13614 Braeswest Dr · Houston, TX 77082

$165,000

3 bd · 2.5 ba · 2,302 sqft · SingleFamily public records · 145 Days on market

Built 1979 5,248 sqft lot $72/sqft · 38% below area Est $291k · 43% under $42/mo HOA · 2% of rent

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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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +4.7/10.0
• Appreciation +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0

Listing remarks MLS

Great opportunity for investors or buyers looking to remodel and build equity. The home requires significant repairs, including foundation and siding work; however, it already features updated PEX plumbing, an updated guest bathroom, two new garage doors, and a bonus room that can serve as an additional bedroom or game room.

Key facts

• Updated pex plumbing
• 5,248 sq ft lot
• 2 garage spots

Tags

• UPDATED PEX PLUMBING
• RENOVATED GUEST BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-366 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (38.4% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $102k (38.4% below list) — sets the bar for cash-flow.
• Cap rate 6.7% 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.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.6%/yr); 294 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 145 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $165k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $101,679 (38.4% 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 145 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.12% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 7.4

CMA / ARV

• ARV (median comp): $290,658
• List price: $165,000
• Delta: -43.23%
• 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
2819 Windchase Blvd	0.11mi	3/2.5	2,294 (-0%)	1mo	$229,000	$100	94
2911 Meadowgrass Ln	0.07mi	3/2.5	2,472 (+7%)	2mo	$289,990	$117	83
14110 Avongate Ln	0.46mi	3/2.5	2,285 (-1%)	3mo	$419,000	$183	75
2230 Foreland Dr	0.73mi	3/2.0	2,264 (-2%)	1mo	$425,000	$188	61
13910 Ella Lee Ln	0.55mi	4/2.5 (+1)	2,400 (+4%)	3mo	$349,000	$145	60
14118 Overbrook Ln	0.68mi	4/2.5 (+1)	2,288 (-1%)	4mo	$325,000	$142	60
3002 Hazy Park Dr	0.73mi	3/2.0	2,223 (-3%)	1mo	$225,000	$101	58
14127 Grovemist Ln	0.49mi	4/2.0 (+1)	2,122 (-8%)	1mo	$345,000	$163	56
2806 Hollow Creek Dr	0.69mi	4/2.0 (+1)	2,455 (+7%)	2mo	$329,000	$134	48
13211 Parkway Meadows Dr	0.70mi	3/3.0	2,579 (+12%)	0mo	$575,000	$223	45
14206 Locke Ln	0.68mi	3/2.0	2,009 (-13%)	1mo	$300,000	$149	45
14002 Ella Lee Ln	0.60mi	4/2.0 (+1)	2,031 (-12%)	4mo	$329,900	$162	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.21% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.6%
• Equity multiple: -0.07×
• Total profit: $-49,456
• Equity at exit: $30,502

10-year hold

• IRR: -41.0%
• Equity multiple: -0.89×
• Total profit: $-87,281
• Equity at exit: $24,610

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 77082

• Home prices YoY: -0.9%
• Rents YoY: -1.6%
• Active inventory: 294
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$865
• Tax from tax record: −$424 /mo · $5,084/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$42
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-366

Break-even live

Break-even rent $2,312

Max offer price $101,679

Occupancy floor —

Sensitivity live

Price	-10% $-272	-5% $-319	+0% $-366	+5% $-412	+10% $-459
Rent	-10% $-512	-5% $-439	+0% $-366	+5% $-293	+10% $-220
Rate	-1.0pp $-283	-0.5pp $-324	base $-366	+0.5pp $-409	+1.0pp $-452

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2719 Meadowgrass Ln Houston, TX	4.0	2.5	2302	$2,178	$0.95	6d	1	0.07mi
2819 Windchase Blvd Houston, TX	3.0	2.0	1620	$1,200	$0.74	18d	1	0.10mi
13674 Garden Grove Ct Houston, TX	3.0	2.5	1863	$1,920	$1.03	44d	1	0.39mi
2600 Westhollow Dr Houston, TX	1.0–3.0	1.0–2.0	1325	$1,946	$1.47	2d	14	0.50mi
13475 Rincon Dr Houston, TX	3.0	1.0–3.0	1283	$3,000	$2.34	0d	50	0.50mi
13906 Ella Lee Ln Houston, TX	3.0	2.0	1697	$1,999	$1.18	5d	1	0.56mi
3015 Misty Park Dr Houston, TX	3.0	2.0	1722	$1,779	$1.03	44d	1	0.69mi
3103 Hazy Park Dr Houston, TX	3.0	2.0	2068	$1,753	$0.85	2d	1	0.69mi
13122 Waldemere Dr Houston, TX	4.0	2.0	2513	$2,350	$0.94	25d	1	0.77mi
14318 Ella Lee Ln Houston, TX	3.0	2.0	1820	$1,800	$0.99	20d	1	0.84mi
2020 Eldridge Pkwy Houston, TX	1.0–3.0	1.0–3.0	1886	$3,380	$1.79	0d	35	0.91mi
12834 Ashford Brook Dr Houston, TX	3.0	2.0	1946	$1,520	$0.78	44d	1	1.03mi
3131 Ashford Bend Dr Houston, TX	3.0	2.0	1920	$2,045	$1.07	22d	1	1.08mi
3710 Kingston Vale Dr Houston, TX	3.0	2.0	1773	$1,950	$1.10	22d	1	1.12mi
12931 Westella Dr Houston, TX	3.0	2.0	1635	$2,349	$1.44	25d	1	1.30mi
1606 Eldridge Pkwy Houston, TX	3.0	2.0	1617	$2,098	$1.30	22d	1	1.33mi
1606 Eldridge Pkwy Houston, TX	3.0	2.0	1617	$2,098	$1.30	44d	1	1.33mi
1600 Eldridge Pkwy Houston, TX	1.0–3.0	1.0–3.0	1251	$2,361	$1.89	0d	26	1.41mi
1522 Lakeside Enclave Dr Houston, TX	3.0	2.0	2727	$1,560	$0.57	44d	1	1.48mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 21 events

1. 2026-06-18
   days on market $165,000 Active 145 DOM
2. 2026-06-17
   days on market $165,000 Active 144 DOM
3. 2026-06-16
   days on market $165,000 Active 143 DOM
4. 2026-06-15
   days on market $165,000 Active 142 DOM
5. 2026-06-13
   days on market $165,000 Active 140 DOM
6. 2026-06-09
   days on market $165,000 Active 136 DOM
7. 2026-06-08
   days on market $165,000 Active 135 DOM
8. 2026-06-07
   days on market $165,000 Active 134 DOM
9. 2026-06-04
   days on market $165,000 Active 131 DOM
10. 2026-06-03
    days on market $165,000 Active 130 DOM
11. 2026-06-02
    days on market $165,000 Active 129 DOM
12. 2026-06-01
    days on market $165,000 Active 128 DOM
13. 2026-05-31
    days on market $165,000 Active 127 DOM
14. 2026-04-15
    price $165,000 326-char remark

    Show marketing remark (326 chars)

    Great opportunity for investors or buyers looking to remodel and build equity. The home requires significant repairs, including foundation and siding work; however, it already features updated PEX plumbing, an updated guest bathroom, two new garage doors, and a bonus room that can serve as an additional bedroom or game room.

15. 2026-03-04
    status Active 326-char remark

    Show marketing remark (326 chars)

    Great opportunity for investors or buyers looking to remodel and build equity. The home requires significant repairs, including foundation and siding work; however, it already features updated PEX plumbing, an updated guest bathroom, two new garage doors, and a bonus room that can serve as an additional bedroom or game room.

16. 2026-02-13
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Great opportunity for investors or buyers looking to remodel and build equity. The home requires significant repairs, including foundation and siding work; however, it already features updated PEX plumbing, an updated guest bathroom, two new garage doors, and a bonus room that can serve as an additional bedroom or game room.

17. 2026-01-11
    price $174,900 326-char remark

    Show marketing remark (326 chars)

    Great opportunity for investors or buyers looking to remodel and build equity. The home requires significant repairs, including foundation and siding work; however, it already features updated PEX plumbing, an updated guest bathroom, two new garage doors, and a bonus room that can serve as an additional bedroom or game room.

18. 2026-01-05
    listed $199,500 Active 326-char remark

    Show marketing remark (326 chars)

    Great opportunity for investors or buyers looking to remodel and build equity. The home requires significant repairs, including foundation and siding work; however, it already features updated PEX plumbing, an updated guest bathroom, two new garage doors, and a bonus room that can serve as an additional bedroom or game room.

19. 2005-11-07
    soldstatus
20. 1995-10-06
    soldstatus $75,000
21. 1992-05-01
    soldstatus $73,000

ⓘ 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: $5,084 · $424/mo
• Projected year-2 tax: $5,084 · $424/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 AE · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $22,184
• − Mortgage interest: −$9,243
• − Property taxes: −$5,084
• − Insurance: −$5,944
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$504
• − Depreciation: −$4,800
• Taxable loss: −$6,939
• Est. tax savings @ 24.0%: +$1,665
• After-tax cash flow: $-2,724/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 59,412
• Household income: $62,455
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 3722.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 40% Hispanic / Latino 27% White 20% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1% Cuban 2%
• Common ancestry: Armenian 2% Arab 1% Lithuanian 0%
• Foreign-born: 39% · Canada, Vietnam, Jamaica
• Languages at home: 56% English-only · Spanish 22% Vietnamese 4% Arabic 4%

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: ▼ -2.21%
• Current HPI: 237.2183
• Rent YoY: ▼ -1.62%
• 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

+126.0% since first listed

8 events — show timeline

• 2026-04-15 Price Changed $165,000 HARMLS
• 2026-03-04 Relisted — HARMLS
• 2026-02-13 Pending — HARMLS
• 2026-01-11 Price Changed $174,900 HARMLS
• 2026-01-05 Listed $199,500 HARMLS
• 2005-11-07 Sold (Public Records) — Public Records
• 1995-10-06 Sold (Public Records) $75,000 Public Records
• 1992-05-01 Sold (Public Records) $73,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $5,084 · +5.5% YoY. Source: county tax records.