2907 Bissonnet St · West University Place, TX 77005

$525,000

3 bd · 2.0 ba · 2,306 sqft · Townhouse public records · 7 Days on market

Built 1970 1,811 sqft lot Est $517k · at est. $150/mo HOA · 3% of rent

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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 +21.3/30.0
• DSCR +6.8/10.0
• ARV discount +6.8/15.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated West University townhouse with easy access to Med Center, Downtown and Galleria. Zoned to West University Elementary, this lovely home has updated kitchen and baths with cherry cabinets and granite counters. Flooring on first floor is dark wood and marble. Three spacious bedrooms are up with nice-sized closets. Enclosed atrium brings in natural light and adds a bonus room in addition to the living and dining rooms. Attached garage and area pool make this a terrific offering.

Key facts

• Guest parking
• Front patio
• Brick fireplace

Tags

• FRONT PATIO
• BRICK FIREPLACE
• UPDATED KITCHEN
• BONUS ROOM
• OVERSIZED CLOSETS
• GUEST PARKING

Property features AI

Finance

• Other: Association amenities include pool and recreation facilities
• HOA & community: Part of University Place Townhome (UPT) community; Community pool; Annual association fee of $1,800 (covers recreation facilities)

Exterior

• Parking: Attached garage with 2 spaces; Oversized garage; Garage door opener; Additional parking available
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces north; 2 stories; Built in 1970; Entry level: 2-story layout
• Construction: Brick construction; Foundation: Pillar/Post/Pier and slab
• Exterior features: Front yard; Fence; Exterior storage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Disposal; ENERGY STAR qualified appliances; Granite counters
• Bedrooms: Primary bedroom on second level (approx. 18x17); Second bedroom on second level (approx. 16x13); Third bedroom on second level (approx. 15x12)
• Flooring: Engineered hardwood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Atrium; Brick interior walls; Dry bar; Entrance foyer; French/Atrium doors; Granite counters; High vaulted ceilings; Window treatments; Ceiling fans; Programmable thermostat; Wood-burning fireplace (1)
• Laundry & utility: Includes energy-efficient appliances (laundry hookups implied)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $525k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).

Location & tenants

• Location reads 83/100 on livability (#12 in TX, #1,027 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute D+, cost of living 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: West University El (math 83% / reading 87%, grade A+, #9 of 4,322 statewide, top 0%, 1,114 students, 6% FRL); Pershing Middle (math 36% / reading 49%, grade D-, #553 of 1,662 statewide, top 34%, 1,390 students, 60% FRL); Lamar H S (math 38% / reading 65%, grade D+, #478 of 1,632 statewide, top 29%, 3,125 students, 49% FRL) — zoned schools average 38% FRL vs 71% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 31% district-wide (+29 pts) — the actual schools serving this property are materially stronger than the Houston ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.0%/yr); 139 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($229k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $147k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $135k; list at $525k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $525,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.11% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $516,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2638 Wroxton Rd	0.20mi	3/3.5	2,428 (+5%)	1mo	$819,000	$337	75
3025 Bissonnet St	0.13mi	2/2.5 (-1)	2,107 (-9%)	0mo	$379,000	$180	72
2436 Bissonnet St #8	0.45mi	3/3.5	2,144 (-7%)	3mo	$457,500	$213	59
2522 South Blvd	0.38mi	3/3.5	2,457 (+6%)	13mo	$650,000	$265	54
2436 Bissonnet St #1	0.45mi	3/3.5	2,455 (+6%)	12mo	$495,000	$202	53
2732 Wroxton Rd	0.13mi	3/2.5	2,599 (+13%)	22mo	$799,000	$307	53
3834 Lake St	0.52mi	3/3.0	2,096 (-9%)	15mo	$400,000	$191	44
2437 South Blvd Blvd #10	0.48mi	3/3.5	2,152 (-7%)	21mo	$469,900	$218	43
5018 Mellon St	0.44mi	3/3.5	2,042 (-11%)	15mo	$500,000	$245	42
2520 Robinhood St #1009	0.47mi	2/2.5 (-1)	2,564 (+11%)	15mo	$575,000	$224	40
3621 Wakeforest St	0.60mi	3/3.0	2,096 (-9%)	20mo	$400,000	$191	36
2250 Bartlett St	0.69mi	4/2.0 (+1)	2,576 (+12%)	12mo	$795,000	$309	33

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

Projected returns pro-forma

-3.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-17,919
• Equity at exit: $78,279

10-year hold

• IRR: 9.7%
• Equity multiple: 1.86×
• Total profit: $126,298
• Equity at exit: $45,392

Cash invested: $147,000 (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 77005

• Rents YoY: 6.0%
• Active inventory: 139
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $5,839 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$721 /mo · $8,646/yr
• Insurance: −$219
• HOA: −$150
• Vacancy / Maint / Mgmt: −$1,226
• Net cashflow: $771

Break-even live

Break-even rent $4,864

Max offer price $525,000

Occupancy floor 82%

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2508 South Blvd Houston, TX	3.0	4.0	2514	$3,600	$1.43	24d	1	0.43mi
3815 Eastside St Houston, TX	2.0	1.0–2.5	1253	$4,459	$3.56	4d	20	0.46mi
2421 Tangley St Houston, TX	3.0	3.0	2633	$8,323	$3.16	24d	1	0.61mi
5122 Morningside Dr Unit 510 Houston, TX	3.0	2.0	3059	$12,509	$4.09	11d	1	0.63mi
5122 Morningside Dr Unit 3187 Houston, TX	3.0	2.0	3059	$12,477	$4.08	3d	1	0.64mi
3333 Lake St Unit 2162 Houston, TX	2.0	2.0	1590	$4,644	$2.92	5d	1	0.80mi
3333 Lake St Unit 510 Houston, TX	3.0	2.0	2650	$10,458	$3.95	11d	1	0.80mi
3333 Lake St Unit 3165 Houston, TX	3.0	2.0	2650	$10,426	$3.93	3d	1	0.80mi
3333 Lake St Unit 2187 Houston, TX	2.0	2.0	1590	$4,636	$2.92	3d	1	0.80mi
3333 Lake St Unit 3356 Houston, TX	2.0	2.0	1590	$4,668	$2.94	11d	1	0.80mi
3333 Lake St Unit 421 Houston, TX	2.0	2.0	1590	$4,644	$2.92	8d	1	0.80mi
3833 Cummins St Houston, TX	2.0	1.0–2.0	1161	$2,349	$2.02	4d	23	0.88mi
3411 Cummins St Houston, TX	1.0–2.0	1.0–2.0	1560	$2,349	$1.51	2d	14	1.03mi
2651 Kipling St Unit 3165 Houston, TX	3.0	2.0	2739	$11,460	$4.18	3d	1	1.04mi
2719 Kipling St Unit B Houston, TX	3.0	3.5	2184	$4,400	$2.01	44d	1	1.05mi
2651 Kipling St Unit 510 Houston, TX	3.0	2.0	2739	$11,492	$4.20	11d	1	1.06mi
2243 W Alabama St Houston, TX	3.0	3.0	1998	$2,440	$1.22	44d	1	1.07mi
3131 Timmons Ln Unit 3148 Houston, TX	3.0	2.0	1700	$3,502	$2.06	3d	1	1.08mi
3131 Timmons Ln Unit 3164 Houston, TX	3.0	2.0	1700	$3,545	$2.09	12d	1	1.08mi
3131 Timmons Ln Unit 3174 Houston, TX	3.0	2.0	1700	$3,534	$2.08	11d	1	1.08mi
2025 Colquitt St Unit 1257741P Houston, TX	3.0	3.5	2594	$7,405	$2.85	44d	1	1.13mi
2929 Westheimer Rd Houston, TX	2.0	2.0	1571	$4,090	$2.60	2d	4	1.17mi
2727 Kirby Dr Unit 1702 Houston, TX	2.0	2.0	1672	$5,300	$3.17	44d	1	1.17mi
2311 Westheimer Rd Houston, TX	1.0–3.0	1.0–3.0	1489	$13,862	$9.31	2d	14	1.29mi
2624 Peckham St Houston, TX	3.0	3.0	1709	$3,686	$2.16	21d	1	1.36mi
2624 Peckham St Houston, TX	3.0	3.0	1709	$3,686	$2.16	44d	1	1.36mi
2119 Westheimer Rd Unit 3165 Houston, TX	3.0	2.0	1709	$3,331	$1.95	3d	1	1.39mi
2935 Weslayan St Houston, TX	2.0	2.0	1626	$4,278	$2.63	44d	1	1.40mi
2929 Weslayan St Houston, TX	3.0	1.0–3.5	2411	$15,994	$6.63	4d	27	1.41mi
2929 Weslayan St Houston, TX	3.0	1.0–3.5	2411	$13,589	$5.64	24d	23	1.41mi
2119 Westheimer Rd Unit 2152 Houston, TX	3.0	2.0	1709	$3,363	$1.97	11d	1	1.41mi
2928 Weslayan St Houston, TX	2.0	2.5	1626	$4,128	$2.54	20d	1	1.42mi
3939 W Alabama St Houston, TX	3.0	1.0–3.5	1569	$5,109	$3.26	2d	45	1.47mi
6855 Bellgreen Dr Houston, TX	4.0	2.5	1868	$3,600	$1.93	44d	1	1.50mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-18
   days on market $525,000 Pending 7 DOM
2. 2026-06-17
   days on market $525,000 Pending 6 DOM
3. 2026-06-16
   days on market $525,000 Pending 5 DOM
4. 2026-06-16
   status $525,000 Pending 4 DOM
5. 2026-06-15
   days on market $525,000 Active 4 DOM
6. 2026-06-13
   remarks 667-char remark
7. 2026-06-13
   listed $525,000 Active 2 DOM

ⓘ 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: $8,646 · $721/mo
• Projected year-2 tax: $9,608 · $801/mo
• Expected delta: +$961/yr (+$80/mo · 11.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% 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: $70,074
• − Mortgage interest: −$29,408
• − Property taxes: −$8,646
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,606
• − Management: −$5,606
• − HOA: −$1,800
• − Depreciation: −$15,273
• Taxable income: $1,110
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $8,983/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 — West University Place

• Score: 83/100
• State rank: #12
• US rank: #1027

Category grades

Amenities A+ Commute D+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West University Place, TX
• County: Harris County · 4,702,590 people
• City population: 28,231
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 28,874
• Household income: $229,267
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 753.0

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 White (68%)
• Race & ethnicity: White 68% Asian 14% Two or more races 11% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 3% Romanian 3%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 8% Chinese 6% Other Indo-European 4%

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: ▼ -630.44%
• Current HPI: 247.3475
• Rent YoY: ▲ 5.95%
• 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

+288.9% since first listed

13 events — show timeline

• 2026-06-11 Listed $525,000 HARMLS
• 2014-12-18 Sold (Public Records) — Public Records
• 2014-12-10 Sold (MLS) — HARMLS
• 2014-11-10 Pending — HARMLS
• 2014-10-27 Pending — HARMLS
• 2014-10-24 Listed $419,000 HARMLS
• 2009-06-22 Sold (Public Records) — Public Records
• 2009-06-19 Sold (MLS) — HARMLS
• 2009-04-28 Listing Removed — HARMLS
• 2008-12-01 Listed $299,000 HARMLS
• 2006-06-28 Sold (Public Records) — Public Records
• 2004-08-06 Sold (Public Records) — Public Records
• 1998-02-13 Sold (Public Records) $135,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $8,646 · -0.4% YoY. Source: county tax records.