3464 Bremond St · Houston, TX 77004

$404,000

3 bd · 2.0 ba · 2,579 sqft · SingleFamily public records · 73 Days on market

Built 2026 2,748 sqft lot $157/sqft · 30% below area Est $437k · 7% 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).

• Cash flow +11.7/30.0
• ARV discount +10.9/15.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern 3-Story Home with High-End Finishes & Private Yard This beautifully designed home features an open layout, quartz countertops, and luxury vinyl plank flooring throughout. The sleek kitchen flows into bright living spaces, perfect for entertaining. Each bedroom has its own en-suite bath, and the primary suite offers a walk-in closet and spa-style bathroom. Enjoy your own private yard, ideal for relaxing or entertaining. Located just minutes from Downtown and the Med Center. Just 3 units left!!! Hurry today to book your appointment to view these beautiful properties!

Key facts

• Quartz countertops
• Bright living spaces
• Private yard

Tags

• PRIVATE YARD
• OPEN LAYOUT
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• BRIGHT LIVING SPACES
• EN-SUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $404k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (13.0% below list).
• Recommended offer: $351k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Blackshear El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 308 students, 99% 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 19% at this address vs 31% district-wide (-12 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 soft (-0.3%/yr); 585 active listings in the ZIP; 34 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).
• At $3,514/mo this rent would consume 59% of the median local household income ($71k/yr) (locally 3072% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 73 days — a 6% lower offer ($380k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $351,438 (13.0% 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 73 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.6

CMA / ARV

• ARV (median comp): $436,520
• List price: $404,000
• Delta: -7.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3413 Mcgowen St	0.13mi	3/2.5	2,336 (-9%)	1mo	$439,000	$188	75
3034 Bremond St	0.48mi	3/3.5	2,275 (-12%)	1mo	$299,900	$132	52
1215 Sampson St	0.67mi	3/3.5	2,347 (-9%)	1mo	$499,000	$213	47
2115 Sauer St	0.61mi	4/4.0 (+1)	2,529 (-2%)	12mo	$659,000	$261	45
2807 Delano St	0.67mi	3/3.5	2,340 (-9%)	4mo	$630,000	$269	44
2602 Briley St	0.47mi	3/3.5	2,241 (-13%)	9mo	$499,000	$223	43
3010 Bell St	0.65mi	3/3.5	2,287 (-11%)	6mo	$499,000	$218	40
3012 Bell St	0.66mi	3/3.5	2,287 (-11%)	6mo	$499,000	$218	39
2117 Sauer	0.61mi	4/4.5 (+1)	2,776 (+8%)	8mo	$559,000	$201	38
1520 Palmer St	0.62mi	4/3.5 (+1)	2,378 (-8%)	12mo	$415,000	$175	37
3008 Bell St	0.64mi	3/3.5	2,287 (-11%)	12mo	$535,500	$234	35
1205 Sampson St	0.69mi	3/3.5	2,240 (-13%)	8mo	$425,000	$190	34

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: -21.9%
• Equity multiple: 0.27×
• Total profit: $-83,132
• Equity at exit: $60,238

10-year hold

• IRR: -25.8%
• Equity multiple: -0.07×
• Total profit: $-121,358
• Equity at exit: $34,931

Cash invested: $113,120 (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 77004

• Rents YoY: -0.3%
• Active inventory: 585
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,514 high
• Mortgage (P&I): −$2,119
• Tax from tax record: −$607 /mo · $7,283/yr
• Insurance: −$168
• HOA: −$0
• Vacancy / Maint / Mgmt: −$738
• Net cashflow: $-117

Break-even live

Break-even rent $3,663

Max offer price $383,245

Occupancy floor 98%

Sensitivity live

Price	-10% $111	-5% $-3	+0% $-117	+5% $-232	+10% $-346
Rent	-10% $-395	-5% $-256	+0% $-117	+5% $21	+10% $160
Rate	-1.0pp $86	-0.5pp $-15	base $-117	+0.5pp $-222	+1.0pp $-329

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: $101,000
• Closing costs: $12,120
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3518 Dennis St Unit 1387517P Houston, TX	4.0	4.0	2271	$5,657	$2.49	0d	1	0.11mi
3517 McIlhenny St Houston, TX	3.0	3.5	2000	$3,200	$1.60	5d	1	0.12mi
3335 Tuam St Houston, TX	2.0	1.0	2300	$995	$0.43	45d	1	0.22mi
3719 Elgin St Houston, TX	1.0–5.0	1.0–5.0	1241	$1,374	$1.11	26d	14	0.33mi
3034 Gray St Houston, TX	3.0	3.0	2081	$3,000	$1.44	45d	1	0.53mi
3507 Canfield St Houston, TX	3.0	2.5	2200	$2,350	$1.07	26d	1	0.58mi
3131 Leeland St Houston, TX	3.0	3.5	1966	$2,850	$1.45	26d	1	0.61mi
4001 Dallas St Unit 1029264P Houston, TX	3.0	3.0	2174	$5,220	$2.40	0d	1	0.81mi
3226 McKinney St Houston, TX	3.0	3.0	2274	$2,500	$1.10	45d	1	0.85mi
2105 McGowen St Unit 1244936P Houston, TX	3.0	3.5	2497	$4,371	$1.75	0d	1	1.01mi
2103 McGowen St Unit 1244937P Houston, TX	3.0	3.5	2292	$4,732	$2.06	0d	1	1.01mi
2107 McGowen St Unit 1244935P Houston, TX	3.0	3.5	2497	$4,711	$1.89	4d	1	1.01mi
2109 McGowen St Unit 1244934P Houston, TX	3.0	3.5	2497	$4,245	$1.70	0d	1	1.01mi
2519 Saint Emanuel St Unit 1241246P Houston, TX	3.0	3.0	2389	$2,621	$1.10	0d	1	1.03mi
2521 Saint Emanuel St Unit 1047945P Houston, TX	3.0	3.0	2292	$2,727	$1.19	0d	1	1.03mi
2326 St Emanuel St Houston, TX	3.0	3.5	2642	$2,601	$0.98	9d	1	1.05mi
2816 Rusk St Houston, TX	3.0	3.5	2107	$2,800	$1.33	45d	1	1.08mi
3213 Saint Emanuel St Houston, TX	4.0	3.5	2100	$3,300	$1.57	18d	1	1.13mi
4306 Ennis St Houston, TX	3.0	3.0	1989	$2,500	$1.26	45d	1	1.17mi
3405 St Emanuel St Houston, TX	4.0	5.0	2388	$2,900	$1.21	45d	1	1.18mi
2504 Rusk St Unit 1563174P Houston, TX	2.0	2.0	1819	$4,036	$2.22	4d	1	1.19mi
3535 Wentworth St Houston, TX	4.0	3.0	2600	$2,650	$1.02	23d	1	1.20mi
2209 Alabama St Unit B Houston, TX	3.0	2.5	2074	$2,350	$1.13	45d	1	1.21mi
2357 Jackson St Houston, TX	3.0	2.5	1908	$2,500	$1.31	23d	1	1.27mi
3010 Chenevert St Unit 3010 Houston, TX	3.0	3.5	3203	$8,000	$2.50	45d	1	1.31mi
3010 Chenevert St Unit 1019638P Houston, TX	3.0	3.5	3196	$7,988	$2.50	9d	1	1.31mi
2311 Eagle St Houston, TX	3.0	4.0	1783	$2,500	$1.40	45d	1	1.32mi
4952 Polk St Unit 1531100P Houston, TX	1.0–2.0	1.0–2.0	1258	$2,285	$1.82	0d	2	1.34mi
4952 Polk St Unit 1531107P Houston, TX	2.0	2.0	1980	$2,327	$1.18	9d	1	1.34mi
2809 Crawford St Houston, TX	2.0	2.0	1928	$2,600	$1.35	45d	1	1.36mi
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$12,804	$5.13	0d	2	1.40mi
2416 La Branch St Houston, TX	3.0	4.0	2540	$2,900	$1.14	45d	1	1.43mi
1915 Cleburne St Houston, TX	2.0	1.0	2766	$1,800	$0.65	45d	1	1.46mi
2721 Austin St Houston, TX	3.0	4.0	2607	$3,000	$1.15	26d	1	1.48mi

Listing history 16 events

1. 2026-06-21
   days on market $404,000 Active 73 DOM
2. 2026-06-18
   days on market $404,000 Active 70 DOM
3. 2026-06-17
   days on market $404,000 Active 69 DOM
4. 2026-06-16
   days on market $404,000 Active 68 DOM
5. 2026-06-15
   days on market $404,000 Active 67 DOM
6. 2026-06-13
   days on market $404,000 Active 65 DOM
7. 2026-06-10
   days on market $404,000 Active 61 DOM
8. 2026-06-08
   days on market $404,000 Active 60 DOM
9. 2026-06-07
   days on market $404,000 Active 59 DOM
10. 2026-06-04
    days on market $404,000 Active 56 DOM
11. 2026-06-01
    days on market $404,000 Active 53 DOM
12. 2026-05-31
    days on market $404,000 Active 52 DOM
13. 2026-05-14
    status Active 583-char remark

    Show marketing remark (583 chars)

    Modern 3-Story Home with High-End Finishes & Private Yard This beautifully designed home features an open layout, quartz countertops, and luxury vinyl plank flooring throughout. The sleek kitchen flows into bright living spaces, perfect for entertaining. Each bedroom has its own en-suite bath, and the primary suite offers a walk-in closet and spa-style bathroom. Enjoy your own private yard, ideal for relaxing or entertaining. Located just minutes from Downtown and the Med Center. Just 3 units left!!! Hurry today to book your appointment to view these beautiful properties!

14. 2026-03-29
    status Pending 583-char remark

    Show marketing remark (583 chars)

    Modern 3-Story Home with High-End Finishes & Private Yard This beautifully designed home features an open layout, quartz countertops, and luxury vinyl plank flooring throughout. The sleek kitchen flows into bright living spaces, perfect for entertaining. Each bedroom has its own en-suite bath, and the primary suite offers a walk-in closet and spa-style bathroom. Enjoy your own private yard, ideal for relaxing or entertaining. Located just minutes from Downtown and the Med Center. Just 3 units left!!! Hurry today to book your appointment to view these beautiful properties!

15. 2026-03-18
    status Pending 583-char remark

    Show marketing remark (583 chars)

    Modern 3-Story Home with High-End Finishes & Private Yard This beautifully designed home features an open layout, quartz countertops, and luxury vinyl plank flooring throughout. The sleek kitchen flows into bright living spaces, perfect for entertaining. Each bedroom has its own en-suite bath, and the primary suite offers a walk-in closet and spa-style bathroom. Enjoy your own private yard, ideal for relaxing or entertaining. Located just minutes from Downtown and the Med Center. Just 3 units left!!! Hurry today to book your appointment to view these beautiful properties!

16. 2026-02-21
    listed $404,000 Active 583-char remark

    Show marketing remark (583 chars)

    Modern 3-Story Home with High-End Finishes & Private Yard This beautifully designed home features an open layout, quartz countertops, and luxury vinyl plank flooring throughout. The sleek kitchen flows into bright living spaces, perfect for entertaining. Each bedroom has its own en-suite bath, and the primary suite offers a walk-in closet and spa-style bathroom. Enjoy your own private yard, ideal for relaxing or entertaining. Located just minutes from Downtown and the Med Center. Just 3 units left!!! Hurry today to book your appointment to view these beautiful properties!

ⓘ 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: $7,283 · $607/mo
• Projected year-2 tax: $7,393 · $616/mo
• Expected delta: +$110/yr (+$9/mo · 1.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $42,173
• − Mortgage interest: −$22,630
• − Property taxes: −$7,283
• − Insurance: −$2,020
• − Repairs & maintenance: −$3,374
• − Management: −$3,374
• − Depreciation: −$11,753
• Taxable loss: −$8,261
• Est. tax savings @ 24.0%: +$1,983
• After-tax cash flow: $573/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): 35,997
• Household income: $71,199
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 3072.0

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 0.68)
• Race & ethnicity: Black 48% White 27% Hispanic / Latino 13% Two or more races 11% Asian 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 10% Chinese 2% Other Indo-European 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: ▼ -139.34%
• Current HPI: 199.6066
• Rent YoY: ▼ -0.32%
• 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

4 events — show timeline

• 2026-05-14 Relisted — HARMLS
• 2026-03-29 Pending — HARMLS
• 2026-03-18 Pending — HARMLS
• 2026-02-21 Listed $404,000 HARMLS

Property tax history

+420.7%/yr

Latest (2025): $7,283 · +420.7% YoY. Source: county tax records.