361 Sydnor St · Houston, TX 77020

$309,000

3 bd · 2.0 ba · 1,517 sqft · Townhouse public records · 22 Days on market

Built 2008 1,506 sqft lot Est $349k · 11% under $163/mo HOA · 7% of rent

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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 +12.6/15.0
• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

Beautiful two story UrbanLofts Townhome in gated community. * RIGHT AROUND THE CORNER FROM THE NEW EAST RIVER PROJECT! * Contemporary design with large windows and Sky Light allowing for tons of Natural Light. Beautiful stained concrete floors entire first level and refinished pine floors entire second level. Sleek kitchen design with granite countertops. Open floorplan with large living spaces, private backyard patio and second floor balcony. Easy access to freeways, downtown airport, Minute Maid Park, BBVA Compass Stadium. Washer/Dryer/Fridge Included, * * New HVAC and Artificial turf installed in 2020 * * The home did not flood during Hurricane Harvey, and had no busted pipes pipes during the freeze!!

Key facts

• Gated community
• Large windows
• Sky light

Tags

• GATED COMMUNITY
• LARGE WINDOWS
• SKY LIGHT
• STAINED CONCRETE FLOORS
• REFINISHED PINE FLOORS
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Sydnor Street Townhomes Assn, Inc; Gated community; HOA fee $163 monthly (includes common areas and trash)

Exterior

• Parking: Attached 2-car garage
• Security: Security gate
• Utilities: Public water; Public sewer
• Home design: Residential property; South-facing; 2 stories; Entry level not specified
• Construction: Built in 2008; Aluminum siding and stucco exterior; Metal roof; Slab foundation
• Exterior features: Security gate; Lot approximately 1,506 square feet

Interior

• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: 7 total rooms; Carpet and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $309k.

Deal economics

• At list price, monthly cash flow is $-583 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (24.4% below list).
• Recommended offer: $206k (33.3% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 3.2% in Houston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Mcreynolds Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 398 students, 98% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 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 rising fast (+4.3%/yr); 337 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); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,337/mo this rent would consume 56% of the median local household income ($50k/yr) (locally 969% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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

• Climate carrying-cost: moderate flood risk; 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 $205,996 (33.3% 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. 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 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.09%
• DSCR: 0.64
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $348,910
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2819 Clinton Dr	0.13mi	3/2.0	1,589 (+5%)	23mo	$325,000	$205	67
3206 Baer St	0.15mi	3/2.5	1,328 (-12%)	22mo	$305,000	$230	52

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $134,392
• Equity at exit: $278,372

10-year hold

• IRR: 17.9%
• Equity multiple: 5.99×
• Total profit: $431,856
• Equity at exit: $600,319

Cash invested: $86,520 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$517 /mo · $6,202/yr
• Insurance: −$129
• HOA: −$163
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-583

Break-even live

Break-even rent $3,075

Max offer price $205,996

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	43d	1	0.11mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	7d	1	0.16mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$3,094	$1.55	5d	1	0.17mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	43d	1	0.26mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	43d	1	0.27mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,593	$1.59	5d	1	0.39mi
91 Jensen Dr Houston, TX	3.0	1.0–2.5	970	$3,420	$3.52	1d	69	0.41mi
91 Jensen Dr Houston, TX	2.0	1.0–2.0	872	$3,094	$3.55	20d	16	0.41mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	43d	1	0.46mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	7d	1	0.47mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	12d	1	0.60mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,013	$1.64	3d	1	0.60mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	11d	1	0.60mi
2115 Runnels St Houston, TX	2.0	2.0	1053	$1,775	$1.69	43d	1	0.60mi
4109 Hare St Unit 1019559P Houston, TX	4.0	2.5	1905	$6,852	$3.60	7d	1	0.61mi
4109 Hare St Unit A Houston, TX	4.0	2.5	1913	$6,950	$3.63	43d	1	0.61mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	43d	1	0.65mi
3300 Lyons Ave Unit 304 Houston, TX	4.0	2.0	1393	$1,460	$1.05	43d	1	0.66mi
2315 Navigation Blvd Houston, TX	1.0–2.0	1.0–2.5	943	$3,500	$3.71	1d	61	0.68mi
2404 Navigation Blvd Unit 2441 Houston, TX	2.0	2.0	1309	$2,320	$1.77	10d	1	0.68mi
2404 Navigation Blvd Unit 422 Houston, TX	2.0	2.0	1309	$2,296	$1.75	7d	1	0.68mi
2404 Navigation Blvd Unit 2187 Houston, TX	2.0	2.0	1309	$2,288	$1.75	3d	1	0.68mi
2404 Navigation Blvd Unit 424 Houston, TX	2.0	2.0	1309	$2,296	$1.75	5d	1	0.68mi
2414 East Dr Unit Canal St unit Houston, TX	3.0	3.5	2063	$2,950	$1.43	7d	1	0.74mi
650 McKee St Unit 3112 Houston, TX	3.0	2.0	1136	$2,082	$1.83	3d	1	0.74mi
650 McKee St Unit 683 Houston, TX	3.0	2.0	1136	$2,125	$1.87	43d	1	0.74mi
650 McKee St Unit 3174 Houston, TX	3.0	2.0	1136	$2,114	$1.86	10d	1	0.74mi
99 N Delano St Houston, TX	2.0	2.0	1052	$1,311	$1.25	24d	1	0.75mi
3730 Lyons Ave Unit 216 Houston, TX	3.0	2.0	1107	$1,300	$1.17	43d	1	0.78mi
2104 Canal St Houston, TX	2.0	2.0	1052	$1,311	$1.25	43d	1	0.79mi
2104 Canal St Houston, TX	2.0	2.0	1052	$1,311	$1.25	12d	1	0.79mi
2104 Canal St Unit 2162 Houston, TX	2.0	2.0	1052	$1,244	$1.18	5d	1	0.80mi
2104 Canal St Unit 3165 Houston, TX	3.0	2.0	1163	$1,790	$1.54	3d	1	0.80mi
2104 Canal St Unit 2112 Houston, TX	2.0	2.0	1052	$1,236	$1.17	3d	1	0.80mi
2104 Canal St Apt 422 Houston, TX	2.0	2.0	1052	$1,244	$1.18	7d	1	0.80mi
2104 Canal St Unit 2141 Houston, TX	2.0	2.0	1052	$1,586	$1.51	12d	1	0.80mi
2104 Canal St Unit 3174 Houston, TX	3.0	2.0	1163	$1,822	$1.57	10d	1	0.80mi
2104 Canal St Unit 2174 Houston, TX	2.0	2.0	1052	$1,279	$1.22	12d	1	0.80mi
2104 Canal St Unit 2137 Houston, TX	3.0	2.0	1163	$1,833	$1.58	12d	1	0.80mi
2104 Canal St Unit 2161 Houston, TX	2.0	2.0	1052	$1,268	$1.21	10d	1	0.80mi

HOA detail

• Monthly dues: $163 · $1,956/yr
• Likely covers: security

Listing history 32 events

1. 2026-06-18
   days on market $309,000 Active 22 DOM
2. 2026-06-17
   days on market $309,000 Active 21 DOM
3. 2026-06-16
   days on market $309,000 Active 20 DOM
4. 2026-06-15
   days on market $309,000 Active 19 DOM
5. 2026-06-13
   days on market $309,000 Active 17 DOM
6. 2026-06-09
   days on market $309,000 Active 13 DOM
7. 2026-06-08
   days on market $309,000 Active 12 DOM
8. 2026-06-07
   days on market $309,000 Active 11 DOM
9. 2026-06-04
   days on market $309,000 Active 8 DOM
10. 2026-06-03
    days on market $309,000 Active 7 DOM
11. 2026-06-02
    days on market $309,000 Active 6 DOM
12. 2026-06-01
    days on market $309,000 Active 5 DOM
13. 2026-05-31
    days on market $309,000 Active 4 DOM
14. 2026-05-28
    listed $309,000 Active
15. 2021-04-27
    soldstatus
16. 2021-04-23
    soldstatus Sold 717-char remark

    Show marketing remark (717 chars)

    Beautiful two story UrbanLofts Townhome in gated community. * RIGHT AROUND THE CORNER FROM THE NEW EAST RIVER PROJECT! * Contemporary design with large windows and Sky Light allowing for tons of Natural Light. Beautiful stained concrete floors entire first level and refinished pine floors entire second level. Sleek kitchen design with granite countertops. Open floorplan with large living spaces, private backyard patio and second floor balcony. Easy access to freeways, downtown airport, Minute Maid Park, BBVA Compass Stadium. Washer/Dryer/Fridge Included, * * New HVAC and Artificial turf installed in 2020 * * The home did not flood during Hurricane Harvey, and had no busted pipes pipes during the freeze!!

17. 2021-04-10
    status Pending 717-char remark

    Show marketing remark (717 chars)

    Beautiful two story UrbanLofts Townhome in gated community. * RIGHT AROUND THE CORNER FROM THE NEW EAST RIVER PROJECT! * Contemporary design with large windows and Sky Light allowing for tons of Natural Light. Beautiful stained concrete floors entire first level and refinished pine floors entire second level. Sleek kitchen design with granite countertops. Open floorplan with large living spaces, private backyard patio and second floor balcony. Easy access to freeways, downtown airport, Minute Maid Park, BBVA Compass Stadium. Washer/Dryer/Fridge Included, * * New HVAC and Artificial turf installed in 2020 * * The home did not flood during Hurricane Harvey, and had no busted pipes pipes during the freeze!!

18. 2021-03-29
    status Option Pending 717-char remark

    Show marketing remark (717 chars)

    Beautiful two story UrbanLofts Townhome in gated community. * RIGHT AROUND THE CORNER FROM THE NEW EAST RIVER PROJECT! * Contemporary design with large windows and Sky Light allowing for tons of Natural Light. Beautiful stained concrete floors entire first level and refinished pine floors entire second level. Sleek kitchen design with granite countertops. Open floorplan with large living spaces, private backyard patio and second floor balcony. Easy access to freeways, downtown airport, Minute Maid Park, BBVA Compass Stadium. Washer/Dryer/Fridge Included, * * New HVAC and Artificial turf installed in 2020 * * The home did not flood during Hurricane Harvey, and had no busted pipes pipes during the freeze!!

19. 2021-03-22
    listed $289,900 Active 717-char remark

    Show marketing remark (717 chars)

    Beautiful two story UrbanLofts Townhome in gated community. * RIGHT AROUND THE CORNER FROM THE NEW EAST RIVER PROJECT! * Contemporary design with large windows and Sky Light allowing for tons of Natural Light. Beautiful stained concrete floors entire first level and refinished pine floors entire second level. Sleek kitchen design with granite countertops. Open floorplan with large living spaces, private backyard patio and second floor balcony. Easy access to freeways, downtown airport, Minute Maid Park, BBVA Compass Stadium. Washer/Dryer/Fridge Included, * * New HVAC and Artificial turf installed in 2020 * * The home did not flood during Hurricane Harvey, and had no busted pipes pipes during the freeze!!

20. 2018-02-23
    historical
21. 2018-02-12
    price $274,995
22. 2018-02-12
    price $276,000
23. 2017-12-14
    price $279,000
24. 2017-11-01
    listed $289,000 Active
25. 2014-06-09
    soldstatus
26. 2014-06-06
    historical
27. 2014-06-05
    soldstatus Sold
28. 2014-05-13
    status Pending
29. 2014-05-06
    status Option Pending
30. 2014-05-04
    status Active
31. 2014-04-29
    status Option Pending
32. 2014-04-25
    listed $239,990 Active

ⓘ 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: $6,202 · $517/mo
• Projected year-2 tax: $6,202 · $517/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 5/10 Major FEMA zone X (unshaded) · 24% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,040
• − Mortgage interest: −$17,309
• − Property taxes: −$6,202
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − HOA: −$1,956
• − Depreciation: −$8,989
• Taxable loss: −$12,448
• Est. tax savings @ 24.0%: +$2,987
• After-tax cash flow: $-4,010/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% Other Indo-European 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

+28.8% since first listed

19 events — show timeline

• 2026-05-28 Listed $309,000 HARMLS
• 2021-04-27 Sold (Public Records) — Public Records
• 2021-04-23 Sold (MLS) — HARMLS
• 2021-04-10 Pending — HARMLS
• 2021-03-29 Pending — HARMLS
• 2021-03-22 Listed $289,900 HARMLS
• 2018-02-23 Listing Removed — HARMLS
• 2018-02-12 Price Changed $274,995 HARMLS
• 2018-02-12 Price Changed $276,000 HARMLS
• 2017-12-14 Price Changed $279,000 HARMLS
• 2017-11-01 Listed $289,000 HARMLS
• 2014-06-09 Sold (Public Records) — Public Records
• 2014-06-06 Listing Removed — HARMLS
• 2014-06-05 Sold (MLS) — HARMLS
• 2014-05-13 Pending — HARMLS
• 2014-05-06 Pending — HARMLS
• 2014-05-04 Relisted — HARMLS
• 2014-04-29 Pending — HARMLS
• 2014-04-25 Listed $239,990 HARMLS

Property tax history

+1.5%/yr

Latest (2025): $6,202 · -3.3% YoY. Source: county tax records.