX	1.0–3.0	1.0–2.0	1049	$1,959	$1.87	2d	35	0.61mi
5926 Clerkenwell Dr Houston, TX	3.0	2.5	2119	$2,000	$0.94	44d	1	0.72mi
7207 Glenbank Way Houston, TX	3.0	2.0	2084	$2,100	$1.01	44d	1	0.72mi
6013 Queenston Blvd Unit 510 Houston, TX	3.0	2.0	1198	$1,208	$1.01	3d	1	0.83mi
6013 Queenston Blvd Unit 6046 Houston, TX	3.0	2.0	1272	$2,025	$1.59	13d	1	0.83mi
6706 Honey Harvest Ln Houston, TX	3.0	3.0	1873	$2,049	$1.09	44d	1	0.85mi
16222 Summer Dew Ln Houston, TX	3.0	2.0	1402	$1,750	$1.25	13d	1	0.87mi
17719 Glenpatti Dr Houston, TX	3.0	2.0	1402	$1,669	$1.19	7d	1	0.90mi
6356 Porterway Dr Houston, TX	3.0	2.0	1144	$1,531	$1.34	24d	1	0.92mi
15910 Farm to Market Road 529 Houston, TX	1.0–2.0	1.0–2.0	812	$1,310	$1.61	3d	32	0.93mi
15915 Kingfield Dr Houston, TX	2.0	1.0–2.0	843	$1,995	$2.37	3d	44	1.01mi
6329 Porterway Dr Houston, TX	3.0	2.0	1144	$1,599	$1.40	44d	1	1.02mi
6316 Porterway Dr Houston, TX	3.0	2.0	1144	$1,581	$1.38	2d	1	1.04mi
17807 Northway Ct Houston, TX	3.0	2.0	1144	$1,700	$1.49	44d	1	1.11mi
5703 Afton Ridge Ln Houston, TX	4.0	2.5	2203	$1,896	$0.86	22d	1	1.12mi
18015 Autumn Hills Dr Katy, TX	4.0	3.0	2163	$2,050	$0.95	44d	1	1.16mi
7202 Barker Cypress Rd Cypress, TX	1.0–3.0	1.0–2.0	1129	$1,829	$1.62	1d	36	1.17mi
15909 Yorktown Crossing Pkwy Unit 1033 Houston, TX	2.0	2.0	1144	$1,427	$1.25	44d	1	1.24mi
7711 Thorncreek Way Houston, TX	4.0	2.5	2085	$2,075	$1.00	7d	1	1.25mi
15903 Yorktown Crossing Pkwy Houston, TX	1.0–2.0	1.0–2.0	989	$1,628	$1.65	3d	33	1.28mi
15831 Yorktown Crossing Pkwy Unit 424 Houston, TX	2.0	2.0	1050	$1,780	$1.70	5d	1	1.35mi
15831 Yorktown Crossing Pkwy Unit 2174 Houston, TX	2.0	2.0	1050	$1,815	$1.73	12d	1	1.35mi
15831 Yorktown Crossing Pkwy Unit 3174 Houston, TX	3.0	2.0	1487	$2,309	$1.55	10d	1	1.35mi
15831 Yorktown Crossing Pkwy Unit 422 Houston, TX	2.0	2.0	1050	$1,780	$1.70	7d	1	1.35mi
15831 Yorktown Crossing Pkwy Unit 525 Houston, TX	3.0	2.0	1487	$2,277	$1.53	3d	1	1.35mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 4 events

1. 2025-08-06
   status Pending
2. 2025-07-31
   listed $125,000 Active
3. 1994-05-10
   soldstatus
4. 1989-11-01
   soldstatus $50,000

ⓘ 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: $5,353 · $446/mo
• Projected year-2 tax: $5,353 · $446/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 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: $21,285
• − Mortgage interest: −$7,002
• − Property taxes: −$5,353
• − Insurance: −$625
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − HOA: −$456
• − Depreciation: −$3,636
• Taxable income: $807
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $2,321/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 110,217
• Household income: $80,575
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 3257.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 48% Two or more races 22% White 22% Black 16% Asian 11% Native American 2%
• Hispanic origin (detail): Mexican 27% Cuban 2%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 32% · Canada, Vietnam, Jamaica
• Languages at home: 48% English-only · Spanish 38% Other Indo-European 5% Vietnamese 3%

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: ▼ -1.40%
• Current HPI: 251.8474
• Rent YoY: ▼ -2.89%
• 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

+150.0% since first listed

4 events — show timeline

• 2025-08-06 Pending — HARMLS
• 2025-07-31 Listed $125,000 HARMLS
• 1994-05-10 Sold (Public Records) — Public Records
• 1989-11-01 Sold (Public Records) $50,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $5,353 · -0.9% YoY. Source: county tax records.