4622 Firnat St · Houston, TX 77016

$209,900

4 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 511 Days on market

Built 1950 7,348 sqft lot $160/sqft · 15% below area Est $246k · 15% 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 +19.6/30.0
• ARV discount +14.1/15.0
• Appreciation +9.3/10.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This ready to move in one story huge lot with 4 bedrooms, 2 bath, completely remodeled; granite kitchen counter tops, laminate flooring new appliances, will not last long call for more information.

Key facts

• Laminate flooring
• New appliances
• Huge lot

Tags

• HUGE LOT
• GRANITE KITCHEN COUNTER TOPS
• LAMINATE FLOORING
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/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 $209k (0.3% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 flat; 372 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• At $2,093/mo this rent would consume 53% of the median local household income ($48k/yr) (locally 1297% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 511 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 511 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 1950 — 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: 1.00% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (median comp): $245,945
• List price: $209,900
• Delta: -14.66%
• 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
8713 Autumn Ln	0.36mi	3/1.0 (-1)	1,320 (+1%)	11mo	$100,000	$76	64
4030 Tidford St	0.47mi	3/1.5 (-1)	1,332 (+2%)	16mo	$225,000	$169	55
8617 Autumn Ln	0.40mi	3/2.0 (-1)	1,194 (-9%)	12mo	$129,900	$109	51
9705 Peachtree St	0.50mi	3/2.0 (-1)	1,450 (+10%)	6mo	$219,900	$152	49
9002 Allwood St	0.70mi	3/1.5 (-1)	1,373 (+5%)	10mo	$194,900	$142	44
8501 Autumn Ln Unit B	0.50mi	3/2.5 (-1)	1,190 (-9%)	13mo	$209,000	$176	43
8501 Autumn Ln Unit D	0.50mi	3/2.5 (-1)	1,190 (-9%)	13mo	$214,000	$180	43
8501 Autumn Ln Unit C	0.50mi	3/2.5 (-1)	1,190 (-9%)	14mo	$209,000	$176	43
8610 Sandra St	0.65mi	3/2.0 (-1)	1,398 (+7%)	14mo	$265,000	$190	42
4925 Bostic	0.66mi	3/2.0 (-1)	1,350 (+3%)	24mo	$210,000	$156	40
5911 Rietta	0.75mi	3/2.0 (-1)	1,500 (+14%)	9mo	$269,999	$180	29
9217 Heatherside St	0.43mi	3/1.0 (-1)	1,134 (-14%)	24mo	$94,800	$84	28

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.80×
• Total profit: $105,498
• Equity at exit: $168,817

10-year hold

• IRR: 21.0%
• Equity multiple: 5.86×
• Total profit: $285,491
• Equity at exit: $344,435

Cash invested: $58,772 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$222 /mo · $2,666/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $243

Break-even live

Break-even rent $1,785

Max offer price $209,900

Occupancy floor 83%

Sensitivity live

Price	-10% $362	-5% $303	+0% $243	+5% $184	+10% $124
Rent	-10% $78	-5% $161	+0% $243	+5% $326	+10% $409
Rate	-1.0pp $349	-0.5pp $297	base $243	+0.5pp $189	+1.0pp $134

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	44d	1	0.54mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	44d	1	0.55mi
4326 Plaag St Unit B Houston, TX	3.0	2.5	1150	$1,595	$1.39	44d	1	0.87mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	44d	1	1.04mi
3208 Bostic St Unit 1254540P Houston, TX	3.0	2.0	1603	$3,691	$2.30	2d	1	1.11mi
8326 Curry Rd Unit 1228882P Houston, TX	3.0	2.0	1614	$2,878	$1.78	8d	1	1.13mi
8322 Curry Rd Houston, TX	3.0	2.5	1599	$2,500	$1.56	44d	1	1.14mi
8318 Curry Rd Houston, TX	3.0	2.0	1558	$2,299	$1.48	44d	1	1.14mi
8320 Curry Rd Unit 1391267P Houston, TX	3.0	2.5	1550	$5,134	$3.31	1d	1	1.15mi
8320 Curry Rd Houston, TX	3.0	2.5	1558	$8,950	$5.74	22d	1	1.15mi
2920 La Estancia Ln Houston, TX	5.0	2.0	1562	$1,761	$1.13	8d	1	1.20mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	44d	1	1.33mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	21d	1	1.34mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,695	$1.05	15d	1	1.35mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	44d	1	1.37mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	44d	1	1.44mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	1.47mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.48mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	24d	1	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $209,900 Active 511 DOM
2. 2026-06-17
   days on market $209,900 Active 510 DOM
3. 2026-06-16
   days on market $209,900 Active 509 DOM
4. 2026-06-15
   days on market $209,900 Active 508 DOM
5. 2026-06-13
   days on market $209,900 Active 506 DOM
6. 2026-06-10
   days on market $209,900 Active 502 DOM
7. 2026-06-08
   days on market $209,900 Active 501 DOM
8. 2026-06-07
   days on market $209,900 Active 500 DOM
9. 2026-06-04
   days on market $209,900 Active 497 DOM
10. 2026-06-01
    days on market $209,900 Active 494 DOM
11. 2026-05-31
    days on market $209,900 Active 493 DOM
12. 2026-04-25
    price $209,900 197-char remark

    Show marketing remark (197 chars)

    This ready to move in one story huge lot with 4 bedrooms, 2 bath, completely remodeled; granite kitchen counter tops, laminate flooring new appliances, will not last long call for more information.

13. 2026-01-01
    price $225,000 197-char remark

    Show marketing remark (197 chars)

    This ready to move in one story huge lot with 4 bedrooms, 2 bath, completely remodeled; granite kitchen counter tops, laminate flooring new appliances, will not last long call for more information.

14. 2025-08-06
    price $240,000 197-char remark

    Show marketing remark (197 chars)

    This ready to move in one story huge lot with 4 bedrooms, 2 bath, completely remodeled; granite kitchen counter tops, laminate flooring new appliances, will not last long call for more information.

15. 2025-05-07
    price $245,000 197-char remark

    Show marketing remark (197 chars)

    This ready to move in one story huge lot with 4 bedrooms, 2 bath, completely remodeled; granite kitchen counter tops, laminate flooring new appliances, will not last long call for more information.

16. 2025-03-17
    price $250,000 197-char remark

    Show marketing remark (197 chars)

    This ready to move in one story huge lot with 4 bedrooms, 2 bath, completely remodeled; granite kitchen counter tops, laminate flooring new appliances, will not last long call for more information.

17. 2025-01-23
    listed $255,000 Active 197-char remark

    Show marketing remark (197 chars)

    This ready to move in one story huge lot with 4 bedrooms, 2 bath, completely remodeled; granite kitchen counter tops, laminate flooring new appliances, will not last long call for more information.

18. 2024-12-02
    historical
19. 2024-05-26
    listed $275,000 Active
20. 2023-12-12
    soldstatus
21. 2023-11-13
    historical
22. 2023-11-07
    price $140,000
23. 2023-10-31
    price $150,000
24. 2023-10-30
    listed $155,000 Active
25. 2012-09-27
    soldstatus
26. 2012-09-20
    historical
27. 2012-09-06
    soldstatus
28. 2012-07-19
    listed $34,900
29. 2012-06-14
    historical
30. 2012-05-01
    listed $40,000
31. 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: $2,666 · $222/mo
• Projected year-2 tax: $3,841 · $320/mo
• Expected delta: +$1,175/yr (+$98/mo · 44.1%)

ⓘ 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) · 22% 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: $25,118
• − Mortgage interest: −$11,758
• − Property taxes: −$2,666
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$6,106
• Taxable loss: −$480
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $3,034/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

+424.7% since first listed

20 events — show timeline

• 2026-04-25 Price Changed $209,900 HARMLS
• 2026-01-01 Price Changed $225,000 HARMLS
• 2025-08-06 Price Changed $240,000 HARMLS
• 2025-05-07 Price Changed $245,000 HARMLS
• 2025-03-17 Price Changed $250,000 HARMLS
• 2025-01-23 Listed $255,000 HARMLS
• 2024-12-02 Listing Removed — HARMLS
• 2024-05-26 Listed $275,000 HARMLS
• 2023-12-12 Sold (Public Records) — Public Records
• 2023-11-13 Listing Removed — HARMLS
• 2023-11-07 Price Changed $140,000 HARMLS
• 2023-10-31 Price Changed $150,000 HARMLS
• 2023-10-30 Listed $155,000 HARMLS
• 2012-09-27 Sold (MLS) — HARMLS
• 2012-09-20 Listing Removed — HARMLS
• 2012-09-06 Sold (Public Records) — Public Records
• 2012-07-19 Listed $34,900 HARMLS
• 2012-06-14 Listing Removed — HARMLS
• 2012-05-01 Listed $40,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,666 · +0.2% YoY. Source: county tax records.