3325 Mccrarey Dr · Houston, TX 77088

$165,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 13 Days on market

Built 1953 5,501 sqft lot $156/sqft · at area comps Est $171k · at est.

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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).

• Cash flow +12.6/30.0
• ARV discount +9.1/15.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

NEVER FLOODED - Fresh interior paint (2025) - Roof replaced (2021) - Updated PEX plumbing - Updated recessed lighting throughout the home - Open concept floorplan - VERY well maintained - Oversized backyard - SUPER private lot location - Private single-wide driveway - Fully remodeled interior ( Floors, kitchen, bathroom) - Granite countertops (Kitchen) - Abundant amount of natural light

Key facts

• Private lot location
• Granite countertops
• Oversized backyard

Tags

• OVERSIZED BACKYARD
• PRIVATE LOT LOCATION
• PRIVATE SINGLE-WIDE DRIVEWAY
• FULLY REMODELED INTERIOR
• GRANITE COUNTERTOPS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached carport; Driveway; Has carport (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces south; Full ownership; Slab foundation
• Construction: Cement siding; Composition roof; Built in 1953
• Exterior features: Deck; Fence (back yard); Paved driveway; Porch; Patio; Private yard; Subdivision

Interior

• Kitchen: Convection oven; Dishwasher; Gas cooktop; Garbage disposal; Gas range; Microwave; Oven
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air (electric); Has heating; Has cooling
• Interior features: Entrance foyer; Granite counters; Kitchen/family room combo; Pantry; Tub with shower; Window treatments; Ceiling fans; Living/dining room; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-20 ($-238/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (9.2% below list).
• Recommended offer: $150k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: crime F.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nitsch El (math 46% / reading 33%, grade F, #1,545 of 4,322 statewide, top 38%, 663 students, 86% FRL); Klein Int (math 22% / reading 30%, grade F, #1,222 of 1,662 statewide, top 74%, 1,062 students, 86% FRL); Klein H S (math 58% / reading 67%, grade B-, #234 of 1,632 statewide, top 14%, 3,352 students, 45% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 471 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($54k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 7y 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 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $149,754 (9.2% 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. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

• ARV (median comp): $171,110
• List price: $165,000
• Delta: -0.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3214 Stallings Dr	0.16mi	3/2.0	1,096 (+4%)	2mo	$195,000	$178	81
3305 Stallings Dr	0.16mi	3/1.0	1,144 (+8%)	3mo	$169,000	$148	76
10010 Gloyna St	0.25mi	3/2.0	1,050 (-1%)	9mo	$182,000	$173	76
3201 Proswimmer St	0.16mi	3/1.0	937 (-11%)	2mo	$171,000	$182	72
3225 Stallings Dr	0.16mi	3/1.0	1,096 (+4%)	22mo	$190,000	$173	68
3310 Cliffmarshall St	0.05mi	4/2.0 (+1)	960 (-9%)	9mo	$172,999	$180	66
10009 Lonallen St	0.31mi	2/1.5 (-1)	1,184 (+12%)	4mo	$165,000	$139	56
2906 Mccrarey Dr	0.31mi	3/1.0	1,152 (+9%)	20mo	$192,000	$167	54
9906 Gloyna St	0.31mi	3/2.0	1,156 (+10%)	21mo	$169,997	$147	48
8718 Roaring Point Dr	0.51mi	2/2.0 (-1)	1,160 (+10%)	13mo	$150,000	$129	40

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-32,327
• Equity at exit: $24,602

10-year hold

• IRR: -23.4%
• Equity multiple: -0.01×
• Total profit: $-46,487
• Equity at exit: $14,266

Cash invested: $46,200 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 471
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$865
• Tax from tax record: −$269 /mo · $3,226/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-20

Break-even live

Break-even rent $1,523

Max offer price $161,500

Occupancy floor 96%

Sensitivity live

Price	-10% $74	-5% $27	+0% $-20	+5% $-67	+10% $-113
Rent	-10% $-138	-5% $-79	+0% $-20	+5% $39	+10% $98
Rate	-1.0pp $63	-0.5pp $22	base $-20	+0.5pp $-63	+1.0pp $-106

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 W Gulf Bank Rd Houston, TX	1.0–2.0	1.0–2.0	762	$1,250	$1.64	45d	1	0.34mi
5300 W Gulf Bank Rd Houston, TX	1.0–2.0	1.0–2.0	762	$1,250	$1.64	24d	1	0.34mi
2850 W Gulf Bank Rd Houston, TX	1.0–4.0	1.0–2.0	1055	$1,413	$1.34	1d	109	0.38mi
5306 W Gulf Bank Rd Unit 1204 Houston, TX	2.0	2.0	945	$965	$1.02	26d	1	0.42mi
2722 Stallings Dr Houston, TX	3.0	2.0	1298	$1,599	$1.23	0d	1	0.45mi
11111 W Montgomery Rd Unit 2047 Houston, TX	2.0	2.0	964	$981	$1.02	5d	1	0.51mi
11111 W Montgomery Rd Unit 2174 Houston, TX	2.0	2.0	964	$992	$1.03	13d	1	0.54mi
11111 W Montgomery Rd Unit 2162 Houston, TX	2.0	2.0	964	$957	$0.99	9d	1	0.54mi
11111 W Montgomery Rd Unit 2174 Houston, TX	2.0	2.0	964	$941	$0.98	0d	1	0.54mi
11111 W Montgomery Rd Unit 2292 Houston, TX	2.0	2.0	964	$931	$0.97	45d	1	0.54mi
2320 Wavell St Unit B Houston, TX	3.0	2.5	1150	$1,683	$1.46	45d	1	0.82mi
2320 Wavell St Unit A Houston, TX	3.0	2.5	1150	$1,900	$1.65	45d	1	0.82mi
2407 Ferguson Way Houston, TX	3.0	2.5	1195	$1,650	$1.38	45d	1	1.01mi
8101 Venus St Unit A Houston, TX	3.0	2.0	1375	$1,699	$1.24	26d	1	1.05mi
8101 Venus St Unit B Houston, TX	3.0	2.0	1375	$1,595	$1.16	26d	1	1.05mi
13 Regency Ln Houston, TX	2.0	2.0	1354	$1,650	$1.22	45d	1	1.10mi
7903 Moon Beam St Houston, TX	3.0	2.5	1217	$1,700	$1.40	18d	1	1.27mi
7800 Bayou Forest Dr Houston, TX	2.0	1.5	1105	$1,350	$1.22	45d	4	1.39mi
7200 T C Jester Blvd Houston, TX	1.0–3.0	1.0–2.0	970	$1,550	$1.60	24d	9	1.44mi
7200 T C Jester Blvd Houston, TX	1.0–3.0	1.0–2.0	978	$1,550	$1.58	0d	9	1.44mi
7200 T C Jester Blvd Houston, TX	1.0–3.0	1.0–2.0	1102	$1,550	$1.41	4d	8	1.44mi
12011 Madison Oak St Houston, TX	3.0	2.0	1442	$1,800	$1.25	9d	1	1.46mi

Listing history 24 events

1. 2026-05-31
   days on market $165,000 Pending 13 DOM
2. 2026-05-18
   listed $165,000 Active 393-char remark
3. 2026-05-18
   historical
4. 2026-03-11
   listed $170,000 Active
5. 2025-03-21
   historical $1,450
6. 2025-03-15
   listed $1,450
7. 2025-02-19
   status Pending
8. 2025-02-13
   status Option Pending
9. 2025-02-12
   historical
10. 2025-01-31
    listed $170,000 Active
11. 2025-01-24
    historical
12. 2025-01-01
    price $170,000
13. 2025-01-01
    status Active
14. 2024-12-31
    historical
15. 2024-11-03
    historical $1,450
16. 2024-10-20
    listed $1,450
17. 2024-10-20
    listed $175,000 Active
18. 2019-10-04
    soldstatus
19. 2019-09-30
    soldstatus Sold
20. 2019-09-10
    status Pending
21. 2019-09-04
    status Option Pending
22. 2019-08-26
    price $119,999
23. 2019-07-31
    listed $125,900 Active
24. 1988-06-08
    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: $3,226 · $269/mo
• Projected year-2 tax: $3,226 · $269/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 3/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,970
• − Mortgage interest: −$9,243
• − Property taxes: −$3,226
• − Insurance: −$825
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,800
• Taxable loss: −$2,998
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $482/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

+31.1% since first listed

25 events — show timeline

• 2026-06-01 Pending — HARMLS
• 2026-05-23 Pending — HARMLS
• 2026-05-18 Listing Removed — HARMLS
• 2026-05-18 Listed $165,000 HARMLS
• 2026-03-11 Listed $170,000 HARMLS
• 2025-03-21 Rental Removed $1,450 HARMLS
• 2025-03-15 Listed for Rent $1,450 HARMLS
• 2025-02-19 Pending — HARMLS
• 2025-02-13 Pending — HARMLS
• 2025-02-12 Listing Removed — HARMLS
• 2025-01-31 Listed $170,000 HARMLS
• 2025-01-24 Listing Removed — HARMLS
• 2025-01-01 Price Changed $170,000 HARMLS
• 2025-01-01 Relisted — HARMLS
• 2024-12-31 Listing Removed — HARMLS
• 2024-11-03 Rental Removed $1,450 HARMLS
• 2024-10-20 Listed for Rent $1,450 HARMLS
• 2024-10-20 Listed $175,000 HARMLS
• 2019-10-04 Sold (Public Records) — Public Records
• 2019-09-30 Sold (MLS) — HARMLS
• 2019-09-10 Pending — HARMLS
• 2019-09-04 Pending — HARMLS
• 2019-08-26 Price Changed $119,999 HARMLS
• 2019-07-31 Listed $125,900 HARMLS
• 1988-06-08 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,226 · +10.9% YoY. Source: county tax records.