3747 Dreyfus St · Houston, TX 77021

$105,000

2 bd · 1.0 ba · 879 sqft · SingleFamily public records · 117 Days on market

Built 1950 5,000 sqft lot $119/sqft · 29% below area Est $148k · 29% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.7/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great opportunity to build your own dream home, property is being sold as-is.

Key facts

• 5,000 sq ft lot
• Built 1950
• Listed 116 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: schools D, 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.
• Market conditions: Rents rising (+2.2%/yr); 471 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 33% of the median local income ($46k/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 $726 of loan paydown is wiped out by about $3k 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 117 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.20% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 6.9

CMA / ARV

• ARV (median comp): $148,232
• List price: $105,000
• Delta: -29.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3811 Noah St	0.22mi	2/1.0	903 (+3%)	4mo	$195,000	$216	82
4407 Alice St	0.67mi	2/1.0	896 (+2%)	5mo	$95,000	$106	61
3560 Seabrook St	0.35mi	3/1.0 (+1)	928 (+6%)	10mo	$122,000	$131	61
3544 Mainer St	0.44mi	2/1.0	812 (-8%)	8mo	$110,000	$135	60
3401 Seabrook St	0.61mi	2/1.0	885 (+1%)	17mo	$118,000	$133	56
1109 Danube St	0.69mi	2/1.0	945 (+8%)	0mo	$87,000	$92	55
3919 Daphne St	0.63mi	2/1.0	796 (-9%)	10mo	$149,990	$188	46
1026 Theresa St	0.59mi	3/2.0 (+1)	960 (+9%)	5mo	$209,900	$219	44
3520 Goodhope St	0.54mi	1/— (-1)	784 (-11%)	12mo	$129,979	$166	41
3731 Alberta St	0.55mi	3/1.0 (+1)	1,002 (+14%)	7mo	$110,000	$110	40
6741 Goforth St	0.67mi	3/2.0 (+1)	976 (+11%)	8mo	$139,000	$142	34
3903 Luca St	0.73mi	3/1.0 (+1)	955 (+9%)	15mo	$144,000	$151	34

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-8,479
• Equity at exit: $15,656

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $996
• Equity at exit: $9,078

Cash invested: $29,400 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 471
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$551
• Tax from tax record: −$254 /mo · $3,046/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $149

Break-even live

Break-even rent $1,074

Max offer price $105,000

Occupancy floor 83%

Sensitivity live

Price	-10% $208	-5% $179	+0% $149	+5% $119	+10% $90
Rent	-10% $49	-5% $99	+0% $149	+5% $199	+10% $249
Rate	-1.0pp $202	-0.5pp $176	base $149	+0.5pp $122	+1.0pp $94

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3603 Alice St Houston, TX	1.0	1.0	848	$1,000	$1.18	5d	1	0.27mi
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	5d	1	0.27mi
3603 Alice St Unit 3725-B Houston, TX	1.0	1.0	850	$999	$1.18	9d	1	0.28mi
3603 Alice St Unit 15 Houston, TX	2.0	1.0	850	$999	$1.18	9d	1	0.28mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	25d	1	0.29mi
1600 Jester St Houston, TX	1.0	1.0	641	$1,195	$1.86	0d	3	0.61mi
7812 Tierwester St Houston, TX	2.0	1.0	800	$950	$1.19	17d	2	0.61mi
3360 Alice St Unit 3387 Houston, TX	2.0	2.0	968	$1,307	$1.35	0d	1	0.66mi
3360 Alice St Unit 2292 Houston, TX	2.0	2.0	945	$998	$1.06	45d	1	0.66mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	968	$1,348	$1.39	0d	1	0.66mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$991	$1.05	15d	1	0.66mi
3360 Alice St Unit 2162 Houston, TX	2.0	2.0	968	$1,323	$1.37	9d	1	0.66mi
3360 Alice St Unit 2047 Houston, TX	2.0	2.0	968	$1,347	$1.39	4d	1	0.67mi
6811 Del Rio St Houston, TX	2.0	1.0	588	$999	$1.70	16d	1	0.72mi
6811 Del Rio St Houston, TX	2.0	1.0	598	$999	$1.67	45d	1	0.72mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	45d	1	0.75mi
7826 Gladstone St Houston, TX	2.0	1.0	760	$1,250	$1.64	0d	1	0.77mi
6420 Conley St Unit 7 Houston, TX	2.0	1.0	652	$975	$1.50	45d	1	0.77mi
7373 Ardmore St Houston, TX	1.0–3.0	1.0–2.0	1095	$1,526	$1.39	5d	24	0.88mi
7379 Ardmore St Unit 1303 Houston, TX	1.0	1.0	899	$1,193	$1.33	25d	1	0.91mi
7110 Ardmore St Houston, TX	2.0	1.0–2.0	831	$2,390	$2.87	0d	17	0.97mi
3560 Dixie Dr Unit 1162 Houston, TX	1.0	1.0	1003	$1,048	$1.04	6d	1	1.00mi
3560 Dixie Dr Unit 3581 Houston, TX	1.0	1.0	1003	$1,087	$1.08	12d	1	1.00mi
3560 Dixie Dr Unit 1047 Houston, TX	1.0	1.0	1003	$1,088	$1.08	12d	1	1.00mi
3560 Dixie Dr Unit 1187 Houston, TX	1.0	1.0	1003	$1,037	$1.03	0d	1	1.00mi
3560 Dixie Dr Unit 3611 Houston, TX	1.0	1.0	1003	$1,037	$1.03	14d	1	1.00mi
3560 Dixie Dr Unit 324 Houston, TX	1.0	1.0	1003	$1,048	$1.04	9d	1	1.00mi
3560 Dixie Dr Unit 3581 Houston, TX	1.0	1.0	1003	$1,083	$1.08	15d	1	1.00mi
6215 Tierwester St Houston, TX	1.0–2.0	1.0	650	$900	$1.38	25d	3	1.11mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	25d	1	1.15mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$1,772	$1.43	25d	18	1.15mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$1,641	$1.21	0d	48	1.15mi
3426 Tampa St Unit 4272026 Houston, TX	2.0	1.5	1046	$1,500	$1.43	45d	1	1.16mi
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	704	$2,000	$2.84	3d	12	1.18mi
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	796	$2,000	$2.51	45d	10	1.18mi
7103 Grand Blvd Houston, TX	2.0	2.0	930	$1,382	$1.49	25d	1	1.18mi
4609 Bricker St Unit C Houston, TX	2.0	1.5	1100	$3,200	$2.91	14d	1	1.18mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	45d	1	1.21mi
2909 Dupree St Houston, TX	2.0	2.0	1027	$1,495	$1.46	45d	1	1.24mi
8383 El Mundo St Houston, TX	1.0	1.0	737	$1,292	$1.75	15d	1	1.25mi

Listing history 24 events

1. 2026-06-21
   days on market $105,000 Active 117 DOM
2. 2026-06-18
   days on market $105,000 Active 114 DOM
3. 2026-06-17
   statusdays on market $105,000 Active 113 DOM
4. 2026-06-16
   days on market $105,000 Pending 112 DOM
5. 2026-06-15
   days on market $105,000 Pending 111 DOM
6. 2026-06-13
   days on market $105,000 Pending 109 DOM
7. 2026-06-10
   days on market $105,000 Pending 105 DOM
8. 2026-06-08
   days on market $105,000 Pending 104 DOM
9. 2026-06-07
   days on market $105,000 Pending 103 DOM
10. 2026-06-04
    statusdays on market $105,000 Pending 100 DOM
11. 2026-06-01
    days on market $105,000 Active 97 DOM
12. 2026-05-31
    days on market $105,000 Active 96 DOM
13. 2026-03-10
    price $105,000 79-char remark

    Show marketing remark (79 chars)

    A great opportunity to build your own dream home, property is being sold as-is.

14. 2026-02-24
    listed $115,000 Active 79-char remark

    Show marketing remark (79 chars)

    A great opportunity to build your own dream home, property is being sold as-is.

15. 2019-04-11
    status Pending
16. 2019-04-02
    listed $55,000 Active
17. 2019-04-02
    historical
18. 2015-12-23
    soldstatus
19. 2015-11-17
    soldstatus
20. 2013-09-06
    soldstatus Sold
21. 2013-08-25
    status Pending, Continue to Show
22. 2013-08-09
    status Option Pending
23. 2013-07-19
    listed $16,000 Active
24. 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: $3,046 · $254/mo
• Projected year-2 tax: $3,046 · $254/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 20 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: $15,146
• − Mortgage interest: −$5,882
• − Property taxes: −$3,046
• − Insurance: −$525
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,055
• Taxable income: $216
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $1,736/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% 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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

+556.2% since first listed

12 events — show timeline

• 2026-03-10 Price Changed $105,000 HARMLS
• 2026-02-24 Listed $115,000 HARMLS
• 2019-04-11 Pending — HARMLS
• 2019-04-02 Listing Removed — HARMLS
• 2019-04-02 Listed $55,000 HARMLS
• 2015-12-23 Sold (Public Records) — Public Records
• 2015-11-17 Sold (Public Records) — Public Records
• 2013-09-06 Sold (MLS) — HARMLS
• 2013-08-25 Pending — HARMLS
• 2013-08-09 Pending — HARMLS
• 2013-07-19 Listed $16,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,046 · +21.9% YoY. Source: county tax records.