720 Yupon St · Baytown, TX 77520

$79,900

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 27 Days on market

Built 1935 5,000 sqft lot Est $152k · 47% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits. This property is a fixer-upper sold as-is. Ideal for investors, remodelers, or buyers looking for a project, the home offers strong potential for those willing to put in the work. There is an additional A-frame building in the backyard that can also be remodeled and used for additional storage or living area. Conveniently located near Lee College and SH-146.

Key facts

• A-frame building
• Living area
• Additional storage

Tags

• A-FRAME BUILDING
• ADDITIONAL STORAGE
• LIVING AREA
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1935; Block foundation; Composition roof
• Construction: Wood siding construction
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Three bedrooms on the first floor (approx. 15x13, 13x11, 12x11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.2% in Baytown — 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 69/100 on livability (#412 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Goose Creek CISD (urban): math 37% / reading 36% proficiency, ranked #473 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Horace Mann J H (math 34% / reading 28%, grade F, #1,015 of 1,662 statewide, top 62%, 811 students, 87% FRL); High Point School (12 students, 75% FRL) — zoned schools average 81% FRL vs 61% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 271 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.66% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.05%
• DSCR: 1.80
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $151,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1124 Stowe St	0.09mi	2/1.0 (-1)	984 (-8%)	6mo	$140,000	$142	73
605 Denby St	0.33mi	3/1.0	1,016 (-5%)	12mo	$85,000	$84	66
1213 Bookertee St	0.13mi	3/2.0	912 (-15%)	7mo	$150,000	$164	60
504 Stimpson St	0.29mi	3/2.0	1,216 (+14%)	1mo	$179,990	$148	58
209 Graham St	0.47mi	3/2.0	1,022 (-4%)	18mo	$145,000	$142	51
322 W Nazro St	0.46mi	3/2.0	1,166 (+9%)	10mo	$189,000	$162	51
15 High St	0.65mi	3/2.0	1,162 (+9%)	3mo	$140,000	$120	48
600 Neal St	0.49mi	3/1.0	1,172 (+10%)	21mo	$160,000	$137	44
423 W Pearce St	0.61mi	2/1.0 (-1)	1,168 (+9%)	17mo	$170,000	$146	37
705 Bowie St	0.64mi	3/2.0	1,210 (+13%)	15mo	$169,999	$140	32
2003 Amelia St	0.70mi	2/1.0 (-1)	912 (-15%)	10mo	$157,000	$172	30
708 Travis St	0.67mi	3/2.0	1,216 (+14%)	18mo	$150,000	$123	27

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.28×
• Total profit: $6,376
• Equity at exit: $11,913

10-year hold

• IRR: 15.0%
• Equity multiple: 2.11×
• Total profit: $24,789
• Equity at exit: $6,908

Cash invested: $22,372 (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 77520

• Rents YoY: 1.3%
• Active inventory: 271
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$419
• Tax from tax record: −$258 /mo · $3,098/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $337

Break-even live

Break-even rent $899

Max offer price $79,900

Occupancy floor 70%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Barrymore Blvd Baytown, TX	3.0	2.0	1200	$1,300	$1.08	5d	1	0.34mi
1607 Garth Rd Baytown, TX	2.0	2.0	1017	$1,025	$1.01	43d	1	1.08mi
1601 Garth Rd Baytown, TX	2.0–3.0	1.0–2.5	1190	$1,499	$1.26	2d	5	1.09mi
508 Forrest St Baytown, TX	2.0	1.0	980	$1,299	$1.33	5d	1	1.09mi
1305 Memorial Dr Baytown, TX	1.0–2.0	1.0	845	$1,193	$1.41	24d	3	1.15mi
105 E Adoue St Baytown, TX	3.0	1.0	1040	$1,200	$1.15	43d	1	1.17mi
1206 Missouri St Baytown, TX	2.0	2.0	1046	$1,023	$0.98	43d	1	1.24mi
510 Williams Ave Baytown, TX	1.0–2.0	1.0	699	$1,599	$2.29	2d	5	1.29mi
516 William Ave Baytown, TX	2.0	1.0	931	$1,250	$1.34	43d	1	1.29mi
301 Tri City Beach Rd Baytown, TX	1.0–2.0	1.0	792	$1,350	$1.70	43d	1	1.45mi

Listing history 46 events

1. 2026-06-18
   days on market $79,900 Active 27 DOM
2. 2026-06-17
   days on market $79,900 Active 26 DOM
3. 2026-06-16
   days on market $79,900 Active 25 DOM
4. 2026-06-15
   days on market $79,900 Active 24 DOM
5. 2026-06-13
   days on market $79,900 Active 22 DOM
6. 2026-06-09
   days on market $79,900 Active 18 DOM
7. 2026-06-07
   days on market $79,900 Active 16 DOM
8. 2026-06-04
   days on market $79,900 Active 13 DOM
9. 2026-06-03
   pricedays on market $79,900 Active 12 DOM
10. 2026-06-02
    days on market $84,900 Active 11 DOM
11. 2026-06-01
    days on market $84,900 Active 10 DOM
12. 2026-05-31
    days on market $84,900 Active 9 DOM
13. 2026-05-22
    listed $84,900 Active
14. 2026-02-14
    status Pending
15. 2026-02-14
    historical
16. 2026-01-17
    listed $92,000 Active
17. 2026-01-17
    historical
18. 2025-10-24
    price $104,000
19. 2025-10-11
    price $110,000
20. 2025-09-25
    price $120,000
21. 2025-09-20
    price $132,500
22. 2025-09-15
    listed $137,500 Active
23. 2025-09-15
    historical
24. 2025-08-01
    listed $145,000 Active
25. 2024-11-15
    historical
26. 2024-09-16
    listed $175,000 Active
27. 2024-09-16
    historical
28. 2024-08-29
    price $175,000
29. 2024-07-22
    listed $185,000 Active
30. 2024-07-13
    historical
31. 2016-05-27
    soldstatus
32. 2016-05-26
    soldstatus Sold
33. 2016-05-11
    status Pending
34. 2016-04-24
    status Active
35. 2016-03-26
    status Pending
36. 2016-03-10
    status Option Pending
37. 2015-07-20
    listed $45,000 Active
38. 2015-06-26
    historical
39. 2015-03-16
    status Active
40. 2015-03-07
    status Pending
41. 2015-02-24
    status Active
42. 2015-01-16
    status Pending
43. 2015-01-02
    price $45,000
44. 2014-02-04
    listed $68,500 Active
45. 2013-09-24
    soldstatus
46. 2000-02-25
    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: $3,098 · $258/mo
• Projected year-2 tax: $3,098 · $258/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,904
• − Mortgage interest: −$4,476
• − Property taxes: −$3,098
• − Insurance: −$400
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,324
• Taxable income: $3,062
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,304/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: Goose Creek CISD
• NCES district ID: 4821150
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $52,468
• Composite: 31.84/100
• National rank: #5877
• State rank: #473 of 826 in TX

Livability — Baytown

• Score: 69/100
• State rank: #412
• US rank: #8494

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baytown, TX
• County: Harris County · 4,702,590 people
• City population: 135,579
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 36,355
• Household income: $54,278
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1559.0

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 55% White 30% Two or more races 19% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 55% English-only · Spanish 43% Other Asian/Pacific 1% Other Indo-European 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: ▼ -143.36%
• Current HPI: 262.066
• Rent YoY: ▲ 1.30%
• 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

+23.9% since first listed

34 events — show timeline

• 2026-05-22 Listed $84,900 HARMLS
• 2026-02-14 Pending — HARMLS
• 2026-02-14 Listing Removed — HARMLS
• 2026-01-17 Listing Removed — HARMLS
• 2026-01-17 Listed $92,000 HARMLS
• 2025-10-24 Price Changed $104,000 HARMLS
• 2025-10-11 Price Changed $110,000 HARMLS
• 2025-09-25 Price Changed $120,000 HARMLS
• 2025-09-20 Price Changed $132,500 HARMLS
• 2025-09-15 Listing Removed — HARMLS
• 2025-09-15 Listed $137,500 HARMLS
• 2025-08-01 Listed $145,000 HARMLS
• 2024-11-15 Listing Removed — HARMLS
• 2024-09-16 Listing Removed — HARMLS
• 2024-09-16 Listed $175,000 HARMLS
• 2024-08-29 Price Changed $175,000 HARMLS
• 2024-07-22 Listed $185,000 HARMLS
• 2024-07-13 Coming Soon — HARMLS
• 2016-05-27 Sold (Public Records) — Public Records
• 2016-05-26 Sold (MLS) — HARMLS
• 2016-05-11 Pending — HARMLS
• 2016-04-24 Relisted — HARMLS
• 2016-03-26 Pending — HARMLS
• 2016-03-10 Pending — HARMLS
• 2015-07-20 Listed $45,000 HARMLS
• 2015-06-26 Listing Removed — HARMLS
• 2015-03-16 Relisted — HARMLS
• 2015-03-07 Pending — HARMLS
• 2015-02-24 Relisted — HARMLS
• 2015-01-16 Pending — HARMLS
• 2015-01-02 Price Changed $45,000 HARMLS
• 2014-02-04 Listed $68,500 HARMLS
• 2013-09-24 Sold (Public Records) — Public Records
• 2000-02-25 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,098 · +0.3% YoY. Source: county tax records.