21155 Gosling Rd Unit 33A-D · Houston, TX 77388

$705,000

3 bd · 2.0 ba · 6,604 sqft · MultiFamily · 255 Days on market

Built 2019 Good condition 2,700 sqft lot $107/sqft · 17% below area Est $848k · 17% under $1284/mo HOA · 69% of rent ↓ 8% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• 1% rule +5.6/10.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Built in 2019, this four-unit property in Bridgestone Crossing offers modern construction, attached single-car garages, and a consistent three-bedroom, two-bath layout. Interiors include granite counters, vinyl plank flooring, carpeted bedrooms, in-unit laundry connections, and refrigerators. Residents have access to a playground and dog park, and HOA services that cover exterior maintenance, insurance, water, and sewer. The location provides convenient access to FM 2920 and Gosling Road, with nearby options such as H-E-B, Lowe’s, Walmart, Sprouts, Chick-fil-A, Raising Cane’s, Chili’s, Alicia’s Mexican Grille, Dutch Bros Coffee, and more. The area also offers various retail and service centers. With all four units occupied, the property provides a stable income-producing asset in a well-connected Spring corridor.

Key facts

• Highly rated schools
• Shopping
• Wide green spaces

Tags

• RAPIDLY DEVELOPING SECTION
• QUICK ACCESS TO EXXONMOBIL
• HIGHLY RATED SCHOOLS
• SHOPPING
• MAJOR HIGHWAY CONNECTIONS
• WIDE GREEN SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $705k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $670k (4.9% below list).
• Meets the 1% rule at list price ($7k rent vs $705k).
• Recommended offer: $620k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.1% 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.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mueller El (math 40% / reading 40%, grade F, #1,514 of 4,322 statewide, top 36%, 626 students, 45% FRL); Krimmel Intermed (math 51% / reading 52%, grade C, #318 of 1,662 statewide, top 20%, 1,294 students, 42% FRL); Klein H S (math 58% / reading 67%, grade B-, #234 of 1,632 statewide, top 14%, 3,352 students, 45% FRL).
• Market conditions: 466 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $7,488/mo this rent would consume 88% of the median local household income ($102k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 255 days — a 12% lower offer ($620k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $65k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $620,400 (12.0% 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. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 7.8

CMA / ARV

• ARV (median comp): $847,904
• List price: $705,000
• Delta: -16.85%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20104 W Hachita Cir	1.66mi	4/3.5 (+1)	4,629 (-30%)	6mo	$1,050,000	$227	24
20307 Fairway Trails Ln	1.19mi	4/4.0 (+1)	4,669 (-29%)	5mo	$800,000	$171	23
23310 Vista De Tres Lagos Dr	2.25mi	5/5.5 (+2)	5,145 (-22%)	0mo	$1,999,900	$389	20
23306 Vista De Tres Lagos Dr	2.24mi	4/4.5 (+1)	5,496 (-17%)	9mo	$1,499,000	$273	18
4803 Laguna Verde Ct	1.99mi	5/5.5 (+2)	5,825 (-12%)	9mo	$1,499,000	$257	18
20006 Wyndham Rose Ln	1.62mi	4/4.5 (+1)	4,651 (-30%)	10mo	$1,025,000	$220	17
20711 Bending Pines Ln	1.88mi	5/5.5 (+2)	5,358 (-19%)	4mo	$925,000	$173	17
20015 Wyndham Rose Ln	1.63mi	4/4.5 (+1)	4,847 (-27%)	10mo	$950,000	$196	17
5310 Meadowfield Creek Way	2.07mi	5/5.0 (+2)	4,643 (-30%)	5mo	$650,000	$140	16
5414 Mountain View Creek Ct	2.17mi	5/4.5 (+2)	4,850 (-27%)	8mo	$600,000	$124	14
3602 Vashon Ln	2.18mi	5/4.5 (+2)	4,978 (-25%)	9mo	$620,000	$125	13
20203 E Hachita Cir	1.54mi	5/4.5 (+2)	4,976 (-25%)	10mo	$820,000	$165	12

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-128,661
• Equity at exit: $105,118

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-128,101
• Equity at exit: $60,956

Cash invested: $197,400 (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 77388

• Home prices YoY: -34.8%
• Active inventory: 466
• Price-to-rent: 31.4×

Monthly cashflow live

• Estimated rent: $7,488 high
• Mortgage (P&I): −$3,697
• Tax est. 1.5%: −$881 /mo · $10,575/yr
• Insurance: −$294
• HOA: −$1,284
• Vacancy / Maint / Mgmt: −$1,572
• Net cashflow: $-241

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$7,488
Total (4 units)			$7,488

Break-even live

Break-even rent $7,793

Max offer price $670,188

Occupancy floor 98%

Sensitivity live

Price	-10% $247	-5% $3	+0% $-241	+5% $-484	+10% $-728
Rent	-10% $-832	-5% $-536	+0% $-241	+5% $55	+10% $351
Rate	-1.0pp $114	-0.5pp $-61	base $-241	+0.5pp $-423	+1.0pp $-609

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: $176,250
• Closing costs: $21,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21155 Gosling Rd Spring, TX	3.0	2.0–2.5	2700	$1,725	$0.64	52d	6	0.04mi
5907 Wrest Point Ct Spring, TX	4.0	2.5	2587	$5,500	$2.13	93d	1	0.34mi
5022 Camberleigh Ln Spring, TX	4.0	2.0	2079	$2,210	$1.06	4d	1	0.61mi
21831 Catoosa Dr Spring, TX	4.0	2.5	2287	$2,100	$0.92	15d	1	0.73mi
20935 Clovermeadow Spring, TX	4.0	2.5	2509	$2,221	$0.89	36d	1	0.80mi
6110 Wilcox Point Dr Spring, TX	3.0	2.5	2429	$2,245	$0.92	93d	1	0.82mi
22418 Bridgestone Ridge Dr Spring, TX	4.0	3.5	2932	$2,695	$0.92	73d	1	0.97mi
22418 Bridgestone Ridge Dr Spring, TX	4.0	3.5	2932	$2,395	$0.82	23d	1	0.97mi
4614 Bridgestone Path Dr Spring, TX	4.0	2.5	2450	$2,325	$0.95	66d	1	1.02mi
21334 Bella Luna Ct Spring, TX	4.0	2.5	2562	$2,210	$0.86	60d	1	1.04mi
21415 Flower Valley Cir Spring, TX	4.0	2.5	3500	$2,395	$0.68	93d	1	1.11mi
6506 Rose Willow Ln Spring, TX	4.0	2.5	2540	$2,450	$0.96	16d	1	1.15mi
6535 Fairbrook Park Ln Spring, TX	4.0	2.5	2231	$2,250	$1.01	93d	1	1.15mi
6411 Sparrows Glen Ln Spring, TX	3.0	2.5	2390	$2,223	$0.93	93d	1	1.16mi
4310 Stallion Brook Ln Spring, TX	4.0	2.0	2096	$2,175	$1.04	70d	1	1.23mi
6626 Winter Mountain Ln Spring, TX	3.0	2.5	2207	$2,146	$0.97	0d	1	1.24mi
21902 Blossom Grove Ln Spring, TX	4.0	2.0	1931	$2,400	$1.24	1d	1	1.44mi
21615 Rainfall Park Dr Spring, TX	3.0	2.0	1754	$2,200	$1.25	31d	1	1.47mi

HOA detail $1,284/mo · $15,408/yr

• Likely covers: watersewerexterior maint.

Listing history 50 events

1. 2026-08-08
   days on market $705,000 Active 255 DOM
2. 2026-08-06
   days on market $705,000 Active 253 DOM
3. 2026-08-05
   days on market $705,000 Active 252 DOM
4. 2026-08-04
   days on market $705,000 Active 251 DOM
5. 2026-08-03
   days on market $705,000 Active 250 DOM
6. 2026-07-31
   days on market $705,000 Active 247 DOM
7. 2026-07-30
   days on market $705,000 Active 245 DOM
8. 2026-07-28
   days on market $705,000 Active 244 DOM
9. 2026-07-26
   days on market $705,000 Active 242 DOM
10. 2026-07-24
    days on market $705,000 Active 240 DOM
11. 2026-07-23
    days on market $705,000 Active 239 DOM
12. 2026-07-22
    days on market $705,000 Active 238 DOM
13. 2026-07-21
    days on market $705,000 Active 237 DOM
14. 2026-07-20
    days on market $705,000 Active 236 DOM
15. 2026-07-18
    days on market $705,000 Active 234 DOM
16. 2026-07-18
    days on market $705,000 Active 233 DOM
17. 2026-07-16
    days on market $705,000 Active 232 DOM
18. 2026-07-15
    days on market $705,000 Active 231 DOM
19. 2026-07-14
    days on market $705,000 Active 230 DOM
20. 2026-07-13
    days on market $705,000 Active 229 DOM
21. 2026-07-13
    days on market $705,000 Active 228 DOM
22. 2026-07-11
    days on market $705,000 Active 227 DOM
23. 2026-07-10
    days on market $705,000 Active 226 DOM
24. 2026-07-09
    days on market $705,000 Active 225 DOM
25. 2026-07-07
    days on market $705,000 Active 223 DOM
26. 2026-07-06
    days on market $705,000 Active 222 DOM
27. 2026-07-06
    days on market $705,000 Active 221 DOM
28. 2026-07-05
    days on market $705,000 Active 220 DOM
29. 2026-07-03
    days on market $705,000 Active 219 DOM
30. 2026-07-02
    days on market $705,000 Active 218 DOM
31. 2026-07-01
    days on market $705,000 Active 217 DOM
32. 2026-06-30
    days on market $705,000 Active 216 DOM
33. 2026-06-29
    days on market $705,000 Active 215 DOM
34. 2026-06-28
    days on market $705,000 Active 214 DOM
35. 2026-06-27
    days on market $705,000 Active 213 DOM
36. 2026-06-26
    pricedays on market $705,000 Active 212 DOM
37. 2026-06-24
    days on market $770,000 Active 210 DOM
38. 2026-06-22
    days on market $770,000 Active 208 DOM
39. 2026-06-21
    days on market $770,000 Active 207 DOM
40. 2026-06-18
    days on market $770,000 Active 204 DOM
41. 2026-06-17
    days on market $770,000 Active 203 DOM
42. 2026-06-16
    days on market $770,000 Active 202 DOM
43. 2026-06-15
    days on market $770,000 Active 201 DOM
44. 2026-06-13
    days on market $770,000 Active 199 DOM
45. 2026-06-09
    days on market $770,000 Active 195 DOM
46. 2026-06-08
    days on market $770,000 Active 194 DOM
47. 2026-06-07
    days on market $770,000 Active 193 DOM
48. 2026-06-04
    days on market $770,000 Active 190 DOM
49. 2026-06-03
    days on market $770,000 Active 189 DOM
50. 2026-06-02
    days on market $770,000 Active 188 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $89,856
• − Mortgage interest: −$39,491
• − Property taxes: −$10,575
• − Insurance: −$3,525
• − Repairs & maintenance: −$7,188
• − Management: −$7,188
• − HOA: −$15,408
• − Depreciation: −$20,509
• Taxable loss: −$14,029
• Est. tax savings @ 24.0%: +$3,367
• After-tax cash flow: $480/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This four-unit property in Bridgestone Crossing is in good condition with modern interiors and amenities. It is move-in ready with minimal maintenance required.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Mueller El F TX #1,514/4,322 Nat'l #19,354/41,679 Middle Krimmel Intermed C TX #318/1,662 Nat'l #3,192/14,009 High Klein H S B- TX #234/1,632 Nat'l #3,176/17,239

Schools (NCES district)

• District: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 of 826 in TX

B Composite livability gradescore 74/100

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 · 5,571,493 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 53,425
• Household income: $102,323
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 45% Hispanic / Latino 25% Black 18% Two or more races 12% Asian 8%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 74% English-only · Spanish 18% Other Indo-European 2% Other Asian/Pacific 1%

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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: ▼ -121.68%
• Current HPI: 228.128
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-8.3% since first listed

7 events — show timeline

• 2025-11-26 Listed $770,000 HARMLS
• 2024-08-31 Listing Removed — HARMLS
• 2024-03-27 Listing Removed — HARMLS
• 2024-03-27 Listed $850,000 HARMLS
• 2023-10-10 Listing Removed — HARMLS
• 2023-10-10 Listed $840,000 HARMLS
• 2023-05-31 Listed $840,000 HARMLS