7329 Glen Falls St · Houston, TX 77049

$155,000

7 bd · 1.0 ba · 1,796 sqft · SingleFamily public records · 96 Days on market

Built 1951 0.45 ac lot $86/sqft · 57% below area ↓ 6% since listing

---

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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.7/5.0

Listing remarks MLS

No HOA, No Deed Restrictions, and Low Taxes. Located in Houston’s fast-growing 77049 Corridor, offering limitless potential for your next project. The property comes with approved site plans for 3 new mobile homes, allowing you to start immediately or bring your own vision for a custom build, tiny home park, duplex, or small development project. Ideal for buyers seeking land with flexibility, builders looking for an infill redevelopment opportunity, or developers aiming to maximize rental or resale potential. Conveniently located minutes from Downtown Houston, Beltway 8, I-10, Hardy Toll, and I-45, with easy access to Bush Intercontinental Airport and major employment hubs. Sold As-Is. Drive by and explore this exceptional opportunity to build, hold, or redevelop in one of Houston’s emerging investment zones. Claim this property Today!

Key facts

• Approved site plans
• Low taxes
• Custom build

Tags

• NO HOA
• NO DEED RESTRICTIONS
• LOW TAXES
• APPROVED SITE PLANS
• CUSTOM BUILD
• TINY HOME PARK

What this means for you Summary

Snapshot

• This is a 7-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.1% 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.
• Sheldon ISD (suburban): math 19% / reading 25% proficiency, ranked #746 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-3.3%/yr); 157 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 39% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $1k 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

• It's been on market 96 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 2.6% of price; built in 1951 — 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 $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.3

CMA / ARV

• ARV (median comp): $357,010
• List price: $155,000
• Delta: -56.58%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7329 Glen Falls St	0.00mi	7/1.0	1,796 (0%)	0mo	$155,000	$86	100

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

Projected returns pro-forma

-1.2% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.16×
• Total profit: $6,789
• Equity at exit: $35,902

10-year hold

• IRR: 7.6%
• Equity multiple: 1.63×
• Total profit: $27,556
• Equity at exit: $36,425

Cash invested: $43,400 (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 77049

• Home prices YoY: -0.5%
• Rents YoY: -3.3%
• Active inventory: 157
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$335 /mo · $4,018/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $404

Break-even live

Break-even rent $1,534

Max offer price $155,000

Occupancy floor 75%

Sensitivity live

Price	-10% $492	-5% $448	+0% $404	+5% $361	+10% $317
Rent	-10% $243	-5% $324	+0% $404	+5% $485	+10% $566
Rate	-1.0pp $483	-0.5pp $444	base $404	+0.5pp $364	+1.0pp $323

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-02
   statusdays on market $155,000 Pending 96 DOM
2. 2026-06-01
   days on market $155,000 Active 95 DOM
3. 2026-05-31
   days on market $155,000 Active 94 DOM
4. 2026-04-02
   status Active 859-char remark

   Show marketing remark (859 chars)

   No HOA, No Deed Restrictions, and Low Taxes. Located in Houston’s fast-growing 77049 Corridor, offering limitless potential for your next project. The property comes with approved site plans for 3 new mobile homes, allowing you to start immediately or bring your own vision for a custom build, tiny home park, duplex, or small development project. Ideal for buyers seeking land with flexibility, builders looking for an infill redevelopment opportunity, or developers aiming to maximize rental or resale potential. Conveniently located minutes from Downtown Houston, Beltway 8, I-10, Hardy Toll, and I-45, with easy access to Bush Intercontinental Airport and major employment hubs. Sold As-Is. Drive by and explore this exceptional opportunity to build, hold, or redevelop in one of Houston’s emerging investment zones. Claim this property Today!

5. 2026-03-19
   status Pending 859-char remark

   Show marketing remark (859 chars)

   No HOA, No Deed Restrictions, and Low Taxes. Located in Houston’s fast-growing 77049 Corridor, offering limitless potential for your next project. The property comes with approved site plans for 3 new mobile homes, allowing you to start immediately or bring your own vision for a custom build, tiny home park, duplex, or small development project. Ideal for buyers seeking land with flexibility, builders looking for an infill redevelopment opportunity, or developers aiming to maximize rental or resale potential. Conveniently located minutes from Downtown Houston, Beltway 8, I-10, Hardy Toll, and I-45, with easy access to Bush Intercontinental Airport and major employment hubs. Sold As-Is. Drive by and explore this exceptional opportunity to build, hold, or redevelop in one of Houston’s emerging investment zones. Claim this property Today!

6. 2026-02-11
   listed $155,000 Active 859-char remark

   Show marketing remark (859 chars)

   No HOA, No Deed Restrictions, and Low Taxes. Located in Houston’s fast-growing 77049 Corridor, offering limitless potential for your next project. The property comes with approved site plans for 3 new mobile homes, allowing you to start immediately or bring your own vision for a custom build, tiny home park, duplex, or small development project. Ideal for buyers seeking land with flexibility, builders looking for an infill redevelopment opportunity, or developers aiming to maximize rental or resale potential. Conveniently located minutes from Downtown Houston, Beltway 8, I-10, Hardy Toll, and I-45, with easy access to Bush Intercontinental Airport and major employment hubs. Sold As-Is. Drive by and explore this exceptional opportunity to build, hold, or redevelop in one of Houston’s emerging investment zones. Claim this property Today!

7. 2026-02-11
   historical

   Show marketing remark (859 chars)

   No HOA, No Deed Restrictions, and Low Taxes. Located in Houston’s fast-growing 77049 Corridor, offering limitless potential for your next project. The property comes with approved site plans for 3 new mobile homes, allowing you to start immediately or bring your own vision for a custom build, tiny home park, duplex, or small development project. Ideal for buyers seeking land with flexibility, builders looking for an infill redevelopment opportunity, or developers aiming to maximize rental or resale potential. Conveniently located minutes from Downtown Houston, Beltway 8, I-10, Hardy Toll, and I-45, with easy access to Bush Intercontinental Airport and major employment hubs. Sold As-Is. Drive by and explore this exceptional opportunity to build, hold, or redevelop in one of Houston’s emerging investment zones. Claim this property Today!

8. 2026-01-27
   listed $155,000 Active
9. 2026-01-25
   historical
10. 2025-12-19
    status Active
11. 2025-12-14
    status Pending
12. 2025-10-23
    listed $155,000 Active
13. 2025-10-23
    historical
14. 2025-10-14
    price $155,000
15. 2025-07-26
    listed $165,000 Active
16. 2023-05-17
    soldstatus
17. 2015-06-26
    soldstatus
18. 1995-10-30
    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: $4,018 · $335/mo
• Projected year-2 tax: $4,018 · $335/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) · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $24,558
• − Mortgage interest: −$8,682
• − Property taxes: −$4,018
• − Insurance: −$775
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$4,509
• Taxable income: $2,644
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $4,219/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: Sheldon ISD
• NCES district ID: 4839990
• Math proficiency: 19% ▼ -18.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $49,443
• Composite: 19.5/100
• National rank: #8772
• State rank: #746 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): 40,418
• Household income: $62,971
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 993.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 32% Black 19% White 10% Asian 3%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1%
• Foreign-born: 26% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 54% Other Asian/Pacific 1% Chinese 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: ▼ -1.20%
• Current HPI: 248.1111
• Rent YoY: ▼ -3.31%
• 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

-6.1% since first listed

15 events — show timeline

• 2026-04-02 Relisted — HARMLS
• 2026-03-19 Pending — HARMLS
• 2026-02-11 Listing Removed — HARMLS
• 2026-02-11 Listed $155,000 HARMLS
• 2026-01-27 Listed $155,000 HARMLS
• 2026-01-25 Listing Removed — HARMLS
• 2025-12-19 Relisted — HARMLS
• 2025-12-14 Pending — HARMLS
• 2025-10-23 Listing Removed — HARMLS
• 2025-10-23 Listed $155,000 HARMLS
• 2025-10-14 Price Changed $155,000 HARMLS
• 2025-07-26 Listed $165,000 HARMLS
• 2023-05-17 Sold (Public Records) — Public Records
• 2015-06-26 Sold (Public Records) — Public Records
• 1995-10-30 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,018 · +21.6% YoY. Source: county tax records.