3441 Goodhope St · Houston, TX 77021

$120,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 237 Days on market

Built 1950 5,000 sqft lot $148/sqft · 9% below area Est $132k · 9% under ↓ 11% since listing

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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 +19.3/30.0
• ARV discount +11.6/15.0
• DSCR +6.1/10.0
• 1% rule +6.0/10.0
• 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 MLS

Ideal lot for new construction. Currently a 2 bedroom and 1 bathroom that is being sold for lot value. The neighborhood is established and brand new construction all around. Property is being sold as-is. Close proximity to Texas Medical Center Helix Park and Levit Green. Quick commute to NRG, Museum District and Downtown Houston.

Key facts

• Quick commute to nrg
• 5,000 sq ft lot
• Built 1950

Tags

• IDEAL LOT FOR NEW CONSTRUCTION
• QUICK COMMUTE TO NRG

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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.
• Market conditions: Rents rising (+2.2%/yr); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 35% of the median local income ($46k/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 $830 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 237 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 7.6

CMA / ARV

• ARV (median comp): $131,880
• List price: $120,000
• Delta: -9.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3544 Mainer St	0.18mi	2/1.0	812 (+0%)	8mo	$110,000	$135	84
3520 Goodhope St	0.13mi	1/— (-1)	784 (-3%)	12mo	$129,979	$166	73
8014 Cannon St	0.70mi	2/1.0	832 (+3%)	3mo	$110,000	$132	61
3401 Seabrook St	0.22mi	2/1.0	885 (+9%)	17mo	$118,000	$133	60
3626 Lydia St	0.33mi	2/1.5	840 (+4%)	20mo	$175,000	$208	60
3811 Noah St	0.52mi	2/1.0	903 (+12%)	4mo	$195,000	$216	53
3556 Amos St	0.45mi	2/1.0	860 (+6%)	21mo	$67,000	$78	51
3556 1/2 Amos St	0.45mi	2/1.0	864 (+7%)	21mo	$67,000	$78	50
3558 Amos St	0.46mi	2/1.0	864 (+7%)	21mo	$67,000	$78	50
3560 Seabrook St	0.27mi	3/1.0 (+1)	928 (+15%)	10mo	$122,000	$131	50
3573 Noah St	0.29mi	3/1.0 (+1)	925 (+14%)	18mo	$90,000	$97	43

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-12,122
• Equity at exit: $17,892

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-3,936
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$629
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $131

Break-even live

Break-even rent $1,157

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $199	-5% $165	+0% $131	+5% $97	+10% $63
Rent	-10% $27	-5% $79	+0% $131	+5% $183	+10% $236
Rate	-1.0pp $191	-0.5pp $162	base $131	+0.5pp $100	+1.0pp $68

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7812 Tierwester St Houston, TX	2.0	1.0	800	$950	$1.19	16d	2	0.26mi
7379 Ardmore St Unit 1303 Houston, TX	1.0	1.0	899	$1,193	$1.33	25d	1	0.43mi
7373 Ardmore St Houston, TX	1.0–3.0	1.0–2.0	1095	$1,526	$1.39	5d	24	0.43mi
3360 Alice St Unit 2047 Houston, TX	2.0	2.0	968	$1,347	$1.39	3d	1	0.48mi
3360 Alice St Unit 2292 Houston, TX	2.0	2.0	945	$998	$1.06	45d	1	0.49mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$991	$1.05	14d	1	0.49mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$966	$1.02	16d	1	0.49mi
3360 Alice St Unit 2162 Houston, TX	2.0	2.0	968	$1,323	$1.37	8d	1	0.49mi
3360 Alice St Unit 3387 Houston, TX	2.0	2.0	968	$1,353	$1.40	0d	1	0.49mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$1,772	$1.43	25d	18	0.52mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$1,641	$1.21	0d	47	0.52mi
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	796	$2,000	$2.51	44d	10	0.55mi
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	704	$2,000	$2.84	2d	12	0.55mi
8383 El Mundo St Houston, TX	1.0	1.0	737	$1,292	$1.75	14d	1	0.62mi
8300 El Mundo St Houston, TX	1.0	1.0	770	$948	$1.23	13d	1	0.63mi
8300 El Mundo St Unit 8357 Houston, TX	2.0	2.0	970	$1,289	$1.33	11d	1	0.63mi
8300 El Mundo St Apt 324 Houston, TX	1.0	1.0	770	$959	$1.25	8d	1	0.63mi
8300 El Mundo St Unit 2174 Houston, TX	2.0	2.0	970	$1,300	$1.34	11d	1	0.63mi
8300 El Mundo St Unit 422 Houston, TX	2.0	2.0	970	$1,265	$1.30	8d	1	0.63mi
8300 El Mundo St Unit 8321 Houston, TX	1.0	1.0	770	$994	$1.29	14d	1	0.63mi
8300 El Mundo St Unit 8321 Houston, TX	1.0	1.0	770	$998	$1.30	11d	1	0.63mi
8300 El Mundo St Unit 1162 Houston, TX	1.0	1.0	770	$959	$1.25	6d	1	0.63mi
8300 El Mundo St Unit 8351 Houston, TX	1.0	1.0	770	$994	$1.29	45d	1	0.63mi
8300 El Mundo St Unit 2112 Houston, TX	2.0	2.0	970	$1,295	$1.34	0d	1	0.63mi
8300 El Mundo St Unit 424 Houston, TX	2.0	2.0	970	$1,265	$1.30	6d	1	0.63mi
8300 El Mundo St Unit 1112 Houston, TX	1.0	1.0	770	$994	$1.29	0d	1	0.63mi
8383 El Mundo St Unit 8457 Houston, TX	1.0	1.0	737	$1,187	$1.61	11d	1	0.66mi
8383 El Mundo St Unit 2165 Houston, TX	2.0	2.0	1104	$1,559	$1.41	0d	1	0.66mi
8383 El Mundo St Unit 422 Houston, TX	2.0	2.0	1104	$1,529	$1.38	8d	1	0.66mi
8383 El Mundo St Apt 321 Houston, TX	1.0	1.0	737	$1,148	$1.56	8d	1	0.66mi
8383 El Mundo St Unit 2174 Houston, TX	2.0	2.0	1104	$1,553	$1.41	11d	1	0.66mi
8383 El Mundo St Unit 8440 Houston, TX	2.0	2.0	1104	$1,558	$1.41	44d	1	0.66mi
8383 El Mundo St Unit 1174 Houston, TX	1.0	1.0	737	$1,188	$1.61	11d	1	0.66mi
8383 El Mundo St Unit 1148 Houston, TX	1.0	1.0	737	$1,183	$1.61	0d	1	0.66mi
8383 El Mundo St Unit 8404 Houston, TX	1.0	1.0	737	$1,297	$1.76	14d	1	0.66mi
3603 Alice St Unit 3725-B Houston, TX	1.0	1.0	850	$999	$1.18	8d	1	0.67mi
3603 Alice St Unit 15 Houston, TX	2.0	1.0	850	$999	$1.18	8d	1	0.67mi
8306 El Mundo St Houston, TX	1.0	1.0	770	$1,297	$1.68	44d	1	0.67mi
3603 Alice St Houston, TX	1.0	1.0	848	$1,000	$1.18	4d	1	0.68mi
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	5d	1	0.68mi

Listing history 14 events

1. 2026-06-18
   days on market $120,000 Active 237 DOM
2. 2026-06-17
   days on market $120,000 Active 236 DOM
3. 2026-06-16
   days on market $120,000 Active 235 DOM
4. 2026-06-15
   days on market $120,000 Active 234 DOM
5. 2026-06-13
   days on market $120,000 Active 232 DOM
6. 2026-06-10
   days on market $120,000 Active 228 DOM
7. 2026-06-08
   days on market $120,000 Active 227 DOM
8. 2026-06-07
   days on market $120,000 Active 226 DOM
9. 2026-06-04
   days on market $120,000 Active 223 DOM
10. 2026-06-01
    days on market $120,000 Active 220 DOM
11. 2026-05-31
    days on market $120,000 Active 219 DOM
12. 2026-02-28
    price $120,000 331-char remark

    Show marketing remark (331 chars)

    Ideal lot for new construction. Currently a 2 bedroom and 1 bathroom that is being sold for lot value. The neighborhood is established and brand new construction all around. Property is being sold as-is. Close proximity to Texas Medical Center Helix Park and Levit Green. Quick commute to NRG, Museum District and Downtown Houston.

13. 2025-10-24
    listed $135,000 Active 331-char remark

    Show marketing remark (331 chars)

    Ideal lot for new construction. Currently a 2 bedroom and 1 bathroom that is being sold for lot value. The neighborhood is established and brand new construction all around. Property is being sold as-is. Close proximity to Texas Medical Center Helix Park and Levit Green. Quick commute to NRG, Museum District and Downtown Houston.

14. 1996-01-10
    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: $2,816 · $235/mo
• Projected year-2 tax: $2,816 · $235/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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 21 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: $15,873
• − Mortgage interest: −$6,722
• − Property taxes: −$2,816
• − Insurance: −$600
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,491
• Taxable loss: −$295
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $1,643/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

-11.1% since first listed

3 events — show timeline

• 2026-02-28 Price Changed $120,000 HARMLS
• 2025-10-24 Listed $135,000 HARMLS
• 1996-01-10 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,816 · -2.3% YoY. Source: county tax records.