1716 Everett St St · Houston, TX 77009

$249,000

3 bd · 2.0 ba · 1,028 sqft · SingleFamily public records · 11 Days on market

Built 1915 3,384 sqft lot Est $282k · 12% under ↓ 29% since listing

---

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).

• Cash flow +15.5/30.0
• ARV discount +12.7/15.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property, located on the north side, is ideal for owner-occupants, investors, and builders alike. Situated near Downtown Houston, it offers convenient access to the METRO Rail, University of Houston, Downtown Houston, and Minute Maid Stadium. Notably, the property has never flooded and boasts easy access to major freeways. Nestled in a historic neighborhood, this area is highly sought-after and considered an up-and-coming area of Houston, with significant new construction underway. Additionally, there is no HOA for this property.

Key facts

• Never flooded
• Access to metro rail
• 3,384 sq ft lot

Tags

• NEAR DOWNTOWN HOUSTON
• ACCESS TO METRO RAIL
• ACCESS TO MINUTE MAID STADIUM
• NEVER FLOODED
• EASY ACCESS TO MAJOR FREEWAYS
• HISTORIC NEIGHBORHOOD

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not allowed
• HOA & community: Details not provided

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story living area
• Construction: Wood siding; Built in 1915; Block foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Details not provided
• Bedrooms: Not specified
• Flooring: Details not provided
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Two total rooms
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $214k (14.2% below list).
• Recommended offer: $214k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 flat; 604 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 4y 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: built in 1915 — 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,657 (14.2% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $281,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 Fletcher St	0.23mi	2/1.0 (-1)	1,080 (+5%)	3mo	$315,000	$292	69
2112 Terry St	0.53mi	3/1.0	1,132 (+10%)	2mo	$119,500	$106	52
2312 Fletcher St	0.53mi	2/1.0 (-1)	996 (-3%)	12mo	$150,000	$151	51
1816 Mckee St	0.47mi	3/1.0	1,170 (+14%)	5mo	$200,000	$171	47
2604 Cochran St	0.70mi	2/1.0 (-1)	1,048 (+2%)	12mo	$305,000	$291	45
1409 Morris St	0.71mi	3/3.0	1,148 (+12%)	0mo	$315,000	$274	43
1912 Semmes St	0.72mi	2/1.0 (-1)	1,104 (+7%)	2mo	$65,000	$59	43
2602 Atlantic St	0.70mi	2/1.0 (-1)	1,108 (+8%)	4mo	$95,000	$86	42
1318 Bingham St	0.75mi	2/2.0 (-1)	1,116 (+9%)	5mo	$489,000	$438	42
1214 Crockett St	0.64mi	2/1.0 (-1)	1,108 (+8%)	8mo	$399,000	$360	41
1105 Panama St	0.71mi	3/2.0	1,162 (+13%)	18mo	$235,000	$202	30
2715 Reynolds St	0.75mi	2/2.0 (-1)	1,152 (+12%)	23mo	$389,500	$338	21

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

Projected returns pro-forma

-3.0% appreciation · 0.84% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-38,581
• Equity at exit: $37,127

10-year hold

• IRR: -11.4%
• Equity multiple: 0.38×
• Total profit: $-43,466
• Equity at exit: $21,529

Cash invested: $69,720 (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 77009

• Rents YoY: 0.8%
• Active inventory: 604
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$178 /mo · $2,142/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $100

Break-even live

Break-even rent $2,010

Max offer price $249,000

Occupancy floor 90%

Sensitivity live

Price	-10% $241	-5% $170	+0% $100	+5% $29	+10% $-41
Rent	-10% $-69	-5% $15	+0% $100	+5% $184	+10% $269
Rate	-1.0pp $225	-0.5pp $163	base $100	+0.5pp $35	+1.0pp $-30

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 Everett St Houston, TX	2.0	1.0	970	$1,840	$1.90	21d	1	0.10mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,354	$2.37	0d	41	0.13mi
1725 N Main St Houston, TX	2.0	2.0	988	$2,263	$2.29	45d	1	0.14mi
1550 Burnett St Houston, TX	1.0–2.0	1.0–2.0	877	$2,108	$2.40	0d	36	0.27mi
2016 N Main St Houston, TX	2.0	2.0	1169	$2,200	$1.88	45d	1	0.29mi
1250 Leona St Houston, TX	2.0	1.0–2.0	885	$1,990	$2.25	0d	14	0.33mi
412 Paschall St Unit 1316398P Houston, TX	3.0	2.0	1130	$4,840	$4.28	14d	1	0.35mi
200 Hogan St Houston, TX	2.0	2.0	1058	$1,904	$1.80	13d	1	0.38mi
1550 Leona St Unit 1587 Houston, TX	2.0	2.0	1131	$1,942	$1.72	45d	1	0.40mi
1550 Leona St Houston, TX	1.0–2.0	1.0–2.0	835	$1,905	$2.28	3d	19	0.42mi
2310 N Main St Houston, TX	2.0	2.0	997	$1,687	$1.69	45d	1	0.52mi
2209 Gano St Unit 3 Houston, TX	2.0	1.0	700	$1,200	$1.71	45d	1	0.54mi
2209 Gano St Unit 4 Houston, TX	2.0	1.0	700	$1,250	$1.79	45d	1	0.54mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	22d	1	0.63mi
6 N Main St Houston, TX	2.0	2.0	1248	$2,453	$1.97	45d	1	0.63mi
207 Carl St Houston, TX	2.0	2.0	1230	$2,250	$1.83	45d	1	0.68mi
2623 Keene St Houston, TX	2.0	1.0–2.0	965	$3,280	$3.40	18d	44	0.71mi
650 McKee St Unit 2148 Houston, TX	2.0	2.0	966	$1,715	$1.78	0d	1	0.77mi
650 McKee St Unit 2174 Houston, TX	2.0	2.0	966	$1,714	$1.77	12d	1	0.77mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	12d	1	0.77mi
650 McKee St Apt 422 Houston, TX	2.0	2.0	966	$1,690	$1.75	9d	1	0.77mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,074	$1.83	0d	1	0.77mi
650 McKee St Unit 424 Houston, TX	2.0	2.0	966	$1,690	$1.75	6d	1	0.77mi
650 McKee St Apt 425 Houston, TX	2.0	2.0	966	$1,674	$1.73	0d	1	0.77mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	45d	1	0.77mi
650 McKee St Unit 687 Houston, TX	2.0	2.0	966	$1,715	$1.78	45d	1	0.77mi
1714 Mary St Houston, TX	2.0	2.0	1100	$2,400	$2.18	45d	1	0.77mi
915 Franklin St Unit 3-324 Houston, TX	2.0	2.0	1158	$2,498	$2.16	45d	1	0.78mi
915 Franklin St Unit 312202 Houston, TX	2.0	2.0	1398	$1,987	$1.42	45d	1	0.78mi
915 Franklin St Unit ID51118 Houston, TX	2.0	2.0	1342	$2,000	$1.49	45d	1	0.78mi
1499 Crockett St Houston, TX	2.0	2.0	1062	$2,424	$2.28	25d	1	0.81mi
201 Main St Unit 12258 Houston, TX	2.0	2.0	1308	$2,250	$1.72	45d	1	0.84mi
306 North St Houston, TX	2.0	1.0	950	$1,150	$1.21	45d	1	0.91mi
409 Travis St Unit 432 Houston, TX	2.0	2.0	1495	$3,316	$2.22	12d	1	0.94mi
409 Travis St Unit 425 Houston, TX	2.0	2.0	1495	$3,276	$2.19	0d	1	0.94mi
409 Travis St Unit 424 Houston, TX	2.0	2.0	1495	$3,292	$2.20	9d	1	0.94mi
409 Travis St Unit 2187 Houston, TX	2.0	2.0	1495	$3,317	$2.22	0d	1	0.94mi
413 Travis St Houston, TX	2.0	2.0	1495	$4,000	$2.68	45d	1	0.96mi
909 Texas Ave Houston, TX	2.0	1.0–2.0	1262	$3,129	$2.48	3d	36	0.99mi
10 Crawford St Houston, TX	2.0	1.0–2.0	813	$2,265	$2.79	3d	168	1.02mi

Listing history 7 events

1. 2026-06-21
   days on market $249,000 Active 11 DOM
2. 2026-06-18
   days on market $249,000 Active 8 DOM
3. 2026-06-17
   days on market $249,000 Active 7 DOM
4. 2026-06-16
   days on market $249,000 Active 6 DOM
5. 2026-06-15
   days on market $249,000 Active 5 DOM
6. 2026-06-13
   remarks 540-char remark
7. 2026-06-13
   listed $249,000 Active 3 DOM

ⓘ 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: $2,142 · $178/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$2,415/yr (+$201/mo · 112.8%)

ⓘ 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) · 68% 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: $25,639
• − Mortgage interest: −$13,948
• − Property taxes: −$2,142
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$7,244
• Taxable loss: −$3,041
• Est. tax savings @ 24.0%: +$730
• After-tax cash flow: $1,929/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): 35,769
• Household income: $83,148
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 994.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 53% White 33% Two or more races 22% Black 8% Asian 3%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 20% · Canada
• Languages at home: 55% English-only · Spanish 40% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -533.57%
• Current HPI: 219.5037
• Rent YoY: ▲ 0.84%
• 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

-28.9% since first listed

24 events — show timeline

• 2026-06-10 Listed $249,000 HARMLS
• 2024-09-09 Listing Removed — HARMLS
• 2024-04-30 Listed $260,000 HARMLS
• 2024-03-22 Listing Removed — HARMLS
• 2024-02-26 Listed $250,000 HARMLS
• 2023-12-30 Listing Removed — HARMLS
• 2023-11-25 Price Changed $250,000 HARMLS
• 2023-11-24 Relisted — HARMLS
• 2023-11-24 Listing Removed — HARMLS
• 2023-10-28 Price Changed $240,000 HARMLS
• 2023-07-06 Listed $260,000 HARMLS
• 2023-07-04 Listing Removed — HARMLS
• 2023-06-27 Relisted — HARMLS
• 2023-06-25 Listing Removed — HARMLS
• 2023-04-29 Relisted — HARMLS
• 2023-04-28 Listing Removed — HARMLS
• 2023-01-28 Price Changed $260,000 HARMLS
• 2023-01-23 Price Changed $279,000 HARMLS
• 2022-12-30 Price Changed $299,000 HARMLS
• 2022-12-11 Price Changed $325,000 HARMLS
• 2022-12-03 Listed $350,000 HARMLS
• 2007-08-02 Sold (Public Records) — Public Records
• 2006-07-06 Sold (Public Records) — Public Records
• 1991-03-28 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,142 · +11.7% YoY. Source: county tax records.