9117 Brandon St · Houston, TX 77051

$139,780

3 bd · 2.0 ba · 978 sqft · SingleFamily public records · 30 Days on market

Built 1940 10,001 sqft lot Est $145k · at est. ↓ 4% since listing

---

Why this score? — see what drove the C 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 +17.4/30.0
• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

See this beautiful home in the redeveloping sunnyside area. This 1252 sqft home has updated flooring and paint through out the house. The home priced to sell. Bring all offers!

Key facts

• Convenient access
• Central location
• 000 sq ft lot

Tags

• 10
• 000 SQ FT LOT
• QUIET NEIGHBORHOOD
• CONVENIENT ACCESS
• CITY UTILITIES AVAILABLE
• CENTRAL LOCATION

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer; Electric service
• Home design: Residential property; Built in 1940
• Construction: Wood siding exterior; Block foundation; Composition roof
• Exterior features: Lot roughly 0.23 acres; Lot features: Other

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Laminate flooring; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $138k (1.2% below list).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $15k of equity ($966 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 1940 — 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 $137,683 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $144,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9502 Chesterfield Dr	0.48mi	3/2.0	978 (0%)	16mo	$145,000	$148	64
4522 Larkspur St	0.58mi	3/2.0	1,040 (+6%)	7mo	$155,000	$149	57
4309 Clover St	0.31mi	3/1.0	1,027 (+5%)	20mo	$125,000	$122	56
9333 Fairland Dr	0.39mi	3/1.0	1,080 (+10%)	8mo	$170,000	$157	54
4414 Phlox St	0.47mi	2/2.0 (-1)	1,040 (+6%)	17mo	$149,900	$144	48
4429 Galesburg St	0.68mi	2/1.0 (-1)	983 (+0%)	13mo	$175,000	$178	48
4629 Larkspur St	0.71mi	3/1.0	892 (-9%)	1mo	$75,000	$84	48
9417 Fairland Dr	0.45mi	3/1.0	1,080 (+10%)	13mo	$130,000	$120	47
4629 Larkspur St	0.71mi	3/1.0	892 (-9%)	17mo	$115,000	$129	34
9409 Sierra Dr	0.46mi	3/1.0	840 (-14%)	20mo	$145,000	$173	34
9522 Fairland Dr	0.55mi	2/1.0 (-1)	834 (-15%)	17mo	$68,900	$83	26
4637 Mallow St	0.72mi	4/1.0 (+1)	1,120 (+14%)	10mo	$205,000	$183	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: 27.3%
• Equity multiple: 3.18×
• Total profit: $85,269
• Equity at exit: $125,925

10-year hold

• IRR: 24.3%
• Equity multiple: 7.42×
• Total profit: $251,430
• Equity at exit: $271,562

Cash invested: $39,138 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$733
• Tax from tax record: −$196 /mo · $2,346/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $104

Break-even live

Break-even rent $1,249

Max offer price $139,780

Occupancy floor 87%

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: $34,945
• Closing costs: $4,193
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4205 Phlox St Unit 2 BEDROOM 6 Houston, TX	2.0	1.0	736	$860	$1.17	17d	1	0.24mi
4207 Phlox St Houston, TX	2.0	1.0	736	$962	$1.31	1d	1	0.26mi
4326 Larkspur St Unit 3 Houston, TX	2.0	1.0	800	$1,200	$1.50	16d	1	0.34mi
9414 Heno St Unit 13 Houston, TX	2.0	1.0	824	$900	$1.09	24d	1	0.35mi
4205 Grassmere St Houston, TX	2.0	1.0	824	$900	$1.09	24d	1	0.48mi
4112 Grassmere St Houston, TX	2.0	1.0	711	$700	$0.98	10d	1	0.49mi
2889 Reed Rd Houston, TX	1.0–2.0	1.0–2.0	997	$1,648	$1.65	2d	2	0.77mi
4410 Bellfort Ave Unit 4404 8 Houston, TX	2.0	1.0	812	$999	$1.23	7d	1	0.78mi
2910 Reed Rd Houston, TX	1.0–3.0	1.0–2.0	967	$1,280	$1.32	1d	5	0.82mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	12d	1	0.88mi
2725 Reed Rd Houston, TX	1.0–3.0	1.0–2.5	911	$975	$1.07	43d	1	0.95mi
10510 Cathedral Dr Houston, TX	3.0	1.0	887	$1,300	$1.47	43d	1	1.07mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	12d	1	1.16mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	43d	1	1.19mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	24d	1	1.21mi
4923 Paula St Apt 2 Houston, TX	2.0	1.0	672	$1,095	$1.63	2d	1	1.22mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	43d	1	1.27mi
5010 Carmen St Houston, TX	2.0	1.0	672	$1,095	$1.63	43d	1	1.28mi
5038 Carmen St Apt 1 Houston, TX	2.0	1.0	672	$1,095	$1.63	2d	1	1.33mi
5042 Mallow St Houston, TX	2.0	1.0	672	$995	$1.48	5d	1	1.34mi
1600 Jester St Houston, TX	1.0–2.0	1.0	707	$1,395	$1.97	2d	4	1.34mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	43d	1	1.47mi

Listing history 32 events

1. 2026-06-18
   days on market $139,780 Active 30 DOM
2. 2026-06-17
   days on market $139,780 Active 29 DOM
3. 2026-06-16
   days on market $139,780 Active 28 DOM
4. 2026-06-15
   days on market $139,780 Active 27 DOM
5. 2026-06-13
   days on market $139,780 Active 25 DOM
6. 2026-06-10
   days on market $139,780 Active 21 DOM
7. 2026-06-08
   days on market $139,780 Active 20 DOM
8. 2026-06-07
   days on market $139,780 Active 19 DOM
9. 2026-06-04
   days on market $139,780 Active 16 DOM
10. 2026-06-01
    days on market $139,780 Active 13 DOM
11. 2026-05-31
    days on market $139,780 Active 12 DOM
12. 2026-05-19
    listed $139,780 Active
13. 2026-04-30
    historical
14. 2026-04-12
    price $147,900
15. 2026-04-01
    status Active
16. 2026-03-31
    historical
17. 2026-03-01
    status Active
18. 2026-02-28
    historical
19. 2026-01-26
    listed $149,900 Active
20. 2020-08-13
    soldstatus
21. 2020-08-04
    soldstatus Sold 176-char remark

    Show marketing remark (176 chars)

    See this beautiful home in the redeveloping sunnyside area. This 1252 sqft home has updated flooring and paint through out the house. The home priced to sell. Bring all offers!

22. 2020-07-26
    status Pending 176-char remark

    Show marketing remark (176 chars)

    See this beautiful home in the redeveloping sunnyside area. This 1252 sqft home has updated flooring and paint through out the house. The home priced to sell. Bring all offers!

23. 2020-07-22
    status Option Pending 176-char remark

    Show marketing remark (176 chars)

    See this beautiful home in the redeveloping sunnyside area. This 1252 sqft home has updated flooring and paint through out the house. The home priced to sell. Bring all offers!

24. 2020-07-16
    listed $125,000 Active 176-char remark

    Show marketing remark (176 chars)

    See this beautiful home in the redeveloping sunnyside area. This 1252 sqft home has updated flooring and paint through out the house. The home priced to sell. Bring all offers!

25. 2020-07-13
    historical
26. 2020-07-02
    price $133,000
27. 2020-06-19
    price $139,999
28. 2020-05-29
    listed $145,000 Active
29. 2008-11-01
    historical
30. 2008-05-15
    listed $850
31. 2007-08-02
    soldstatus
32. 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: $2,346 · $196/mo
• Projected year-2 tax: $2,558 · $213/mo
• Expected delta: +$212/yr (+$18/mo · 9.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $16,565
• − Mortgage interest: −$7,830
• − Property taxes: −$2,346
• − Insurance: −$699
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$4,066
• Taxable loss: −$1,027
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,491/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

-3.6% since first listed

21 events — show timeline

• 2026-05-19 Listed $139,780 HARMLS
• 2026-04-30 Listing Removed — HARMLS
• 2026-04-12 Price Changed $147,900 HARMLS
• 2026-04-01 Relisted — HARMLS
• 2026-03-31 Listing Removed — HARMLS
• 2026-03-01 Relisted — HARMLS
• 2026-02-28 Listing Removed — HARMLS
• 2026-01-26 Listed $149,900 HARMLS
• 2020-08-13 Sold (Public Records) — Public Records
• 2020-08-04 Sold (MLS) — HARMLS
• 2020-07-26 Pending — HARMLS
• 2020-07-22 Pending — HARMLS
• 2020-07-16 Listed $125,000 HARMLS
• 2020-07-13 Listing Removed — HARMLS
• 2020-07-02 Price Changed $133,000 HARMLS
• 2020-06-19 Price Changed $139,999 HARMLS
• 2020-05-29 Listed $145,000 HARMLS
• 2008-11-01 Listing Removed — HARMLS
• 2008-05-15 Listed $850 HARMLS
• 2007-08-02 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,346 · -6.9% YoY. Source: county tax records.