209 Burr St Unit C · Houston, TX 77011

$395,000

3 bd · 3.5 ba · 2,125 sqft · SingleFamily public records · 21 Days on market

Built 2016 1,550 sqft lot $186/sqft · 9% below area Est $433k · 9% under $50/mo HOA · 2% 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 +11.4/15.0
• Appreciation +10.0/10.0
• Cash flow +5.9/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +1.8/5.0
• DSCR +0.3/10.0

Listing remarks MLS

Stunning 4 story town home in EaDo with a location convenient to Downtown, University of Houston, Medical Center, Metro Rail, etc! Urban life and design at its best. The property features 3 spacious bedrooms, 3 full & 1 half bath, wide open living area and a stunning open concept kitchen with a huge window and island. Finishes include wood floors in the living areas, stainless appliances, granite counter-tops and much more. This great floor plan is topped off with a fantastic rooftop deck with views of the downtown skyline! Unit C and D are available and have the same floor plan with different finishes. * Virtual matterport tour available, tour from the comfort of your own home. *

Key facts

• Rooftop terrace
• Large island
• Open-concept living

Tags

• ROOFTOP TERRACE
• OPEN-CONCEPT LIVING
• LARGE ISLAND
• CUSTOM WALK-IN CLOSET
• PRIVATE BEDROOM SPACES
• FANTASTIC HOUSTON LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-767 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (34.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (25.7% below list).
• Recommended offer: $260k (34.3% 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: 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 soft (-2.9%/yr); 161 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $2,933/mo this rent would consume 70% of the median local household income ($50k/yr) (locally 655% 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 $42k of equity ($3k loan paydown + $40k 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 ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($389k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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: 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 $259,512 (34.3% 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: 0.74% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.32%
• DSCR: 0.63
• GRM: 11.2

CMA / ARV

• ARV (median comp): $432,938
• List price: $395,000
• Delta: -8.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4412 Rusk St	0.43mi	3/3.0	2,200 (+4%)	0mo	$449,000	$204	72
137 Eastwood St	0.25mi	3/3.5	1,912 (-10%)	1mo	$369,900	$193	70
91 Sidney St	0.37mi	3/3.5	2,318 (+9%)	7mo	$319,888	$138	62
4208 Fox St	0.61mi	4/2.5 (+1)	2,091 (-2%)	2mo	$439,000	$210	58
125 Eastwood St	0.37mi	3/3.5	1,856 (-13%)	6mo	$399,700	$215	56
3618 Engelke St	0.75mi	3/2.5	2,181 (+3%)	1mo	$475,000	$218	56
5103 Avenue J	0.45mi	3/3.5	1,816 (-14%)	3mo	$399,900	$220	52
5107 Avenue J	0.45mi	3/3.5	1,816 (-14%)	3mo	$369,900	$204	52
3616 Engelke St	0.74mi	3/2.5	2,181 (+3%)	7mo	$510,000	$234	51
5311 Avenue J	0.51mi	3/2.5	1,831 (-14%)	4mo	$279,000	$152	46
4022 Mckinney St	0.72mi	3/3.5	1,864 (-12%)	3mo	$299,000	$160	44
953 Saint Augustine St	0.73mi	3/3.5	1,820 (-14%)	8mo	$388,000	$213	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.43×
• Total profit: $157,944
• Equity at exit: $355,847

10-year hold

• IRR: 16.0%
• Equity multiple: 5.42×
• Total profit: $488,662
• Equity at exit: $767,398

Cash invested: $110,600 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,933 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$798 /mo · $9,581/yr
• Insurance: −$165
• HOA: −$50
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-767

Break-even live

Break-even rent $3,904

Max offer price $259,512

Occupancy floor —

Sensitivity live

Price	-10% $-543	-5% $-655	+0% $-767	+5% $-879	+10% $-991
Rent	-10% $-999	-5% $-883	+0% $-767	+5% $-651	+10% $-535
Rate	-1.0pp $-568	-0.5pp $-667	base $-767	+0.5pp $-869	+1.0pp $-973

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Edgewood St Houston, TX	3.0	4.0	2577	$3,250	$1.26	44d	1	0.29mi
5502 Texas St Unit 1514806P Houston, TX	3.0	2.5	1808	$7,216	$3.99	8d	1	0.47mi
5504 Texas St Unit 1514810P Houston, TX	3.0	2.5	1808	$7,026	$3.89	3d	1	0.48mi
4952 Polk St Unit 1531107P Houston, TX	2.0	2.0	1980	$2,327	$1.18	8d	1	0.61mi
4001 Dallas St Unit 1029264P Houston, TX	3.0	3.0	2174	$5,077	$2.34	5d	1	0.79mi
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$3,466	$2.81	3d	2	0.96mi
3226 McKinney St Houston, TX	3.0	3.0	2274	$2,500	$1.10	44d	1	1.13mi
2816 Rusk St Houston, TX	3.0	3.5	2107	$2,800	$1.33	44d	1	1.28mi
3131 Leeland St Houston, TX	3.0	3.5	1966	$2,850	$1.45	25d	1	1.36mi
2414 East Dr Unit Canal St unit Houston, TX	3.0	3.5	2063	$2,950	$1.43	8d	1	1.40mi
3517 McIlhenny St Houston, TX	3.0	3.5	2000	$3,200	$1.60	4d	1	1.44mi
2504 Rusk St Unit 1563174P Houston, TX	2.0	2.0	1819	$4,036	$2.22	3d	1	1.47mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 28 events

1. 2026-06-18
   days on market $395,000 Active 21 DOM
2. 2026-06-17
   days on market $395,000 Active 20 DOM
3. 2026-06-16
   days on market $395,000 Active 19 DOM
4. 2026-06-15
   days on market $395,000 Active 18 DOM
5. 2026-06-13
   days on market $395,000 Active 16 DOM
6. 2026-06-09
   days on market $395,000 Active 12 DOM
7. 2026-06-08
   days on market $395,000 Active 11 DOM
8. 2026-06-07
   days on market $395,000 Active 10 DOM
9. 2026-06-04
   days on market $395,000 Active 7 DOM
10. 2026-06-03
    days on market $395,000 Active 6 DOM
11. 2026-06-02
    days on market $395,000 Active 5 DOM
12. 2026-06-01
    days on market $395,000 Active 4 DOM
13. 2026-05-31
    days on market $395,000 Active 3 DOM
14. 2026-05-13
    historical
15. 2026-03-31
    price $395,000
16. 2026-03-13
    listed $400,000 Active
17. 2020-09-30
    soldstatus Sold 702-char remark

    Show marketing remark (702 chars)

    Stunning 4 story town home in EaDo with a location convenient to Downtown, University of Houston, Medical Center, Metro Rail, etc! Urban life and design at its best. The property features 3 spacious bedrooms, 3 full & 1 half bath, wide open living area and a stunning open concept kitchen with a huge window and island. Finishes include wood floors in the living areas, stainless appliances, granite counter-tops and much more. This great floor plan is topped off with a fantastic rooftop deck with views of the downtown skyline! Unit C and D are available and have the same floor plan with different finishes. * Virtual matterport tour available, tour from the comfort of your own home. *

18. 2020-07-26
    status Pending 702-char remark

    Show marketing remark (702 chars)

    Stunning 4 story town home in EaDo with a location convenient to Downtown, University of Houston, Medical Center, Metro Rail, etc! Urban life and design at its best. The property features 3 spacious bedrooms, 3 full & 1 half bath, wide open living area and a stunning open concept kitchen with a huge window and island. Finishes include wood floors in the living areas, stainless appliances, granite counter-tops and much more. This great floor plan is topped off with a fantastic rooftop deck with views of the downtown skyline! Unit C and D are available and have the same floor plan with different finishes. * Virtual matterport tour available, tour from the comfort of your own home. *

19. 2020-07-15
    status Option Pending 702-char remark

    Show marketing remark (702 chars)

    Stunning 4 story town home in EaDo with a location convenient to Downtown, University of Houston, Medical Center, Metro Rail, etc! Urban life and design at its best. The property features 3 spacious bedrooms, 3 full & 1 half bath, wide open living area and a stunning open concept kitchen with a huge window and island. Finishes include wood floors in the living areas, stainless appliances, granite counter-tops and much more. This great floor plan is topped off with a fantastic rooftop deck with views of the downtown skyline! Unit C and D are available and have the same floor plan with different finishes. * Virtual matterport tour available, tour from the comfort of your own home. *

20. 2020-06-23
    listed $339,000 Active 702-char remark

    Show marketing remark (702 chars)

    Stunning 4 story town home in EaDo with a location convenient to Downtown, University of Houston, Medical Center, Metro Rail, etc! Urban life and design at its best. The property features 3 spacious bedrooms, 3 full & 1 half bath, wide open living area and a stunning open concept kitchen with a huge window and island. Finishes include wood floors in the living areas, stainless appliances, granite counter-tops and much more. This great floor plan is topped off with a fantastic rooftop deck with views of the downtown skyline! Unit C and D are available and have the same floor plan with different finishes. * Virtual matterport tour available, tour from the comfort of your own home. *

21. 2019-11-17
    historical
22. 2019-08-10
    price $364,000
23. 2019-01-20
    listed $385,000 Active
24. 2018-09-12
    historical
25. 2018-03-27
    status Active
26. 2018-03-11
    status Pending
27. 2018-02-14
    price $388,150
28. 2017-09-22
    listed $359,900 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: $9,581 · $798/mo
• Projected year-2 tax: $9,581 · $798/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 · 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: $35,202
• − Mortgage interest: −$22,126
• − Property taxes: −$9,581
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,816
• − Management: −$2,816
• − HOA: −$600
• − Depreciation: −$11,491
• Taxable loss: −$16,203
• Est. tax savings @ 24.0%: +$3,889
• After-tax cash flow: $-5,315/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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

+9.8% since first listed

15 events — show timeline

• 2026-05-13 Listing Removed — HARMLS
• 2026-03-31 Price Changed $395,000 HARMLS
• 2026-03-13 Listed $400,000 HARMLS
• 2020-09-30 Sold (MLS) — HARMLS
• 2020-07-26 Pending — HARMLS
• 2020-07-15 Pending — HARMLS
• 2020-06-23 Listed $339,000 HARMLS
• 2019-11-17 Listing Removed — HARMLS
• 2019-08-10 Price Changed $364,000 HARMLS
• 2019-01-20 Listed $385,000 HARMLS
• 2018-09-12 Listing Removed — HARMLS
• 2018-03-27 Relisted — HARMLS
• 2018-03-11 Pending — HARMLS
• 2018-02-14 Price Changed $388,150 HARMLS
• 2017-09-22 Listed $359,900 HARMLS

Property tax history

+2.4%/yr

Latest (2025): $9,581 · +6.9% YoY. Source: county tax records.