7950 N Stadium Dr #194 · Houston, TX 77030

$99,096

1 bd · 1.0 ba · 729 sqft · Condo public records · 71 Days on market

Built 1980 $136/sqft · 9% below area Est $108k · 9% under

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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).

• ARV discount +11.3/15.0
• 1% rule +7.6/10.0
• Cash flow +7.2/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1-bedroom, 1-bath condo with 729 sq ft of comfortable living in the gated Briar Green community. This well-maintained unit features an open living and dining area with abundant natural light, a functional kitchen with ample cabinet space, and a spacious primary bedroom with generous closet storage. Enjoy a private balcony perfect for morning coffee or evening relaxation. Community amenities include controlled access, swimming pool, clubhouse, and beautifully landscaped grounds. Ideally located near the Texas Medical Center, NRG, major highways, dining, and shopping — an ideal home for first-time buyers, medical professionals, or anyone seeking a convenient, move-in ready cond

Key facts

• Gated community
• Controlled access
• Clubhouse

Tags

• GATED COMMUNITY
• PRIVATE BALCONY
• CONTROLLED ACCESS
• SWIMMING POOL
• CLUBHOUSE
• LANDSCAPED GROUNDS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.7% 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 soft (-1.6%/yr); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $685 of loan paydown is wiped out by about $3k 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 71 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7703% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $28k; list at $99k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $93,150 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 4.66%
• Cash-on-cash: -5.83%
• DSCR: 0.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $108,323
• List price: $99,096
• Delta: -8.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.1%
• Equity multiple: -0.01×
• Total profit: $-28,020
• Equity at exit: $14,776

10-year hold

• IRR: -80.4%
• Equity multiple: -0.75×
• Total profit: $-48,443
• Equity at exit: $8,568

Cash invested: $27,747 (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 77030

• Rents YoY: -1.6%
• Active inventory: 145
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$520
• Tax from tax record: −$187 /mo · $2,245/yr
• Insurance: −$41
• HOA est. from 13 same-building comps: −$374
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-135

Break-even live

Break-even rent $1,420

Max offer price $75,276

Occupancy floor —

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: $24,774
• Closing costs: $2,973
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7950 N Stadium Dr Houston, TX	1.0–2.0	1.0	696	$1,100	$1.58	7d	3	0.04mi
1330 Old Spanish Trl Houston, TX	1.0–2.0	1.0	726	$1,050	$1.45	4d	6	0.09mi
1339 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,680	$2.32	43d	1	0.12mi
1333 Old Spanish Trl Unit 1148 Houston, TX	1.0	1.0	725	$1,282	$1.77	3d	1	0.13mi
7900 N Stadium Dr Houston, TX	1.0	1.0	696	$1,250	$1.80	43d	1	0.14mi
1333 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,274	$1.76	12d	1	0.17mi
1333 Old Spanish Trl Unit 1348 Houston, TX	1.0	1.0	725	$1,324	$1.83	11d	1	0.19mi
1333 Old Spanish Trl Unit 324 Houston, TX	1.0	1.0	725	$1,285	$1.77	7d	1	0.19mi
1333 Old Spanish Trl Unit 1354 Houston, TX	1.0	1.0	725	$1,335	$1.84	14d	1	0.19mi
7710 S Main St Unit 7752 Houston, TX	1.0	1.0	580	$731	$1.26	3d	1	0.29mi
7710 S Main St Unit 147 Houston, TX	1.0	1.0	580	$774	$1.33	11d	1	0.33mi
1711 Old Spanish Trl Houston, TX	1.0–2.0	1.0–2.0	1078	$1,500	$1.39	19d	10	0.35mi
7682 Phoenix Dr Houston, TX	1.0	1.0	702	$1,214	$1.73	43d	1	0.44mi
7777 Greenbriar Houston, TX	1.0–2.0	1.0–2.0	879	$1,344	$1.53	3d	16	0.48mi
7600 Kirby Dr Houston, TX	3.0	1.0–2.0	931	$1,623	$1.74	2d	29	0.49mi
8333 Braesmain Dr Houston, TX	1.0–2.0	1.0–2.0	1086	$1,388	$1.28	1d	29	0.49mi
1199 McNee Rd Houston, TX	1.0	1.0	643	$1,100	$1.71	24d	1	0.49mi
8600 Main St Houston, TX	1.0	1.0	634	$1,080	$1.70	43d	1	0.52mi
1819 S Braeswood Blvd Houston, TX	1.0–2.0	1.0–2.0	971	$1,095	$1.13	2d	28	0.54mi
7892 Knight Rd Houston, TX	1.0–3.0	1.0–3.0	1002	$1,659	$1.66	3d	14	0.55mi
7556 Kirby Dr Houston, TX	1.0	1.0	715	$1,339	$1.87	43d	1	0.57mi
8181 Fannin St Houston, TX	3.0	1.0–2.0	802	$1,327	$1.65	2d	33	0.59mi
1025 Swanson St Unit 211 Houston, TX	1.0	1.0	406	$925	$2.28	24d	1	0.61mi
8700 Main St Houston, TX	1.0–2.0	1.0–2.0	954	$1,401	$1.47	1d	4	0.65mi
7550 Kirby Dr Houston, TX	1.0–3.0	1.0–2.0	947	$1,232	$1.30	2d	30	0.67mi
2222 Maroneal St Houston, TX	1.0–3.0	1.0–2.0	951	$1,329	$1.40	5d	38	0.68mi
2228 Maroneal St Houston, TX	1.0	1.0	610	$1,324	$2.17	43d	1	0.70mi
7000 Greenbriar Dr Houston, TX	1.0–2.0	1.0–2.0	829	$1,200	$1.45	7d	4	0.74mi
1800 El Paseo St Houston, TX	1.0–2.0	1.0–2.0	750	$802	$1.07	2d	39	0.77mi
2111 Holly Hall St Houston, TX	1.0–3.0	1.0–3.0	974	$699	$0.72	2d	30	0.81mi
8282 Cambridge St Houston, TX	1.0	1.0	602	$810	$1.35	14d	1	0.84mi
8282 Cambridge St Unit 1162 Houston, TX	1.0	1.0	602	$775	$1.29	7d	1	0.85mi
8282 Cambridge St Unit 8333 Houston, TX	1.0	1.0	602	$764	$1.27	12d	1	0.85mi
8282 Cambridge St Unit 8356 Houston, TX	1.0	1.0	602	$772	$1.28	3d	1	0.85mi
8282 Cambridge St Unit 8303 Houston, TX	1.0	1.0	602	$815	$1.35	14d	1	0.85mi
2900 N Braeswood Blvd Houston, TX	1.0–3.0	1.0–2.0	1193	$1,301	$1.09	1d	29	0.86mi
2801 Broadmead Dr Unit 102 Houston, TX	1.0	1.0	632	$1,077	$1.70	5d	1	0.88mi
2801 Broadmead Dr Unit 2875 Houston, TX	1.0	1.0	635	$1,049	$1.65	11d	1	0.88mi
2801 Broadmead Dr Unit 2852 Houston, TX	1.0	1.0	635	$1,040	$1.64	43d	1	0.88mi
2801 Broadmead Dr Unit 113 Houston, TX	1.0	1.0	684	$900	$1.32	43d	1	0.88mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $99,096 Active 71 DOM
2. 2026-06-17
   days on market $99,096 Active 70 DOM
3. 2026-06-16
   days on market $99,096 Active 69 DOM
4. 2026-06-15
   days on market $99,096 Active 68 DOM
5. 2026-06-13
   statusdays on market $99,096 Active 66 DOM
6. 2026-05-06
   historical
7. 2026-04-28
   listed $1,270
8. 2026-03-02
   listed $99,096 Active
9. 2012-02-23
   soldstatus
10. 2004-07-22
    soldstatus
11. 1998-10-02
    soldstatus $28,000

ⓘ 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: $2,245 · $187/mo
• Projected year-2 tax: $2,245 · $187/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 1/10 Low FEMA zone X (shaded) · 0% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,996
• − Mortgage interest: −$5,551
• − Property taxes: −$2,245
• − Insurance: −$495
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − HOA: −$4,488
• − Depreciation: −$2,883
• Taxable loss: −$3,066
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $-882/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): 13,380
• Household income: $77,336
• Rent vs Own: 65.9% rent · 34.1% own
• Severe rent burden: 1067.0

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 0.67)
• Race & ethnicity: White 50% Asian 23% Black 13% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Scotch-Irish 2% Italian 2%
• Foreign-born: 29% · China, Canada, Vietnam
• Languages at home: 64% English-only · Spanish 11% Chinese 9% Other Indo-European 5%

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: ▼ -182.09%
• Current HPI: 196.3094
• Rent YoY: ▼ -1.62%
• 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

-95.5% since first listed

6 events — show timeline

• 2026-05-06 Listing Removed — HARMLS
• 2026-04-28 Listed for Rent $1,270 HARMLS
• 2026-03-02 Listed $99,096 HARMLS
• 2012-02-23 Sold (Public Records) — Public Records
• 2004-07-22 Sold (Public Records) — Public Records
• 1998-10-02 Sold (Public Records) $28,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,245 · +1.6% YoY. Source: county tax records.