8211 Parnell St · Houston, TX 77051

$169,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 40 Days on market

Built 1950 5,510 sqft lot $151/sqft · 5% above area Est $160k · 5% over

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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).

• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• ARV discount +5.1/15.0
• 1% rule +4.2/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

The home is tenant occupied and perfect for an investor looking for tenant-occupied properties. This well-maintained home offers 3 spacious bedrooms and 2 full bathrooms, featuring central air and heating for year-round comfort. The kitchen is equipped with granite countertops, and the home is vacant and move-in ready, providing a smooth transition for its next owner. Ideally located with easy access to Highway 288, Loop 610, and Beltway 8, the property allows for a convenient commute to the Texas Medical Center, Downtown Houston, and surrounding employment hubs. Positioned in an area experiencing continued revitalization and growth, this home presents a great opportunity for both homeowner

Key facts

• Granite countertops
• Central air
• 5,510 sq ft lot

Tags

• CENTRAL AIR
• GRANITE COUNTERTOPS
• EASY ACCESS TO HIGHWAY 288

Property features AI

Finance

• Financial info: Leasing considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1950; Pillar/post/pier foundation; Composition roof
• Construction: Unknown construction materials
• Exterior features: Located in a subdivision

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central cooling (electric and gas)
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-34 ($-414/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (8.5% below list).
• Recommended offer: $155k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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.
• Zoned schools: Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 312 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.8% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 7y ago 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: built in 1950 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,638 (8.5% 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 40 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.92% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 9.1

CMA / ARV

• ARV (median comp): $160,366
• List price: $169,000
• Delta: 5.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8015 Cannon St	0.20mi	2/1.0	1,114 (-0%)	11mo	$175,000	$157	81
8022 Corinth St	0.27mi	3/1.0 (+1)	1,112 (-1%)	15mo	$89,000	$80	68
8412 Fountain St	0.18mi	3/1.0 (+1)	1,048 (-6%)	12mo	$200,000	$191	66
8122 Corinth St Unit B	0.23mi	3/2.0 (+1)	1,094 (-2%)	12mo	$286,000	$261	66
8137 Canyon St	0.16mi	2/1.0	957 (-15%)	3mo	$110,000	$115	66
8019 Lawler St	0.22mi	2/1.0	1,008 (-10%)	14mo	$98,000	$97	62
3902 Aledo St	0.58mi	3/1.0 (+1)	1,176 (+5%)	4mo	$90,000	$77	56
8030 Lawler St	0.19mi	3/1.0 (+1)	952 (-15%)	10mo	$139,900	$147	53
7811 Lawler St	0.36mi	2/1.0	992 (-11%)	15mo	$75,000	$76	51
8416 Livingston St	0.24mi	3/2.0 (+1)	1,247 (+11%)	15mo	$210,000	$168	48
7634 Lady St	0.70mi	3/1.0 (+1)	1,270 (+13%)	12mo	$120,000	$94	30
3454 Bacon St	0.73mi	3/2.0 (+1)	1,278 (+14%)	11mo	$255,000	$200	24

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

Projected returns pro-forma

10.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.96×
• Total profit: $92,727
• Equity at exit: $152,249

10-year hold

• IRR: 22.0%
• Equity multiple: 6.94×
• Total profit: $281,057
• Equity at exit: $328,330

Cash invested: $47,320 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 312
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$886
• Tax from tax record: −$299 /mo · $3,593/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-34

Break-even live

Break-even rent $1,590

Max offer price $162,912

Occupancy floor 97%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	20d	1	0.23mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	43d	1	0.27mi
3137 W Bellfort Ave Houston, TX	2.0	2.0	1164	$1,802	$1.55	43d	1	0.49mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	43d	1	0.56mi
7812 Tierwester St Houston, TX	2.0	1.0	800	$950	$1.19	16d	2	0.69mi
1600 Jester St Houston, TX	1.0–2.0	1.0	707	$1,395	$1.97	2d	4	0.76mi
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	7d	1	0.84mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	3d	2	0.88mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$1,772	$1.43	24d	18	0.91mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$1,636	$1.21	1d	47	0.91mi
8383 El Mundo St Houston, TX	1.0	1.0	737	$1,292	$1.75	14d	1	0.92mi
8389 El Mundo St Houston, TX	1.0	1.0	763	$1,240	$1.63	43d	1	0.98mi
8383 El Mundo St Unit 2174 Houston, TX	2.0	2.0	1104	$1,553	$1.41	10d	1	0.99mi
8383 El Mundo St Unit 422 Houston, TX	2.0	2.0	1104	$1,529	$1.38	7d	1	0.99mi
8383 El Mundo St Unit 8457 Houston, TX	1.0	1.0	737	$1,187	$1.61	10d	1	0.99mi
8383 El Mundo St Unit 1148 Houston, TX	1.0	1.0	737	$1,145	$1.55	3d	1	0.99mi
8383 El Mundo St Unit 2165 Houston, TX	2.0	2.0	1104	$1,521	$1.38	3d	1	0.99mi
8383 El Mundo St Apt 321 Houston, TX	1.0	1.0	737	$1,148	$1.56	7d	1	0.99mi
8383 El Mundo St Unit 8440 Houston, TX	2.0	2.0	1104	$1,558	$1.41	43d	1	0.99mi
8383 El Mundo St Unit 1174 Houston, TX	1.0	1.0	737	$1,188	$1.61	10d	1	0.99mi
8383 El Mundo St Unit 8404 Houston, TX	1.0	1.0	737	$1,297	$1.76	14d	1	0.99mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$862	$0.95	43d	1	1.01mi
8306 El Mundo St Houston, TX	1.0	1.0	770	$1,297	$1.68	43d	1	1.03mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	16d	1	1.03mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	12d	1	1.04mi
8380 El Mundo St Houston, TX	1.0–2.0	1.0–2.0	712	$1,263	$1.77	1d	28	1.04mi
8300 El Mundo St Houston, TX	1.0	1.0	770	$948	$1.23	12d	1	1.05mi
8300 El Mundo St Unit 8357 Houston, TX	2.0	2.0	970	$1,289	$1.33	10d	1	1.06mi
8300 El Mundo St Unit 1112 Houston, TX	1.0	1.0	770	$956	$1.24	3d	1	1.06mi
8300 El Mundo St Unit 2174 Houston, TX	2.0	2.0	970	$1,300	$1.34	10d	1	1.06mi
8300 El Mundo St Apt 324 Houston, TX	1.0	1.0	770	$959	$1.25	7d	1	1.06mi
8300 El Mundo St Unit 8321 Houston, TX	1.0	1.0	770	$994	$1.29	14d	1	1.06mi
8300 El Mundo St Unit 424 Houston, TX	2.0	2.0	970	$1,265	$1.30	5d	1	1.06mi
8300 El Mundo St Unit 1162 Houston, TX	1.0	1.0	770	$959	$1.25	5d	1	1.06mi
8300 El Mundo St Unit 8321 Houston, TX	1.0	1.0	770	$998	$1.30	10d	1	1.06mi
8300 El Mundo St Unit 8351 Houston, TX	1.0	1.0	770	$994	$1.29	44d	1	1.06mi
8300 El Mundo St Unit 422 Houston, TX	2.0	2.0	970	$1,265	$1.30	7d	1	1.06mi
8300 El Mundo St Unit 2112 Houston, TX	2.0	2.0	970	$1,257	$1.30	3d	1	1.06mi
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	18d	1	1.06mi
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	704	$2,000	$2.84	2d	12	1.07mi

Listing history 45 events

1. 2026-06-18
   days on market $169,000 Active 40 DOM
2. 2026-06-17
   days on market $169,000 Active 39 DOM
3. 2026-06-16
   days on market $169,000 Active 38 DOM
4. 2026-06-15
   days on market $169,000 Active 37 DOM
5. 2026-06-13
   days on market $169,000 Active 35 DOM
6. 2026-06-10
   days on market $169,000 Active 31 DOM
7. 2026-06-08
   days on market $169,000 Active 30 DOM
8. 2026-06-07
   days on market $169,000 Active 29 DOM
9. 2026-06-04
   days on market $169,000 Active 26 DOM
10. 2026-06-01
    days on market $169,000 Active 23 DOM
11. 2026-05-31
    days on market $169,000 Active 22 DOM
12. 2026-05-09
    listed $175,000 Active 744-char remark
13. 2026-03-26
    historical
14. 2026-03-24
    historical $1,395
15. 2026-03-05
    listed $1,395
16. 2026-03-04
    historical $1,395
17. 2026-03-03
    listed $180,000 Active
18. 2026-03-03
    historical
19. 2026-01-29
    price $1,395
20. 2026-01-28
    price $180,000
21. 2026-01-14
    listed $1,400
22. 2026-01-13
    historical $1,400
23. 2026-01-06
    listed $165,000 Active
24. 2025-12-04
    listed $1,400
25. 2025-11-27
    historical $1,400
26. 2025-11-14
    listed $1,400
27. 2025-11-13
    historical $1,400
28. 2025-11-13
    listed $1,400
29. 2024-10-16
    historical $1,400
30. 2024-10-09
    listed $1,400
31. 2024-10-08
    historical $1,450
32. 2024-09-24
    listed $1,450
33. 2024-09-23
    historical $1,499
34. 2024-09-12
    listed $1,499
35. 2024-09-12
    historical $1,550
36. 2024-08-08
    listed $1,550
37. 2023-11-13
    historical $1,300
38. 2023-11-07
    listed $1,300
39. 2019-11-18
    soldstatus
40. 2019-06-18
    soldstatus
41. 2019-06-12
    soldstatus Sold
42. 2019-05-25
    status Pending
43. 2019-05-02
    listed $63,500 Active
44. 2016-02-02
    soldstatus
45. 2014-07-07
    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: $3,593 · $299/mo
• Projected year-2 tax: $3,593 · $299/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) · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $18,557
• − Mortgage interest: −$9,467
• − Property taxes: −$3,593
• − Insurance: −$845
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$4,916
• Taxable loss: −$3,234
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $363/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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

+166.1% since first listed

35 events — show timeline

• 2026-05-21 Price Changed $169,000 HARMLS
• 2026-05-09 Listed $175,000 HARMLS
• 2026-03-26 Listing Removed — HARMLS
• 2026-03-24 Rental Removed $1,395 HARMLS
• 2026-03-05 Listed for Rent $1,395 HARMLS
• 2026-03-04 Rental Removed $1,395 HARMLS
• 2026-03-03 Listing Removed — HARMLS
• 2026-03-03 Listed $180,000 HARMLS
• 2026-01-29 Price Changed $1,395 HARMLS
• 2026-01-28 Price Changed $180,000 HARMLS
• 2026-01-14 Listed for Rent $1,400 HARMLS
• 2026-01-13 Rental Removed $1,400 HARMLS
• 2026-01-06 Listed $165,000 HARMLS
• 2025-12-04 Listed for Rent $1,400 HARMLS
• 2025-11-27 Rental Removed $1,400 HARMLS
• 2025-11-14 Listed for Rent $1,400 HARMLS
• 2025-11-13 Rental Removed $1,400 APPFOLIO
• 2025-11-13 Listed for Rent $1,400 APPFOLIO
• 2024-10-16 Rental Removed $1,400 HARMLS
• 2024-10-09 Listed for Rent $1,400 HARMLS
• 2024-10-08 Rental Removed $1,450 HARMLS
• 2024-09-24 Listed for Rent $1,450 HARMLS
• 2024-09-23 Rental Removed $1,499 HARMLS
• 2024-09-12 Listed for Rent $1,499 HARMLS
• 2024-09-12 Rental Removed $1,550 HARMLS
• 2024-08-08 Listed for Rent $1,550 HARMLS
• 2023-11-13 Rental Removed $1,300 HARMLS
• 2023-11-07 Listed for Rent $1,300 HARMLS
• 2019-11-18 Sold (Public Records) — Public Records
• 2019-06-18 Sold (Public Records) — Public Records
• 2019-06-12 Sold (MLS) — HARMLS
• 2019-05-25 Pending — HARMLS
• 2019-05-02 Listed $63,500 HARMLS
• 2016-02-02 Sold (Public Records) — Public Records
• 2014-07-07 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $3,593 · +1.6% YoY. Source: county tax records.