7209 Eugene St · Houston, TX 77093

$198,000

4 bd · 1.5 ba · 1,758 sqft · SingleFamily public records · 191 Days on market

Built 1964 6,250 sqft lot $113/sqft · 16% below area Est $236k · 16% under ↓ 4% since listing

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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 +24.0/30.0
• ARV discount +14.7/15.0
• DSCR +7.7/10.0
• 1% rule +6.7/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 7209 Eugene St – a beautifully maintained and move-in-ready 4-bedroom, 2 full bath + 1 half bath home on an oversized lot with a huge fenced backyard perfect for play, pets, and entertaining! This energy-efficient property features leased solar panels that keep electric bills extremely low, a roof that’s only about 4 years old, tile flooring throughout and wood floors in bedroom, spacious bedrooms, and a spacious living area. The extended driveway provides plenty of parking, the street is quiet with no HOA, and you’re just minutes from I-45 and the Hardy Toll Road for an easy commute. Pride of ownership shows in every detail – this turn-key home is ready for its new owner today!

Key facts

• Quiet street
• Leased solar panels
• Extended driveway

Tags

• FENCED BACKYARD
• LEASED SOLAR PANELS
• EXTENDED DRIVEWAY
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $174k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 fast (+5.3%/yr); 148 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,311/mo this rent would consume 59% of the median local household income ($47k/yr) (locally 1815% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 5.3% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $174,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.17% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 7.1

CMA / ARV

• ARV (median comp): $236,002
• List price: $198,000
• Delta: -16.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3202 Melbourne St	0.67mi	4/2.0	1,820 (+4%)	1mo	$179,000	$98	60
8006 Huntington Springs Ln	0.57mi	3/2.5 (-1)	1,753 (-0%)	7mo	$364,990	$208	58
8010 Huntington Springs Ln	0.58mi	3/2.5 (-1)	1,753 (-0%)	7mo	$365,000	$208	58
8014 Huntington Springs Ln	0.58mi	3/2.5 (-1)	1,753 (-0%)	7mo	$364,990	$208	58
2301 King St	0.43mi	4/2.5	1,912 (+9%)	6mo	$210,000	$110	57
1928 E Crosstimbers St	0.35mi	3/1.0 (-1)	1,590 (-10%)	6mo	$210,000	$132	56
7217 Brazil St	0.15mi	3/3.5 (-1)	1,924 (+9%)	14mo	$309,990	$161	53
2513 Melbourne St	0.50mi	3/2.0 (-1)	1,920 (+9%)	3mo	$229,900	$120	52
6804 Schuller Rd	0.42mi	3/2.0 (-1)	1,968 (+12%)	12mo	$235,000	$119	44
2622 Huntington Creek St	0.57mi	3/2.5 (-1)	1,553 (-12%)	6mo	$346,000	$223	40
2619 Huntington Creek St	0.58mi	3/2.5 (-1)	1,553 (-12%)	6mo	$342,990	$221	40
2618 Huntington Creek St	0.56mi	3/2.5 (-1)	1,553 (-12%)	7mo	$352,479	$227	39

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 · 5.31% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,926
• Equity at exit: $29,522

10-year hold

• IRR: 11.2%
• Equity multiple: 1.97×
• Total profit: $53,941
• Equity at exit: $17,119

Cash invested: $55,440 (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 77093

• Home prices YoY: -9.9%
• Rents YoY: 5.3%
• Active inventory: 148
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$319 /mo · $3,827/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $386

Break-even live

Break-even rent $1,822

Max offer price $198,000

Occupancy floor 78%

Sensitivity live

Price	-10% $498	-5% $442	+0% $386	+5% $330	+10% $274
Rent	-10% $203	-5% $295	+0% $386	+5% $477	+10% $569
Rate	-1.0pp $486	-0.5pp $436	base $386	+0.5pp $335	+1.0pp $282

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2623 Huntington Creek Ln Houston, TX	3.0	2.5	1553	$2,299	$1.48	25d	1	0.59mi
3810 Lynnfield St Houston, TX	3.0	2.0	1298	$1,599	$1.23	15d	1	0.80mi
835E Dorchester St Unit 1273076P Houston, TX	3.0	2.0	1528	$3,079	$2.02	0d	1	0.81mi
3812 Lynnfield St Houston, TX	3.0	2.0	1298	$1,545	$1.19	6d	1	0.82mi
8320 Curry Rd Unit 1391267P Houston, TX	3.0	2.5	1550	$5,033	$3.25	0d	1	0.93mi
8320 Curry Rd Houston, TX	3.0	2.5	1558	$8,950	$5.74	22d	1	0.93mi
8318 Curry Rd Houston, TX	3.0	2.0	1558	$2,299	$1.48	44d	1	0.94mi
8322 Curry Rd Houston, TX	3.0	2.5	1599	$2,500	$1.56	44d	1	0.94mi
8326 Curry Rd Unit 1227052P Houston, TX	3.0	2.0	1270	$3,317	$2.61	0d	1	0.95mi
8326 Curry Rd Unit 1228882P Houston, TX	3.0	2.0	1614	$2,878	$1.78	8d	1	0.95mi
3208 Bostic St Unit 1254540P Houston, TX	3.0	2.0	1603	$3,673	$2.29	0d	1	0.97mi
3222 Bostic St Unit 1571615P Houston, TX	3.0	2.5	1593	$5,423	$3.40	0d	1	0.99mi
1416 Fairbanks St Houston, TX	4.0	3.5	1888	$1,899	$1.01	8d	1	1.08mi
4030 Reid St Houston, TX	3.0	2.0	1680	$2,000	$1.19	44d	1	1.12mi
5124 Gold St Unit B Houston, TX	3.0	2.5	1650	$1,895	$1.15	44d	1	1.14mi

Listing history 15 events

1. 2026-06-18
   days on market $198,000 Active 191 DOM
2. 2026-06-17
   days on market $198,000 Active 190 DOM
3. 2026-06-16
   days on market $198,000 Active 189 DOM
4. 2026-06-15
   days on market $198,000 Active 188 DOM
5. 2026-06-13
   days on market $198,000 Active 186 DOM
6. 2026-06-10
   pricedays on market $198,000 Active 182 DOM
7. 2026-06-08
   days on market $220,000 Active 181 DOM
8. 2026-06-07
   days on market $220,000 Active 180 DOM
9. 2026-06-04
   days on market $220,000 Active 177 DOM
10. 2026-06-01
    days on market $220,000 Active 174 DOM
11. 2026-05-31
    days on market $220,000 Active 173 DOM
12. 2026-01-12
    price $220,000 722-char remark

    Show marketing remark (722 chars)

    Welcome to 7209 Eugene St – a beautifully maintained and move-in-ready 4-bedroom, 2 full bath + 1 half bath home on an oversized lot with a huge fenced backyard perfect for play, pets, and entertaining! This energy-efficient property features leased solar panels that keep electric bills extremely low, a roof that’s only about 4 years old, tile flooring throughout and wood floors in bedroom, spacious bedrooms, and a spacious living area. The extended driveway provides plenty of parking, the street is quiet with no HOA, and you’re just minutes from I-45 and the Hardy Toll Road for an easy commute. Pride of ownership shows in every detail – this turn-key home is ready for its new owner today!

13. 2025-12-09
    listed $230,000 Active 722-char remark

    Show marketing remark (722 chars)

    Welcome to 7209 Eugene St – a beautifully maintained and move-in-ready 4-bedroom, 2 full bath + 1 half bath home on an oversized lot with a huge fenced backyard perfect for play, pets, and entertaining! This energy-efficient property features leased solar panels that keep electric bills extremely low, a roof that’s only about 4 years old, tile flooring throughout and wood floors in bedroom, spacious bedrooms, and a spacious living area. The extended driveway provides plenty of parking, the street is quiet with no HOA, and you’re just minutes from I-45 and the Hardy Toll Road for an easy commute. Pride of ownership shows in every detail – this turn-key home is ready for its new owner today!

14. 2002-10-09
    soldstatus
15. 1989-04-07
    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: $3,827 · $319/mo
• Projected year-2 tax: $3,827 · $319/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $27,733
• − Mortgage interest: −$11,091
• − Property taxes: −$3,827
• − Insurance: −$990
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$5,760
• Taxable income: $1,628
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $4,241/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): 46,407
• Household income: $46,766
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1815.0

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: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 24% Black 11% White 6% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Foreign-born: 34% · Canada
• Languages at home: 30% English-only · Spanish 70%

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: ▼ -30.53%
• Current HPI: 277.4914
• Rent YoY: ▲ 5.31%
• 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

-4.3% since first listed

4 events — show timeline

• 2026-01-12 Price Changed $220,000 HARMLS
• 2025-12-09 Listed $230,000 HARMLS
• 2002-10-09 Sold (Public Records) — Public Records
• 1989-04-07 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,827 · +11.7% YoY. Source: county tax records.