5221 Browncroft St · Houston, TX 77021

$110,000

3 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 16 Days on market

Built 1960 6,716 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Investor Special in Houston’s Historic Third Ward * Opportunity awaits with this 3-bedroom, 1-bath home situated on a quiet residential street in one of Houston’s most rapidly evolving communities. This property is being sold as-is and will either require significant renovation or a complete renovation, making it an ideal project for experienced investors, flippers, or builders seeking their next venture. Whether you’re planning a complete remodel or a full redevelopment, the potential is undeniable. Conveniently located near downtown Houston, major freeways, universities, dining, and entertainment, this property offers the location and upside that savvy investors s

Key facts

• Major freeways
• Dining
• Universities

Tags

• QUIET RESIDENTIAL STREET
• SIGNIFICANT RENOVATION
• COMPLETE REDEVELOPMENT
• MAJOR FREEWAYS
• UNIVERSITIES
• DINING

Property features AI

Finance

• Other: Lease not considered; Seller disclosure available

Exterior

• Parking: 1-car garage; No additional parking features listed
• Utilities: Public sewer
• Home design: Residential property; Faces east; Built in 1960; Entry on main level
• Construction: Composition roof; Foundation: pillar/post/pier and slab
• Exterior features: Asphalt road access; Lot includes other unspecified features

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 12 x 13); Bedroom on the first floor (approx. 11 x 11); Bedroom on the first floor (approx. 11 x 10)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Window air conditioning units
• Interior features: Laminate flooring; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• 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: Hartsfield El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 303 students, 98% 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 17% at this address vs 31% district-wide (-14 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 rising (+2.2%/yr); 467 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 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: property tax is 2.7% of price; flood insurance adds $66/mo.
• 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.48% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $231,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5259 Perry St	0.27mi	4/2.0 (+1)	1,400 (+2%)	7mo	$190,000	$136	70
5518 Nassau Rd	0.32mi	3/2.0	1,279 (-7%)	4mo	$145,000	$113	66
5126 Hull St	0.53mi	3/2.0	1,306 (-5%)	3mo	$220,000	$168	60
5111 Cosby St	0.34mi	3/2.0	1,225 (-11%)	4mo	$225,000	$184	58
6018 Beekman Rd	0.25mi	3/2.0	1,202 (-13%)	9mo	$242,000	$201	56
4902 Winfree Dr	0.49mi	3/2.0	1,511 (+10%)	2mo	$169,500	$112	55
4826 Ventura Ln	0.58mi	3/2.0	1,268 (-8%)	2mo	$259,900	$205	54
4735 Marietta Ln	0.68mi	3/2.0	1,439 (+4%)	7mo	$235,000	$163	51
4826 Culmore Dr	0.60mi	3/2.0	1,501 (+9%)	3mo	$279,000	$186	50
5822 Grace Ln	0.44mi	2/1.0 (-1)	1,178 (-14%)	5mo	$90,000	$76	46
6326 Calhoun Rd	0.72mi	3/2.5	1,453 (+5%)	7mo	$299,000	$206	46
5014 Yellowstone Blvd	0.70mi	3/2.0	1,190 (-14%)	6mo	$189,900	$160	35

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,707
• Equity at exit: $16,401

10-year hold

• IRR: 11.9%
• Equity multiple: 1.90×
• Total profit: $27,599
• Equity at exit: $9,511

Cash invested: $30,800 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,633 high
• Mortgage (P&I): −$577
• Tax from tax record: −$244 /mo · $2,923/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $357

Break-even live

Break-even rent $1,181

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	43d	1	0.12mi
5154 Griggs Rd Unit CAVE Houston, TX	2.0	2.0	1322	$1,420	$1.07	3d	1	0.13mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	43d	1	0.19mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	43d	1	0.29mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	43d	1	0.29mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	22d	1	0.29mi
5610 Royal Palms St Houston, TX	2.0	1.0	900	$950	$1.06	24d	1	0.30mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,225	$0.93	11d	1	0.36mi
5514 Griggs Rd Unit 2047 Houston, TX	2.0	2.0	1322	$1,214	$0.92	3d	1	0.36mi
5514 Griggs Rd Houston, TX	2.0	2.0	1322	$1,210	$0.92	43d	1	0.36mi
5514 Griggs Rd Unit 5571 Houston, TX	2.0	2.0	1322	$1,214	$0.92	10d	1	0.36mi
5514 Griggs Rd Unit 2162 Houston, TX	2.0	2.0	1322	$1,190	$0.90	5d	1	0.36mi
5514 Griggs Rd Unit 422 Houston, TX	2.0	2.0	1322	$1,190	$0.90	7d	1	0.36mi
5514 Griggs Rd Unit 2187 Houston, TX	2.0	2.0	1322	$1,182	$0.89	3d	1	0.36mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	22d	1	0.41mi
5520 Griggs Rd Houston, TX	2.0	2.0	1322	$1,241	$0.94	43d	1	0.41mi
4907 Culmore Dr Houston, TX	4.0	2.0	1800	$2,700	$1.50	16d	1	0.54mi
4907 Marietta Ln Unit 1494902P Houston, TX	3.0	2.0	1593	$3,278	$2.06	14d	1	0.63mi
5101 Martin Luther King Blvd Unit MO54 Houston, TX	2.0	2.0	1322	$1,210	$0.92	12d	1	0.64mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	43d	1	0.65mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.66mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	43d	1	0.74mi
4977 Martin Luther King Blvd Houston, TX	4.0	4.0	1396	$870	$0.62	24d	1	0.75mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	43d	1	0.77mi
4722 Old Spanish Trl Unit B301 Houston, TX	2.0	2.0	1027	$1,695	$1.65	44d	1	0.78mi
5317 Chennault Rd Unit A Houston, TX	3.0	2.5	1608	$1,999	$1.24	43d	1	0.90mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	4d	1	1.02mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	17d	1	1.02mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	43d	1	1.08mi
4465 N MacGregor Way Houston, TX	4.0	4.0	1366	$940	$0.69	24d	1	1.22mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	43d	1	1.37mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	43d	1	1.38mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	43d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $110,000 Pending 16 DOM
2. 2026-06-17
   days on market $110,000 Pending 15 DOM
3. 2026-06-16
   days on market $110,000 Pending 14 DOM
4. 2026-06-15
   days on market $110,000 Pending 13 DOM
5. 2026-06-13
   days on market $110,000 Pending 11 DOM
6. 2026-06-09
   days on market $110,000 Pending 7 DOM
7. 2026-06-08
   days on market $110,000 Pending 6 DOM
8. 2026-06-07
   statusdays on market $110,000 Pending 5 DOM
9. 2026-06-04
   days on market $110,000 Active 2 DOM
10. 2026-06-02
    remarks 681-char remark
11. 2026-06-02
    listed $110,000 Active 1 DOM

ⓘ 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: $2,923 · $244/mo
• Projected year-2 tax: $2,923 · $244/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $19,594
• − Mortgage interest: −$6,162
• − Property taxes: −$2,923
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$3,200
• Taxable income: $2,827
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $3,608/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

+0.0% since first listed

18 events — show timeline

• 2026-06-02 Listed $110,000 HARMLS
• 2021-10-08 Pending — HARMLS
• 2021-10-04 Pending — HARMLS
• 2021-10-01 Relisted — HARMLS
• 2021-10-01 Listing Removed — HARMLS
• 2021-09-30 Pending — HARMLS
• 2021-09-21 Pending — HARMLS
• 2021-09-20 Pending — HARMLS
• 2021-09-13 Pending — HARMLS
• 2021-09-04 Price Changed $150,000 HARMLS
• 2021-08-25 Listed $160,000 HARMLS
• 2021-04-18 Listing Removed — HARMLS
• 2021-03-18 Listed $147,777 HARMLS
• 2019-11-28 Pending — HARMLS
• 2019-11-26 Pending — HARMLS
• 2019-11-19 Listing Removed — HARMLS
• 2019-11-12 Listed $110,000 HARMLS
• 1988-11-23 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,923 · +11.6% YoY. Source: county tax records.