3230 Bremond St · Houston, TX 77004

$319,999

2 bd · 1.0 ba · 792 sqft · MultiFamily public records · 164 Days on market

Built 1928 5,000 sqft lot $404/sqft · 25% above area Est $289k · 11% over

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.4/10.0
• Livability +3.7/5.0
• ARV discount +2.7/15.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Fantastic income producing triplex in University area with long term tenants. Main house features 2 bedrooms, living area, kitchen and 1 bath. The apartments located at the back are 2 beds and 1 bathroom. 5,000 sq/ft lot. All new underground plumbing in 2025. Quick access to the light rail, Texas Southern University and University of Houston.

Key facts

• Long term tenants
• 5,000 sq ft lot
• Built 1928

Tags

• INCOME PRODUCING TRIPLEX
• LONG TERM TENANTS
• NEW UNDERGROUND PLUMBING
• QUICK ACCESS TO LIGHT RAIL

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive. Per door: $285/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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 (-0.3%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,975/mo this rent would consume 67% of the median local household income ($71k/yr) (locally 3072% of renters already pay >50% of income on rent) — 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 $2k of loan paydown is wiped out by about $10k 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 164 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 16 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 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $281,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.24% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (median comp): $288,898
• List price: $319,999
• Delta: 10.77%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3417 Bremond St	0.19mi	2/1.0	720 (-9%)	8mo	$319,999	$444	69

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-8,882
• Equity at exit: $47,713

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $17,870
• Equity at exit: $27,668

Cash invested: $89,600 (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 77004

• Rents YoY: -0.3%
• Active inventory: 581
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $3,975 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$473 /mo · $5,674/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$835
• Net cashflow: $856

Break-even live

Break-even rent $2,892

Max offer price $319,999

Occupancy floor 73%

Sensitivity live

Price	-10% $1,037	-5% $947	+0% $856	+5% $765	+10% $675
Rent	-10% $542	-5% $699	+0% $856	+5% $1,013	+10% $1,170
Rate	-1.0pp $1,017	-0.5pp $937	base $856	+0.5pp $773	+1.0pp $689

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,975
Total (3 units)			$3,975

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1887 Ennis St Houston, TX	1.0	1.0	652	$1,089	$1.67	25d	2	0.34mi
2675 Gray St Houston, TX	1.0–2.0	1.0–2.0	838	$1,057	$1.26	44d	6	0.36mi
3448 Coyle St Unit 421 Houston, TX	2.0	2.0	1024	$944	$0.92	8d	1	0.39mi
3448 Coyle St Unit 3469 Houston, TX	1.0	1.0	713	$912	$1.28	0d	1	0.39mi
3448 Coyle St Unit 321 Houston, TX	1.0	1.0	713	$877	$1.23	8d	1	0.39mi
3448 Coyle St Unit 2174 Houston, TX	2.0	2.0	1024	$974	$0.95	0d	1	0.39mi
3448 Coyle St Unit 2162 Houston, TX	2.0	2.0	1024	$944	$0.92	5d	1	0.39mi
3448 Coyle St Unit 3469 Houston, TX	1.0	1.0	713	$912	$1.28	15d	1	0.39mi
3448 Coyle St Unit 1162 Houston, TX	1.0	1.0	713	$877	$1.23	6d	1	0.39mi
3448 Coyle St Unit 3499 Houston, TX	1.0	1.0	713	$907	$1.27	44d	1	0.39mi
3448 Coyle St Houston, TX	1.0	1.0	713	$866	$1.21	13d	1	0.41mi
3122 Leeland St Houston, TX	1.0	1.0	617	$960	$1.56	44d	1	0.46mi
3339 Simmons St Houston, TX	2.0	1.0	697	$1,000	$1.43	44d	1	0.47mi
3122 Lucinda St Houston, TX	2.0	1.0	591	$855	$1.45	22d	1	0.50mi
3122 Lucinda St Houston, TX	2.0	1.0	591	$855	$1.45	44d	1	0.50mi
3315 Reeves St Unit 3 Houston, TX	2.0	1.0	657	$800	$1.22	6d	1	0.51mi
3270 Reeves St Unit 3274 Houston, TX	2.0	1.0	1044	$875	$0.84	25d	1	0.53mi
2411 Bastrop St Unit 2 Houston, TX	2.0	1.0	650	$900	$1.38	22d	1	0.56mi
2407 Bastrop St Unit 1 R M Houston, TX	2.0	1.0	650	$1,000	$1.54	44d	1	0.56mi
3721 Tuam St Houston, TX	2.0	1.0	750	$900	$1.20	44d	1	0.57mi
3719 Elgin St Houston, TX	1.0–5.0	1.0–5.0	1241	$1,112	$0.90	25d	14	0.60mi
2202 Hutchins St Houston, TX	2.0	2.0	887	$1,500	$1.69	44d	1	0.67mi
3210 Winbern St Unit B Houston, TX	2.0	1.0	1000	$1,095	$1.09	21d	1	0.68mi
1309 Ennis St Houston, TX	1.0	1.0	764	$986	$1.29	44d	1	0.69mi
2425 Bell St Houston, TX	2.0	1.0–2.0	860	$2,806	$3.26	0d	72	0.76mi
1907 Cullen Blvd Houston, TX	2.0	2.0	950	$1,509	$1.59	21d	1	0.77mi
1907 Cullen Blvd Houston, TX	2.0	2.0	950	$1,509	$1.59	18d	1	0.77mi
1907 Cullen Blvd Houston, TX	1.0	1.0	620	$1,449	$2.34	44d	1	0.77mi
1907 Cullen Blvd Houston, TX	1.0	1.0	620	$1,449	$2.34	17d	1	0.77mi
3019 Truxillo St Houston, TX	2.0	1.0	700	$900	$1.29	44d	1	0.77mi
2402 Berry St Unit 7 Houston, TX	1.0	1.0	700	$1,850	$2.64	44d	1	0.81mi
2340 Polk St Unit EEL1 Houston, TX	2.0	2.0	1053	$1,775	$1.69	44d	1	0.87mi
2301 Chenevert St Houston, TX	2.0	2.0	1029	$1,900	$1.85	25d	1	0.90mi
2301 Chenevert St Houston, TX	1.0	1.0	799	$1,680	$2.10	44d	1	0.90mi
1800 Saint Joseph Pkwy Unit 1815 Houston, TX	1.0	1.0	783	$1,415	$1.81	11d	1	0.91mi
1800 Saint Joseph Pkwy Houston, TX	2.0	2.0	1029	$1,900	$1.85	44d	1	0.91mi
1800 Saint Joseph Pkwy Unit 1837 Houston, TX	2.0	2.0	1117	$1,769	$1.58	11d	1	0.91mi
1800 Saint Joseph Pkwy Unit 1815 Houston, TX	1.0	1.0	760	$1,519	$2.00	15d	1	0.91mi
1800 St Joseph Pkwy Houston, TX	1.0–2.0	1.0–2.0	950	$1,900	$2.00	8d	3	0.91mi
2216 Chenevert St Houston, TX	1.0–2.0	1.5–2.5	1380	$2,800	$2.03	25d	3	0.92mi

Listing history 50 events

1. 2026-06-18
   days on market $319,999 Active 164 DOM
2. 2026-06-17
   days on market $319,999 Active 163 DOM
3. 2026-06-16
   days on market $319,999 Active 162 DOM
4. 2026-06-15
   days on market $319,999 Active 161 DOM
5. 2026-06-13
   days on market $319,999 Active 159 DOM
6. 2026-06-10
   days on market $319,999 Active 155 DOM
7. 2026-06-08
   days on market $319,999 Active 154 DOM
8. 2026-06-07
   days on market $319,999 Active 153 DOM
9. 2026-06-04
   days on market $319,999 Active 150 DOM
10. 2026-06-01
    days on market $319,999 Active 147 DOM
11. 2026-05-31
    days on market $319,999 Active 146 DOM
12. 2026-01-05
    historical

    Show marketing remark (346 chars)

    Fantastic income producing triplex in University area with long term tenants. Main house features 2 bedrooms, living area, kitchen and 1 bath. The apartments located at the back are 2 beds and 1 bathroom. 5,000 sq/ft lot. All new underground plumbing in 2025. Quick access to the light rail, Texas Southern University and University of Houston.

13. 2026-01-05
    listed $319,999 Active 346-char remark

    Show marketing remark (346 chars)

    Fantastic income producing triplex in University area with long term tenants. Main house features 2 bedrooms, living area, kitchen and 1 bath. The apartments located at the back are 2 beds and 1 bathroom. 5,000 sq/ft lot. All new underground plumbing in 2025. Quick access to the light rail, Texas Southern University and University of Houston.

14. 2025-11-19
    listed $319,999 Active
15. 2025-11-19
    historical
16. 2025-09-25
    status Active
17. 2025-09-09
    status Pending
18. 2025-03-18
    listed $319,999 Active
19. 2025-03-18
    historical
20. 2024-12-31
    listed $319,999 Active
21. 2024-12-31
    historical
22. 2024-12-15
    price $319,999
23. 2024-10-21
    listed $350,000 Active
24. 2024-10-21
    historical
25. 2024-08-12
    listed $375,000 Active
26. 2024-08-12
    historical
27. 2024-04-01
    listed $380,000 Active
28. 2024-04-01
    historical
29. 2024-02-14
    listed $380,000 Active
30. 2024-02-14
    historical
31. 2024-01-14
    listed $380,000 Active
32. 2018-12-14
    soldstatus
33. 2018-12-13
    soldstatus Sold
34. 2018-11-13
    status Pending
35. 2018-11-05
    status Option Pending
36. 2018-10-18
    listed $195,000 Active
37. 2017-03-22
    soldstatus
38. 2017-03-16
    soldstatus Sold
39. 2017-02-26
    status Pending
40. 2017-02-17
    status Option Pending
41. 2016-10-12
    listed $150,000 Active
42. 2006-09-30
    historical
43. 2006-03-16
    listed $120,000
44. 2006-02-28
    historical
45. 2005-08-09
    listed $120,000
46. 2005-07-18
    historical
47. 2004-11-30
    listed $120,000
48. 2004-09-15
    historical
49. 2004-01-14
    listed $120,000
50. 1991-04-04
    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: $5,674 · $473/mo
• Projected year-2 tax: $5,856 · $488/mo
• Expected delta: +$182/yr (+$15/mo · 3.2%)

ⓘ 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) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $47,700
• − Mortgage interest: −$17,925
• − Property taxes: −$5,674
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,816
• − Management: −$3,816
• − Depreciation: −$9,309
• Taxable income: $5,560
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $8,937/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): 35,997
• Household income: $71,199
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 3072.0

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 0.68)
• Race & ethnicity: Black 48% White 27% Hispanic / Latino 13% Two or more races 11% Asian 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 10% Chinese 2% Other Indo-European 2%

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: ▼ -139.34%
• Current HPI: 199.6066
• Rent YoY: ▼ -0.32%
• 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

+166.7% since first listed

39 events — show timeline

• 2026-01-05 Listed $319,999 HARMLS
• 2026-01-05 Listing Removed — HARMLS
• 2025-11-19 Listing Removed — HARMLS
• 2025-11-19 Listed $319,999 HARMLS
• 2025-09-25 Relisted — HARMLS
• 2025-09-09 Pending — HARMLS
• 2025-03-18 Listing Removed — HARMLS
• 2025-03-18 Listed $319,999 HARMLS
• 2024-12-31 Listing Removed — HARMLS
• 2024-12-31 Listed $319,999 HARMLS
• 2024-12-15 Price Changed $319,999 HARMLS
• 2024-10-21 Listing Removed — HARMLS
• 2024-10-21 Listed $350,000 HARMLS
• 2024-08-12 Listing Removed — HARMLS
• 2024-08-12 Listed $375,000 HARMLS
• 2024-04-01 Listing Removed — HARMLS
• 2024-04-01 Listed $380,000 HARMLS
• 2024-02-14 Listing Removed — HARMLS
• 2024-02-14 Listed $380,000 HARMLS
• 2024-01-14 Listed $380,000 HARMLS
• 2018-12-14 Sold (Public Records) — Public Records
• 2018-12-13 Sold (MLS) — HARMLS
• 2018-11-13 Pending — HARMLS
• 2018-11-05 Pending — HARMLS
• 2018-10-18 Listed $195,000 HARMLS
• 2017-03-22 Sold (Public Records) — Public Records
• 2017-03-16 Sold (MLS) — HARMLS
• 2017-02-26 Pending — HARMLS
• 2017-02-17 Pending — HARMLS
• 2016-10-12 Listed $150,000 HARMLS
• 2006-09-30 Listing Removed — HARMLS
• 2006-03-16 Listed $120,000 HARMLS
• 2006-02-28 Listing Removed — HARMLS
• 2005-08-09 Listed $120,000 HARMLS
• 2005-07-18 Listing Removed — HARMLS
• 2004-11-30 Listed $120,000 HARMLS
• 2004-09-15 Listing Removed — HARMLS
• 2004-01-14 Listed $120,000 HARMLS
• 1991-04-04 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $5,674 · +20.1% YoY. Source: county tax records.