3018 Brookston St · Houston, TX 77045

$125,000

3 bd · 2.0 ba · 1,147 sqft · SingleFamily public records · 5 Days on market

Built 1982 5,566 sqft lot Est $186k · 33% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.4/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

All reasonable offers considered, 3 bedrooms, 2 baths, granite counter tops in kitchen and baths, high ceilings, recent AC units, ESTATE SALE, minutes from major freeway and highways leading into downtown Houston, selling as is, 2 full baths with soaking tubs, high ceilings, rehab needed to make this home special or flip it for income.

Key facts

• Soaking tubs
• Recent ac units
• Granite counter tops

Tags

• GRANITE COUNTER TOPS
• RECENT AC UNITS
• SOAKING TUBS
• MINUTES FROM MAJOR FREEWAY

Property features AI

Finance

• HOA & community: Curbs in community

Exterior

• Parking: Attached 2-car garage; Additional parking; Electric gate
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (entry level: first floor)
• Construction: Built in 1982; Brick and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Cleared lot in a subdivision; Concrete road frontage; Solar panels

Interior

• Kitchen: Electric cooktop; Electric range; Oven
• Bedrooms: Primary bedroom on first floor (15x12); Bedroom on first floor (12x10); Bedroom on first floor (10x9)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Wood-burning fireplace (1); Breakfast bar; Soaking tub; Ceiling fans; Living/dining room
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room on first floor (9x5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.4% 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: Lawson Middle (math 21% / reading 27%, grade F, #1,301 of 1,662 statewide, top 79%, 1,274 students, 96% FRL); Madison H S (math 9% / reading 17%, grade F, #1,537 of 1,632 statewide, top 94%, 1,924 students, 93% FRL) — zoned schools average 94% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 31% district-wide (-12 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.4%/yr); 135 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 34% of the median local income ($60k/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 $864 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.34% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $185,814
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3218 Wuthering Heights Dr	0.20mi	3/2.0	1,162 (+1%)	3mo	$194,900	$168	86
3226 Brookston St	0.19mi	3/2.0	1,116 (-3%)	4mo	$209,999	$188	83
3210 Wuthering Heights Dr	0.19mi	3/2.0	1,193 (+4%)	5mo	$225,000	$189	80
2907 Dragonwick Dr	0.27mi	3/2.0	1,205 (+5%)	1mo	$184,900	$153	78
3135 Trail Lake Dr	0.35mi	3/2.0	1,164 (+2%)	6mo	$189,000	$162	76
3238 Knotty Oaks Trl	0.31mi	3/1.5	1,208 (+5%)	4mo	$170,000	$141	72
3335 Angel Ln	0.44mi	3/1.0	1,104 (-4%)	6mo	$179,990	$163	65
13434 Woodring Dr	0.49mi	3/2.0	1,241 (+8%)	7mo	$215,000	$173	58
2810 Tidewater Dr	0.45mi	4/2.0 (+1)	1,276 (+11%)	2mo	$139,999	$110	54
2707 Almeda Plaza Dr	0.55mi	3/1.0	1,032 (-10%)	4mo	$95,000	$92	50
3422 Angel Ln	0.54mi	4/1.5 (+1)	1,241 (+8%)	5mo	$178,000	$143	50
2718 Summertime Dr	0.52mi	4/1.0 (+1)	1,294 (+13%)	0mo	$165,000	$128	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-4,555
• Equity at exit: $18,638

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $3,890
• Equity at exit: $10,808

Cash invested: $35,000 (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 77045

• Home prices YoY: -7.4%
• Rents YoY: -2.4%
• Active inventory: 135
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$656
• Tax from tax record: −$296 /mo · $3,548/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $322

Break-even live

Break-even rent $1,270

Max offer price $125,000

Occupancy floor 76%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3150 Kelling St Houston, TX	4.0	2.0	1311	$1,619	$1.23	8d	1	0.50mi
3234 Kelling St Houston, TX	4.0	2.0	1311	$1,599	$1.22	24d	1	0.52mi
3119 Kelling St Houston, TX	4.0	2.0	1311	$1,599	$1.22	44d	1	0.52mi
3103 Kelling St Houston, TX	4.0	2.0	1311	$1,619	$1.23	8d	1	0.52mi
3135 Kelling St Houston, TX	4.0	2.0	1311	$1,599	$1.22	22d	1	0.53mi
3239 Kelling St Houston, TX	4.0	2.0	1311	$1,589	$1.21	16d	1	0.55mi
12806 Buffalo Speedway Houston, TX	1.0–2.0	1.0–2.0	916	$1,636	$1.79	1d	18	0.58mi
3215 Boynton Dr Houston, TX	4.0	2.0	1311	$1,599	$1.22	24d	1	0.59mi
6 W Orem Dr Houston, TX	2.0	2.0	1138	$1,380	$1.21	44d	1	1.31mi
2201 W Orem Dr Unit 2148 Houston, TX	2.0	2.0	1138	$1,546	$1.36	3d	1	1.34mi
2201 W Orem Dr Unit 2238 Houston, TX	2.0	2.0	1138	$1,578	$1.39	11d	1	1.34mi
2201 W Orem Dr Apt 424 Houston, TX	2.0	2.0	1138	$1,554	$1.37	8d	1	1.34mi
2201 W Orem Dr Unit 2238 Houston, TX	2.0	2.0	1138	$1,579	$1.39	44d	1	1.34mi
11900 Oakmoor Pkwy Houston, TX	1.0–3.0	1.0–2.0	892	$1,469	$1.65	3d	12	1.35mi
14435 Acuna Ln Houston, TX	3.0	2.0	1496	$1,805	$1.21	44d	1	1.37mi
2201 W Orem Dr Unit 2047 Houston, TX	2.0	2.0	1138	$1,589	$1.40	11d	1	1.37mi

Listing history 8 events

1. 2026-05-17
   status Pending
2. 2026-05-12
   status Pending
3. 2026-05-11
   listed $125,000 Active
4. 2025-10-06
   historical
5. 2025-06-24
   status Pending
6. 2025-06-17
   status Pending
7. 2025-06-07
   listed $119,900 Active
8. 1988-07-01
   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: $3,548 · $296/mo
• Projected year-2 tax: $3,548 · $296/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $20,130
• − Mortgage interest: −$7,002
• − Property taxes: −$3,548
• − Insurance: −$625
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$3,636
• Taxable income: $2,098
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,360/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): 33,563
• Household income: $59,688
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 803.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 54% Black 37% Two or more races 25% White 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Ukrainian 1% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 47% English-only · Spanish 49% Arabic 2% Tagalog/Filipino 1%

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: ▼ -22.49%
• Current HPI: 282.5426
• Rent YoY: ▼ -2.35%
• 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

+4.3% since first listed

8 events — show timeline

• 2026-05-17 Pending — HARMLS
• 2026-05-12 Pending — HARMLS
• 2026-05-11 Listed $125,000 HARMLS
• 2025-10-06 Listing Removed — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-06-17 Pending — HARMLS
• 2025-06-07 Listed $119,900 HARMLS
• 1988-07-01 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,548 · +11.7% YoY. Source: county tax records.