2805 Tierwester St · Houston, TX 77004

$385,000

4 bd · 3.5 ba · 3,787 sqft · SingleFamily public records · 38 Days on market

Built 2025 1,650 sqft lot

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.5/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location!!! Two (2) great properties on the cusp of EADO & Third Ward being sold as 1 lot. Giving you a total of over 3500 Sqft. Perfect for townhomes or patio homes. New construction development right across the street will drive up the value of whatever you build on the lots. 2805 Tierwester must be purchased together with 2807 Tierwester.

Key facts

• 1,650 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (builder: Roca); Slab foundation; Composition roof
• Construction: Brick and cement siding construction; Built in 2025
• Exterior features: Balcony; Deck; Rooftop; Located in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Wet bar; Kitchen island; Kitchen/family room combo; Primary bathroom with separate shower and soaking tub; Quartz countertops; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $385,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $503,195.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (22.2% below list).
• Recommended offer: $300k (22.2% below list) — sets the bar for 1% rule.

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: Blackshear El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 308 students, 99% FRL); Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 581 active listings in the ZIP; 5 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 $2,996/mo this rent would consume 51% 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 $3k of loan paydown is wiped out by about $15k 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 38 days — a 3% lower offer ($373k) 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: major flood risk; 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 $299,635 (22.2% 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 38 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.60% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.13%
• DSCR: 0.59
• GRM: 14.0

CMA / ARV

• ARV (median comp): $503,195
• List price: $385,000
• Delta: -23.49%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3810 Briley St	0.63mi	4/2.0	3,256 (-14%)	22mo	$280,800	$86	22

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: -35.8%
• Equity multiple: -0.13×
• Total profit: $-158,563
• Equity at exit: $75,028

10-year hold

• IRR: -71.2%
• Equity multiple: -0.84×
• Total profit: $-259,822
• Equity at exit: $43,507

Cash invested: $140,895 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,996 medium
• Mortgage (P&I): −$2,639
• Tax from tax record: −$590 /mo · $7,085/yr
• Insurance: −$210
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-1,072

Break-even live

Break-even rent $4,353

Max offer price $313,856

Occupancy floor —

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: $125,799
• Closing costs: $15,096
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2326 St Emanuel St Houston, TX	3.0	3.5	2642	$2,601	$0.98	7d	1	0.86mi
3010 Chenevert St Unit 1019638P Houston, TX	3.0	3.5	3196	$7,988	$2.50	7d	1	1.05mi
3010 Chenevert St Unit 3010 Houston, TX	3.0	3.5	3203	$8,000	$2.50	43d	1	1.05mi
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$12,783	$5.12	1d	2	1.10mi
4535 Polk St Houston, TX	5.0	4.0	3364	$10,000	$2.97	16d	1	1.37mi

Listing history 23 events

1. 2026-06-07
   days on market $385,000 Pending 38 DOM
2. 2026-06-04
   days on market $385,000 Pending 35 DOM
3. 2026-06-02
   status $385,000 Pending 32 DOM
4. 2026-06-01
   days on market $385,000 Active 32 DOM
5. 2026-05-31
   days on market $385,000 Active 31 DOM
6. 2026-04-30
   listed $400,000 Active 973-char remark
7. 2026-04-20
   historical
8. 2026-02-03
   price $420,000
9. 2026-01-26
   price $448,000
10. 2025-09-29
    price $484,000
11. 2025-09-17
    listed $520,000 Active
12. 2024-01-26
    soldstatus Sold

    Show marketing remark (369 chars)

    Location, Location, Location!!! Two (2) great properties on the cusp of EADO & Third Ward being sold as 1 lot. Giving you a total of over 3500 Sqft. Perfect for townhomes or patio homes. New construction development right across the street will drive up the value of whatever you build on the lots. 2805 Tierwester must be purchased together with 2807 Tierwester.

13. 2024-01-17
    status Pending

    Show marketing remark (369 chars)

    Location, Location, Location!!! Two (2) great properties on the cusp of EADO & Third Ward being sold as 1 lot. Giving you a total of over 3500 Sqft. Perfect for townhomes or patio homes. New construction development right across the street will drive up the value of whatever you build on the lots. 2805 Tierwester must be purchased together with 2807 Tierwester.

14. 2024-01-08
    status Option Pending

    Show marketing remark (369 chars)

    Location, Location, Location!!! Two (2) great properties on the cusp of EADO & Third Ward being sold as 1 lot. Giving you a total of over 3500 Sqft. Perfect for townhomes or patio homes. New construction development right across the street will drive up the value of whatever you build on the lots. 2805 Tierwester must be purchased together with 2807 Tierwester.

15. 2023-11-08
    listed $75,000 Active

    Show marketing remark (369 chars)

    Location, Location, Location!!! Two (2) great properties on the cusp of EADO & Third Ward being sold as 1 lot. Giving you a total of over 3500 Sqft. Perfect for townhomes or patio homes. New construction development right across the street will drive up the value of whatever you build on the lots. 2805 Tierwester must be purchased together with 2807 Tierwester.

16. 2018-10-22
    historical
17. 2018-08-07
    listed $55,000 Active
18. 2017-09-11
    soldstatus
19. 2017-09-07
    soldstatus Sold
20. 2017-08-21
    status Pending
21. 2017-08-15
    status Option Pending
22. 2017-08-04
    listed $35,000 Active
23. 1988-01-01
    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: $7,085 · $590/mo
• Projected year-2 tax: $7,085 · $590/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) · 68% 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: $35,956
• − Mortgage interest: −$28,187
• − Property taxes: −$7,085
• − Insurance: −$2,516
• − Repairs & maintenance: −$2,876
• − Management: −$2,876
• − Depreciation: −$14,638
• Taxable loss: −$22,223
• Est. tax savings @ 24.0%: +$5,334
• After-tax cash flow: $-7,528/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

+1000.0% since first listed

21 events — show timeline

• 2026-06-08 Pending — HARMLS
• 2026-06-01 Pending — HARMLS
• 2026-05-26 Price Changed $385,000 HARMLS
• 2026-04-30 Listed $400,000 HARMLS
• 2026-04-20 Listing Removed — HARMLS
• 2026-02-03 Price Changed $420,000 HARMLS
• 2026-01-26 Price Changed $448,000 HARMLS
• 2025-09-29 Price Changed $484,000 HARMLS
• 2025-09-17 Listed $520,000 HARMLS
• 2024-01-26 Sold (MLS) — HARMLS
• 2024-01-17 Pending — HARMLS
• 2024-01-08 Pending — HARMLS
• 2023-11-08 Listed $75,000 HARMLS
• 2018-10-22 Listing Removed — HARMLS
• 2018-08-07 Listed $55,000 HARMLS
• 2017-09-11 Sold (Public Records) — Public Records
• 2017-09-07 Sold (MLS) — HARMLS
• 2017-08-21 Pending — HARMLS
• 2017-08-15 Pending — HARMLS
• 2017-08-04 Listed $35,000 HARMLS
• 1988-01-01 Sold (Public Records) — Public Records

Property tax history

+19.5%/yr

Latest (2025): $7,085 · +526.3% YoY. Source: county tax records.