2020 Elysian St · Houston, TX 77026

$159,900

3 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 32 Days on market

Built 1920 4,748 sqft lot Est $200k · 20% under ↓ 16% 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).

• Cash flow +17.7/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• 1% rule +6.5/10.0
• DSCR +5.5/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity to build near downtown Houston! 4750 sf lot! Minutes away from the ballpark and EaDo. New construction happening all around! Please use caution when walking the property. The house is a tear down and should not be entered!!!

Key facts

• 4,748 sq ft lot
• Built 1920
• Listed 32 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (entry level: first floor); Built in 1920
• Construction: Wood siding; Pillar/post/pier foundation
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Three bedrooms, each approximately 10x10, all on the first floor
• Bathrooms: 1 full bathroom
• Interior features: Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Marshall Middle (math 14% / reading 22%, grade F, #1,491 of 1,662 statewide, top 91%, 607 students, 97% FRL); Northside H S (math 15% / reading 26%, grade F, #1,389 of 1,632 statewide, top 86%, 1,168 students, 94% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: property tax is 3.1% of price; built in 1920 — 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.15% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $200,186
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Terry St	0.16mi	3/1.0	1,132 (+2%)	2mo	$119,500	$106	87
1912 Semmes St	0.15mi	2/1.0 (-1)	1,104 (-0%)	2mo	$65,000	$59	86
1816 Mckee St	0.16mi	3/1.0	1,170 (+6%)	5mo	$200,000	$171	79
1409 Morris St	0.37mi	3/3.0	1,148 (+4%)	0mo	$315,000	$274	68
2006 Stevens St	0.40mi	3/2.0	1,243 (+12%)	6mo	$225,000	$181	52
2715 Chapman St	0.49mi	2/2.0 (-1)	1,214 (+10%)	2mo	$175,997	$145	51
2111 Davis St	0.44mi	3/2.0	1,243 (+12%)	6mo	$175,000	$141	50
3053 Noble St	0.70mi	2/1.0 (-1)	1,200 (+8%)	1mo	$64,497	$54	47
2710 Gano St	0.49mi	3/2.0	1,265 (+14%)	2mo	$325,000	$257	47
2309 Chestnut St	0.71mi	2/1.0 (-1)	1,192 (+8%)	3mo	$225,000	$189	46
2112 Des Chaumes St	0.74mi	2/2.5 (-1)	955 (-14%)	1mo	$239,900	$251	31
2116 Des Chaumes St	0.74mi	2/2.5 (-1)	955 (-14%)	5mo	$240,000	$251	28

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: 13.1%
• Equity multiple: 1.79×
• Total profit: $35,398
• Equity at exit: $80,071

10-year hold

• IRR: 14.6%
• Equity multiple: 3.37×
• Total profit: $105,917
• Equity at exit: $130,171

Cash invested: $44,772 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$839
• Tax from tax record: −$419 /mo · $5,032/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $128

Break-even live

Break-even rent $1,677

Max offer price $159,900

Occupancy floor 88%

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: $39,975
• Closing costs: $4,797
• 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	43d	1	0.29mi
2209 Gano St Unit 4 Houston, TX	2.0	1.0	700	$1,250	$1.79	43d	1	0.33mi
2209 Gano St Unit 3 Houston, TX	2.0	1.0	700	$1,200	$1.71	43d	1	0.33mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	1d	19	0.50mi
1550 Leona St Unit 1587 Houston, TX	2.0	2.0	1131	$1,942	$1.72	43d	1	0.55mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	2d	16	0.59mi
1514 Everett St Houston, TX	2.0	1.0	970	$1,840	$1.90	19d	1	0.67mi
3031 Sumpter St Unit 50 Houston, TX	2.0	1.0	732	$1,200	$1.64	24d	1	0.67mi
2016 N Main St Houston, TX	2.0	2.0	1169	$2,200	$1.88	43d	1	0.76mi
1725 N Main St Houston, TX	2.0	2.0	988	$2,263	$2.29	43d	1	0.76mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,354	$2.37	3d	42	0.77mi
2310 N Main St Houston, TX	2.0	2.0	997	$1,687	$1.69	43d	1	0.83mi
412 Paschall St Unit 1316398P Houston, TX	3.0	2.0	1130	$4,840	$4.28	12d	1	0.84mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	43d	1	0.85mi
3502 Campbell St Houston, TX	2.0	1.0	725	$800	$1.10	43d	1	0.93mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	43d	1	0.95mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	11d	1	0.96mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,682	$1.74	3d	1	0.96mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,082	$1.83	3d	1	0.96mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	7d	1	0.96mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	43d	1	0.96mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	43d	1	0.96mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	11d	1	0.96mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,725	$1.79	5d	1	0.96mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	5d	1	0.96mi
200 Hogan St Houston, TX	2.0	2.0	1058	$1,904	$1.80	12d	1	0.99mi
2623 Keene St Houston, TX	2.0	1.0–2.0	965	$3,280	$3.40	16d	44	0.99mi
207 Carl St Houston, TX	2.0	2.0	1230	$2,250	$1.83	43d	1	1.05mi
914 Bunton St Houston, TX	3.0	2.0	1389	$1,950	$1.40	43d	1	1.08mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	43d	1	1.10mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	20d	1	1.10mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	43d	1	1.11mi
306 North St Houston, TX	2.0	1.0	950	$1,150	$1.21	43d	1	1.17mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	1d	69	1.20mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	20d	16	1.20mi
915 Franklin St Unit ID51118 Houston, TX	2.0	2.0	1342	$2,000	$1.49	43d	1	1.28mi
915 Franklin St Unit 3-324 Houston, TX	2.0	2.0	1158	$2,498	$2.16	43d	1	1.28mi
915 Franklin St Unit 312202 Houston, TX	2.0	2.0	1398	$1,987	$1.42	43d	1	1.28mi
2115 Runnels St Houston, TX	2.0	2.0	1053	$1,775	$1.69	43d	1	1.32mi
2115 Runnels St Unit 2148 Houston, TX	2.0	2.0	959	$1,831	$1.91	3d	1	1.33mi

Listing history 23 events

1. 2026-06-18
   days on market $159,900 Active 32 DOM
2. 2026-06-17
   days on market $159,900 Active 31 DOM
3. 2026-06-16
   days on market $159,900 Active 30 DOM
4. 2026-06-15
   days on market $159,900 Active 29 DOM
5. 2026-06-13
   days on market $159,900 Active 27 DOM
6. 2026-06-10
   days on market $159,900 Active 23 DOM
7. 2026-06-08
   days on market $159,900 Active 22 DOM
8. 2026-06-07
   days on market $159,900 Active 21 DOM
9. 2026-06-04
   days on market $159,900 Active 18 DOM
10. 2026-06-01
    days on market $159,900 Active 15 DOM
11. 2026-05-31
    days on market $159,900 Active 14 DOM
12. 2026-05-17
    listed $159,900 Active
13. 2025-01-31
    historical
14. 2024-06-04
    listed $169,990 Active
15. 2024-05-31
    historical
16. 2024-03-06
    price $180,000
17. 2024-01-05
    price $185,000
18. 2023-09-26
    status Active
19. 2023-09-25
    status Pending
20. 2023-09-18
    status Option Pending
21. 2023-08-25
    listed $190,000 Active
22. 2023-08-23
    historical
23. 1988-01-02
    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: $5,032 · $419/mo
• Projected year-2 tax: $5,032 · $419/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) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 20 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: $22,060
• − Mortgage interest: −$8,957
• − Property taxes: −$5,032
• − Insurance: −$800
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$4,652
• Taxable loss: −$909
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $1,752/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

-15.8% since first listed

12 events — show timeline

• 2026-05-17 Listed $159,900 HARMLS
• 2025-01-31 Listing Removed — HARMLS
• 2024-06-04 Listed $169,990 HARMLS
• 2024-05-31 Listing Removed — HARMLS
• 2024-03-06 Price Changed $180,000 HARMLS
• 2024-01-05 Price Changed $185,000 HARMLS
• 2023-09-26 Relisted — HARMLS
• 2023-09-25 Pending — HARMLS
• 2023-09-18 Pending — HARMLS
• 2023-08-25 Listed $190,000 HARMLS
• 2023-08-23 Coming Soon — HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+14.0%/yr

Latest (2025): $5,032 · -0.2% YoY. Source: county tax records.