8527 Brower St · Houston, TX 77017

$195,000

4 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 15 Days on market

Built 1950 6,830 sqft lot $138/sqft · 13% below area Est $223k · 13% under

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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 +13.2/15.0
• Cash flow +11.2/30.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

No HOA! Beautifully updated 4-bedroom, 2-bath home featuring a brand new roof, PEX plumbing, renovated flooring throughout, and a fully updated kitchen. Conveniently located just minutes from I-45 S and Loop 610 with easy access to shopping, dining, and employment centers. Spacious lot with mature trees in the established Shady Park subdivision. Move-in ready — the big ticket items are already done!

Key facts

• Pex plumbing
• Renovated flooring
• Updated kitchen

Tags

• NEW ROOF
• PEX PLUMBING
• RENOVATED FLOORING
• UPDATED KITCHEN
• MATURE TREES

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on the first floor)
• Construction: Stone construction; Built in 1950; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor; One more bedroom on the first floor (four bedrooms possible total)
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: Total of 5 rooms; Seller disclosure provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-75 ($-904/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (10.3% below list).
• Recommended offer: $175k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Sanchez El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 438 students, 96% FRL); Deady Middle (math 8% / reading 21%, grade F, #1,583 of 1,662 statewide, top 96%, 588 students, 96% FRL); Chavez H S (math 26% / reading 26%, grade F, #1,234 of 1,632 statewide, top 76%, 2,272 students, 93% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 88 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 41% of the median local income ($51k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 15 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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: 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 $175,000 (10.3% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 9.3

CMA / ARV

• ARV (median comp): $223,141
• List price: $195,000
• Delta: -12.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8527 Brower St	0.00mi	3/2.0 (-1)	1,418 (0%)	0mo	$195,000	$138	95
7910 Sarita St	0.70mi	4/2.0	1,452 (+2%)	12mo	$180,000	$124	53
8305 Jennings	0.36mi	3/2.0 (-1)	1,578 (+11%)	13mo	$329,900	$209	48
8006 Grafton St	0.74mi	3/1.5 (-1)	1,608 (+13%)	10mo	$325,000	$202	28

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.27×
• Total profit: $-39,958
• Equity at exit: $29,075

10-year hold

• IRR: -21.8%
• Equity multiple: -0.01×
• Total profit: $-54,967
• Equity at exit: $16,860

Cash invested: $54,600 (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 77017

• Home prices YoY: -21.7%
• Rents YoY: 0.9%
• Active inventory: 88
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$354 /mo · $4,248/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-75

Break-even live

Break-even rent $1,845

Max offer price $181,691

Occupancy floor 99%

Sensitivity live

Price	-10% $35	-5% $-20	+0% $-75	+5% $-131	+10% $-186
Rent	-10% $-214	-5% $-144	+0% $-75	+5% $-6	+10% $63
Rate	-1.0pp $23	-0.5pp $-26	base $-75	+0.5pp $-126	+1.0pp $-177

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2917 Iola St Houston, TX	3.0	1.0	1824	$1,595	$0.87	45d	1	0.12mi
8503 Denby St Houston, TX	3.0	2.0	1200	$1,700	$1.42	45d	1	0.79mi
4206 E Villa St Houston, TX	3.0	1.0	1190	$1,845	$1.55	16d	1	0.85mi
2522 Patricia Manor Pl Unit 510 Houston, TX	3.0	2.0	924	$1,031	$1.12	1d	1	1.25mi
4921 Barkley St Houston, TX	3.0	2.0	1502	$1,900	$1.26	21d	1	1.36mi

Listing history 27 events

1. 2026-05-13
   listed $195,000 Active 408-char remark
2. 2026-05-12
   status Pending
3. 2026-05-12
   historical
4. 2026-04-21
   price $200,000
5. 2026-04-01
   status Active
6. 2026-03-27
   status Pending
7. 2026-03-19
   listed $215,000 Active
8. 2025-08-02
   historical
9. 2025-07-17
   status Active
10. 2025-07-17
    price $199,000
11. 2025-07-11
    status Pending
12. 2025-05-23
    price $215,000
13. 2025-05-13
    listed $225,000 Active
14. 2025-03-28
    historical
15. 2025-02-01
    price $222,900
16. 2025-01-17
    price $229,900
17. 2024-12-15
    listed $239,900 Active
18. 2024-09-20
    soldstatus Sold
19. 2024-09-20
    soldstatus
20. 2024-09-04
    status Pending
21. 2024-08-25
    listed $195,000 Active
22. 2005-05-17
    soldstatus
23. 2005-04-10
    historical
24. 2005-03-10
    listed $94,500
25. 2005-02-16
    historical
26. 2004-08-16
    listed $99,900
27. 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: $4,248 · $354/mo
• Projected year-2 tax: $4,248 · $354/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $21,000
• − Mortgage interest: −$10,923
• − Property taxes: −$4,248
• − Insurance: −$975
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,673
• Taxable loss: −$4,179
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $99/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): 29,640
• Household income: $51,079
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1601.0

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 38% White 7% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 65%
• Common ancestry: Lithuanian 1%
• Foreign-born: 39% · Canada, Vietnam
• Languages at home: 32% English-only · Spanish 63% Vietnamese 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: ▼ -76.86%
• Current HPI: 277.3656
• Rent YoY: ▲ 0.88%
• 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

+95.2% since first listed

30 events — show timeline

• 2026-06-12 Sold (MLS) — HARMLS
• 2026-05-29 Pending — HARMLS
• 2026-05-20 Pending — HARMLS
• 2026-05-13 Listed $195,000 HARMLS
• 2026-05-12 Pending — HARMLS
• 2026-05-12 Listing Removed — HARMLS
• 2026-04-21 Price Changed $200,000 HARMLS
• 2026-04-01 Relisted — HARMLS
• 2026-03-27 Pending — HARMLS
• 2026-03-19 Listed $215,000 HARMLS
• 2025-08-02 Listing Removed — HARMLS
• 2025-07-17 Relisted — HARMLS
• 2025-07-17 Price Changed $199,000 HARMLS
• 2025-07-11 Pending — HARMLS
• 2025-05-23 Price Changed $215,000 HARMLS
• 2025-05-13 Listed $225,000 HARMLS
• 2025-03-28 Listing Removed — HARMLS
• 2025-02-01 Price Changed $222,900 HARMLS
• 2025-01-17 Price Changed $229,900 HARMLS
• 2024-12-15 Listed $239,900 HARMLS
• 2024-09-20 Sold (Public Records) — Public Records
• 2024-09-20 Sold (MLS) — HARMLS
• 2024-09-04 Pending — HARMLS
• 2024-08-25 Listed $195,000 HARMLS
• 2005-05-17 Sold (Public Records) — Public Records
• 2005-04-10 Listing Removed — HARMLS
• 2005-03-10 Listed $94,500 HARMLS
• 2005-02-16 Listing Removed — HARMLS
• 2004-08-16 Listed $99,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,248 · +21.3% YoY. Source: county tax records.