2211 Roy St Unit B · Houston, TX 77007

$399,900

3 bd · 3.0 ba · 2,254 sqft · SingleFamily public records · 95 Days on market

Built 2004 2,252 sqft lot $177/sqft · 28% below area Est $559k · 28% under

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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 +15.0/15.0
• Cash flow +13.7/30.0
• 1% rule +4.6/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please note, the pictures were taken before long term tenants lived in the home and did not take great care of the home. In need of remodeling and tender loving care. Bring your creative touches! Priced given the condition the home is in, seller's selling the home AS/IS. This two story patio home is conveniently located to Shephard & I-10. Brick exterior-no pesky stucco to worry about. Open concept floor plan-ideal for entertaining. Large kitchen w/ granite counter tops, breakfast bar and an abundance of counter and cabinet space as well as a large pantry. Kitchen opens to large dining and living rooms with high ceilings. Plenty of windows bring in so much natural lighting. Huge primary closet & nice sized primary bath. 2 car attached garage, large laundry room w/ sink. 23' x 13' gated front yard space. Ideal central location, just minutes from Memorial Park, Downtown, Galleria & Heights Hike & Bike Trail. Bring your creative ideas to transform this space into your own beautiful home.

Key facts

• Brick exterior
• Two story patio home
• Large kitchen

Tags

• TWO STORY PATIO HOME
• BRICK EXTERIOR
• OPEN CONCEPT FLOOR PLAN
• LARGE KITCHEN
• BREAKFAST BAR
• ABUNDANCE OF COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $27 ($324/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $385k (3.8% below list).
• Recommended offer: $364k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• 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: Love El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 348 students, 73% FRL); Hogg Middle (math 44% / reading 48%, grade D+, #462 of 1,662 statewide, top 28%, 1,120 students, 52% FRL); Waltrip H S (math 15% / reading 32%, grade F, #1,342 of 1,632 statewide, top 82%, 1,597 students, 74% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents soft (-0.8%/yr); 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($145k/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 $3k of loan paydown is wiped out by about $12k 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 95 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $40k (9%) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 8.7

CMA / ARV

• ARV (median comp): $558,575
• List price: $399,900
• Delta: -28.41%
• 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
5310 Larkin St Unit B	0.21mi	3/3.5	2,354 (+4%)	1mo	$399,000	$169	80
5410A Nolda St	0.41mi	3/3.5	2,346 (+4%)	1mo	$669,900	$286	71
5336 Petty St Unit C	0.30mi	3/3.5	2,467 (+9%)	1mo	$449,000	$182	68
4409 Schuler St Unit A	0.66mi	3/2.5	2,232 (-1%)	0mo	$499,000	$224	66
4224 Schuler St	0.70mi	3/3.5	2,213 (-2%)	0mo	$490,000	$221	62
1506 Birdsall St	0.55mi	3/3.5	2,124 (-6%)	1mo	$425,000	$200	62
621 Rutland St Unit D	0.72mi	3/3.5	2,226 (-1%)	1mo	$629,900	$283	62
733 Ashland St Unit C	0.65mi	3/2.5	2,370 (+5%)	0mo	$1,100,000	$464	59
5218A Rose St	0.72mi	3/3.5	2,380 (+6%)	0mo	$600,000	$252	55
5540 Nolda St	0.53mi	3/2.5	2,000 (-11%)	1mo	$400,000	$200	54
931 Alexander St	0.63mi	2/3.5 (-1)	2,102 (-7%)	1mo	$879,000	$418	52
802 Detering St	0.75mi	3/3.0	2,567 (+14%)	1mo	$645,000	$251	41

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-74,150
• Equity at exit: $59,626

10-year hold

• IRR: -21.3%
• Equity multiple: 0.06×
• Total profit: $-105,083
• Equity at exit: $34,576

Cash invested: $111,972 (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 77007

• Rents YoY: -0.8%
• Active inventory: 651
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,848 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$749 /mo · $8,994/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $27

Break-even live

Break-even rent $3,814

Max offer price $399,900

Occupancy floor 94%

Sensitivity live

Price	-10% $253	-5% $140	+0% $27	+5% $-86	+10% $-199
Rent	-10% $-277	-5% $-125	+0% $27	+5% $179	+10% $331
Rate	-1.0pp $228	-0.5pp $129	base $27	+0.5pp $-77	+1.0pp $-182

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5108 Larkin St Houston, TX	3.0	3.5	2108	$2,850	$1.35	46d	1	0.04mi
5235 Petty St Unit B Houston, TX	3.0	2.5	2532	$3,000	$1.18	46d	1	0.15mi
5336 Darling St Unit 1225767P Houston, TX	3.0	3.0	2292	$5,997	$2.62	1d	1	0.26mi
4917 Nolda St Houston, TX	3.0	3.5	1764	$5,000	$2.83	26d	1	0.29mi
543 T C Jester Blvd Unit 1225766P Houston, TX	3.0	3.5	2389	$5,557	$2.33	1d	1	0.36mi
5427 Kansas St Houston, TX	3.0	4.0	2156	$2,700	$1.25	46d	1	0.40mi
2210 Radcliffe St Houston, TX	3.0	3.5	2066	$2,716	$1.31	10d	1	0.42mi
2103 Radcliffe St Unit 1225772P Houston, TX	3.0	2.0	1797	$4,729	$2.63	10d	1	0.45mi
5418 Inker St Houston, TX	3.0	2.5	2357	$2,766	$1.17	0d	1	0.46mi
4510 Inker St Houston, TX	4.0	4.0	2293	$4,500	$1.96	46d	1	0.48mi
5530 Kiam St Houston, TX	4.0	2.5	2688	$9,750	$3.63	46d	1	0.53mi
5530 Kiam St Unit 1019540P Houston, TX	4.0	2.5	2680	$15,799	$5.90	46d	1	0.53mi
4508 Maxie St Unit B Houston, TX	3.0	1.0	1700	$3,003	$1.77	17d	1	0.54mi
4311 Marina St Houston, TX	3.0	4.0	2328	$3,599	$1.55	46d	1	0.57mi
5305 Nett St Unit A Houston, TX	3.0	3.5	2104	$2,950	$1.40	26d	1	0.60mi
5620 Petty St Houston, TX	4.0	3.5	2891	$8,750	$3.03	46d	1	0.61mi
5620 Petty St Unit 1019538P Houston, TX	4.0	3.5	2884	$16,259	$5.64	24d	1	0.61mi
5610 Schuler St Houston, TX	3.0	3.5	2614	$3,111	$1.19	7d	1	0.62mi
4608 Nett St Houston, TX	3.0	4.0	2261	$3,750	$1.66	46d	1	0.63mi
5237 Center St Houston, TX	3.0	3.0	2284	$2,995	$1.31	46d	1	0.63mi
5811 Maxie St Houston, TX	3.0	3.5	2226	$3,000	$1.35	46d	1	0.63mi
4444 Center St Houston, TX	3.0	3.0	2121	$3,200	$1.51	46d	1	0.72mi
5732 Darling St Unit 1056419P Houston, TX	3.0	3.5	2400	$7,771	$3.24	46d	1	0.78mi
1221 Bonner St Houston, TX	3.0	3.5	2252	$3,200	$1.42	46d	1	0.80mi
920 Westcott St Houston, TX	1.0–2.0	1.0–2.0	1175	$3,306	$2.81	1d	28	0.84mi
915 Thompson St Unit 915 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	0.86mi
917 Thompson St Unit 917 Houston, TX	4.0	3.5	3200	$8,000	$2.50	26d	1	0.86mi
913 Thompson St #913 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	0.87mi
911 Thompson St #911 Houston, TX	4.0	3.5	3200	$8,500	$2.66	26d	1	0.87mi
929 Westcott St Houston, TX	1.0–3.0	1.0–3.0	1375	$9,263	$6.74	1d	21	0.92mi
1306 Dian St Houston, TX	4.0	2.5	2151	$3,250	$1.51	1d	1	1.00mi
1332 Dorothy St Houston, TX	3.0	3.5	2980	$6,500	$2.18	24d	1	1.09mi
1723 W 14th St Unit B Houston, TX	3.0	3.5	2373	$3,400	$1.43	23d	1	1.12mi
4307 Feagan St Unit A Houston, TX	3.0	4.0	2412	$3,590	$1.49	1d	1	1.12mi
3001 W 11th St Houston, TX	3.0	1.0–2.0	1031	$4,533	$4.40	0d	50	1.25mi
5201 Memorial Dr Houston, TX	1.0–2.0	1.0–2.5	1071	$3,361	$3.14	0d	16	1.26mi
225 S Heights Blvd Houston, TX	3.0	1.0–2.0	1186	$3,085	$2.60	4d	18	1.36mi
639 W 16th St Houston, TX	3.0	4.0	2010	$3,200	$1.59	46d	1	1.39mi
1126 W 16th St Houston, TX	3.0	4.0	2494	$4,295	$1.72	46d	1	1.40mi
707 Marston St Unit 510 Houston, TX	3.0	2.0	2310	$12,525	$5.42	0d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $399,900 Active 95 DOM
2. 2026-06-18
   days on market $399,900 Active 92 DOM
3. 2026-06-17
   days on market $399,900 Active 91 DOM
4. 2026-06-16
   days on market $399,900 Active 90 DOM
5. 2026-06-15
   pricedays on market $399,900 Active 89 DOM
6. 2026-06-13
   days on market $415,000 Active 87 DOM
7. 2026-06-10
   days on market $415,000 Active 83 DOM
8. 2026-06-08
   days on market $415,000 Active 82 DOM
9. 2026-06-07
   days on market $415,000 Active 81 DOM
10. 2026-06-04
    days on market $415,000 Active 78 DOM
11. 2026-06-01
    days on market $415,000 Active 75 DOM
12. 2026-05-31
    days on market $415,000 Active 74 DOM
13. 2026-04-28
    price $415,000 1015-char remark

    Show marketing remark (1015 chars)

    Please note, the pictures were taken before long term tenants lived in the home and did not take great care of the home. In need of remodeling and tender loving care. Bring your creative touches! Priced given the condition the home is in, seller's selling the home AS/IS. This two story patio home is conveniently located to Shephard & I-10. Brick exterior-no pesky stucco to worry about. Open concept floor plan-ideal for entertaining. Large kitchen w/ granite counter tops, breakfast bar and an abundance of counter and cabinet space as well as a large pantry. Kitchen opens to large dining and living rooms with high ceilings. Plenty of windows bring in so much natural lighting. Huge primary closet & nice sized primary bath. 2 car attached garage, large laundry room w/ sink. 23' x 13' gated front yard space. Ideal central location, just minutes from Memorial Park, Downtown, Galleria & Heights Hike & Bike Trail. Bring your creative ideas to transform this space into your own beautiful home.

14. 2026-03-18
    listed $439,900 Active 1015-char remark

    Show marketing remark (1015 chars)

    Please note, the pictures were taken before long term tenants lived in the home and did not take great care of the home. In need of remodeling and tender loving care. Bring your creative touches! Priced given the condition the home is in, seller's selling the home AS/IS. This two story patio home is conveniently located to Shephard & I-10. Brick exterior-no pesky stucco to worry about. Open concept floor plan-ideal for entertaining. Large kitchen w/ granite counter tops, breakfast bar and an abundance of counter and cabinet space as well as a large pantry. Kitchen opens to large dining and living rooms with high ceilings. Plenty of windows bring in so much natural lighting. Huge primary closet & nice sized primary bath. 2 car attached garage, large laundry room w/ sink. 23' x 13' gated front yard space. Ideal central location, just minutes from Memorial Park, Downtown, Galleria & Heights Hike & Bike Trail. Bring your creative ideas to transform this space into your own beautiful home.

15. 2021-01-04
    historical
16. 2020-12-14
    listed $374,900 Active
17. 2013-07-22
    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: $8,994 · $749/mo
• Projected year-2 tax: $8,994 · $749/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,180
• − Mortgage interest: −$22,401
• − Property taxes: −$8,994
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,694
• − Management: −$3,694
• − Depreciation: −$11,633
• Taxable loss: −$6,236
• Est. tax savings @ 24.0%: +$1,497
• After-tax cash flow: $1,820/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): 47,808
• Household income: $144,911
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1812.0

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 0.63)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 13% Asian 11% Black 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 12% Other Indo-European 4% Chinese 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: ▼ -219.42%
• Current HPI: 159.8157
• Rent YoY: ▼ -0.83%
• 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

+10.7% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $415,000 HARMLS
• 2026-03-18 Listed $439,900 HARMLS
• 2021-01-04 Listing Removed — HARMLS
• 2020-12-14 Listed $374,900 HARMLS
• 2013-07-22 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $8,994 · +4.4% YoY. Source: county tax records.