421 Sidney St #1 · Houston, TX 77003

$349,000

5 bd · 2.0 ba · 2,572 sqft · Townhouse · 28 Days on market

Built 2004 Good condition 5,927 sqft lot $136/sqft · 28% below area Est $482k · 28% under ↓ 16% since listing

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.1/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Stay in 1 home and put the others for Airbnb or rent. What an investment! Two separate homes situated on one lot, offering a total of 5 bedrooms and 2 bathrooms, plus a study that can be converted into an additional bedroom. Recently renovated and well-maintained with fresh paint, recent appliances, and no carpet—featuring laminate and tile flooring throughout. The home also includes a modern quartz countertop. Conveniently located within walking distance to the Metro Rail, providing easy access to Downtown and the University of Houston, and close to sports arenas, restaurants, and other local amenities.

Key facts

• Two separate homes
• Parking
• Built 2004

Tags

• TWO SEPARATE HOMES
• MODERN QUARTZ COUNTERTOP
• LAMINATE AND TILE FLOORING
• WALKING DISTANCE TO METRO RAIL
• EASY ACCESS TO DOWNTOWN
• CLOSE TO SPORTS ARENAS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $349k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $349k).
• Recommended offer: $344k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 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: Lantrip El (math 19% / reading 28%, grade F, #3,247 of 4,322 statewide, top 76%, 519 students, 83% FRL); Navarro Middle (math 8% / reading 13%, grade F, #1,639 of 1,662 statewide, top 99%, 547 students, 98% FRL); Austin H S (math 9% / reading 18%, grade F, #1,530 of 1,632 statewide, top 94%, 1,448 students, 97% FRL) — zoned schools average 93% FRL vs 71% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 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 (-1.6%/yr); 285 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $4,584/mo this rent would consume 66% of the median local household income ($84k/yr) — 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 $2k of loan paydown is wiped out by about $10k 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 28 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts; this cycle's ask is 18765% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $343,765 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $482,096
• List price: $349,000
• Delta: -27.61%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Kendall St	0.33mi	5/3.5	2,576 (+0%)	1mo	$534,000	$207	77
118 N Hagerman St	0.44mi	5/3.0	2,519 (-2%)	4mo	$450,000	$179	69
2412 Canal St Unit L	1.15mi	4/4.5 (-1)	2,556 (-1%)	4mo	$449,000	$176	46
3502 Saltus St	0.58mi	4/4.0 (-1)	2,719 (+6%)	7mo	$579,000	$213	44
5403 Holguin Hollow St	1.29mi	5/4.5	2,359 (-8%)	1mo	$430,000	$182	41
1550 Lombardy St	1.45mi	6/4.0 (+1)	2,400 (-7%)	2mo	$490,000	$204	39
2765 Freund St	1.13mi	4/4.5 (-1)	2,465 (-4%)	6mo	$649,000	$263	38
1509 Munger St	1.28mi	4/3.0 (-1)	2,288 (-11%)	4mo	$549,900	$240	34
5302 Lindsay St	1.20mi	5/2.5	2,120 (-18%)	6mo	$429,000	$202	33
4208 Fox St	0.66mi	4/2.5 (-1)	2,091 (-19%)	5mo	$439,000	$210	33
5207 Mccormick St	1.27mi	6/3.0 (+1)	2,072 (-19%)	4mo	$420,000	$203	28
4705 A&B Pease St	0.75mi	5/5.0	3,213 (+25%)	2mo	$520,000	$162	27

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: 2.0%
• Equity multiple: 1.07×
• Total profit: $7,136
• Equity at exit: $52,037

10-year hold

• IRR: 8.4%
• Equity multiple: 1.55×
• Total profit: $53,795
• Equity at exit: $30,175

Cash invested: $97,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $625,000 ($220/sqft)
• Median days on market: 768 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77003

• Home prices YoY: -29.2%
• Rents YoY: -1.6%
• Active inventory: 285
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,584 high
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$963
• Net cashflow: $1,210

Break-even live

Break-even rent $3,053

Max offer price $349,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,451	-5% $1,330	+0% $1,210	+5% $1,089	+10% $969
Rent	-10% $848	-5% $1,029	+0% $1,210	+5% $1,391	+10% $1,572
Rate	-1.0pp $1,386	-0.5pp $1,299	base $1,210	+0.5pp $1,119	+1.0pp $1,027

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: $87,250
• Closing costs: $10,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Everton St Houston, TX	4.0	3.0	1932	$2,995	$1.55	20d	1	0.39mi
4535 Polk St Houston, TX	5.0	4.0	3364	$10,000	$2.97	112d	1	0.47mi
3513 Bell St Houston, TX	4.0	3.5	1750	$3,000	$1.71	49d	1	0.84mi
1907 Cullen Blvd Houston, TX	5.0	5.0	1990	$999	$0.50	120d	1	0.93mi
1403 Munger St Houston, TX	4.0	4.5	2056	$3,600	$1.75	33d	1	1.15mi
3518 Dennis St Unit 1387517P Houston, TX	4.0	4.0	2271	$6,913	$3.04	0d	1	1.31mi
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1259	$3,631	$2.88	0d	2	1.31mi
3719 Elgin St Houston, TX	1.0–5.0	1.0–5.0	1241	$1,988	$1.60	0d	8	1.44mi
3122 Lucinda St Houston, TX	5.0	5.0	1984	$999	$0.50	120d	1	1.45mi

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Parking: Additional parking available
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2004Slab foundationComposition roof
• Construction: Cement sidingWood siding
• Exterior features: Privacy fenced yardPrivate yardCleared corner lot

Interior

• Kitchen: DishwasherElectric ovenElectric rangeDisposalMicrowave
• Bedrooms: Up to 6 bedrooms possiblePrimary bedrooms on first floor (17x17 and 14x16)Additional bedrooms on second floor (two 12x12)First-floor bedroom (13x12)
• Flooring: TileVinyl
• Bathrooms: 2 full bathroomsPrimary bathrooms on first floor (14x14 and 12x12)Second-floor bathroom (10x10)
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: High ceilingsKitchen/family room comboQuartz countersCeiling fan(s)Kitchen/dining comboProgrammable thermostat
• Laundry & utility: Washer hookupElectric dryer hookupTwo utility rooms (each 5x5)

Listing history 50 events

1. 2026-09-23
   days on market $349,000 Active 28 DOM
2. 2026-09-22
   days on market $349,000 Active 27 DOM
3. 2026-09-21
   days on market $349,000 Active 26 DOM
4. 2026-09-20
   days on market $349,000 Active 25 DOM
5. 2026-09-19
   days on market $349,000 Active 24 DOM
6. 2026-09-18
   days on market $349,000 Active 23 DOM
7. 2026-09-17
   days on market $349,000 Active 22 DOM
8. 2026-09-16
   days on market $349,000 Active 21 DOM
9. 2026-09-15
   days on market $349,000 Active 20 DOM
10. 2026-09-14
    days on market $349,000 Active 19 DOM
11. 2026-09-13
    days on market $349,000 Active 18 DOM
12. 2026-09-12
    days on market $349,000 Active 17 DOM
13. 2026-09-11
    days on market $349,000 Active 16 DOM
14. 2026-09-05
    days on market $349,000 Active 10 DOM
15. 2026-09-04
    days on market $349,000 Active 9 DOM
16. 2026-09-03
    days on market $349,000 Active 8 DOM
17. 2026-08-31
    days on market $349,000 Active 5 DOM
18. 2026-08-29
    days on market $349,000 Active 3 DOM
19. 2026-08-28
    days on market $349,000 Active 2 DOM
20. 2026-08-27
    days on marketlisting id $349,000 Active 1 DOM
21. 2026-08-25
    days on market $349,000 Active 28 DOM
22. 2026-08-24
    days on market $349,000 Active 27 DOM
23. 2026-08-23
    days on market $349,000 Active 26 DOM
24. 2026-08-22
    days on market $349,000 Active 25 DOM
25. 2026-08-21
    days on market $349,000 Active 24 DOM
26. 2026-08-20
    days on market $349,000 Active 23 DOM
27. 2026-08-19
    days on market $349,000 Active 22 DOM
28. 2026-08-18
    days on market $349,000 Active 21 DOM
29. 2026-08-17
    days on market $349,000 Active 20 DOM
30. 2026-08-16
    days on market $349,000 Active 19 DOM
31. 2026-08-15
    days on market $349,000 Active 18 DOM
32. 2026-08-14
    days on market $349,000 Active 17 DOM
33. 2026-08-13
    days on market $349,000 Active 16 DOM
34. 2026-08-12
    days on market $349,000 Active 15 DOM
35. 2026-08-11
    days on market $349,000 Active 14 DOM
36. 2026-08-10
    days on market $349,000 Active 13 DOM
37. 2026-08-09
    days on market $349,000 Active 12 DOM
38. 2026-08-08
    days on market $349,000 Active 11 DOM
39. 2026-08-06
    days on market $349,000 Active 9 DOM
40. 2026-08-05
    days on market $349,000 Active 8 DOM
41. 2026-08-04
    days on market $349,000 Active 7 DOM
42. 2026-08-03
    days on market $349,000 Active 6 DOM
43. 2026-07-31
    days on market $349,000 Active 3 DOM
44. 2026-07-30
    days on market $349,000 Active 2 DOM
45. 2026-07-28
    pricedays on marketlisting id $349,000 Active 1 DOM
46. 2026-07-26
    days on market $359,000 Active 25 DOM
47. 2026-07-24
    days on market $359,000 Active 23 DOM
48. 2026-07-23
    days on market $359,000 Active 22 DOM
49. 2026-07-22
    days on market $359,000 Active 21 DOM
50. 2026-07-21
    days on market $359,000 Active 20 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $55,013
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$4,401
• − Management: −$4,401
• − Depreciation: −$10,153
• Taxable income: $9,529
• Est. tax owed @ 24.0%: −$2,287
• After-tax cash flow: $12,231/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $12,860–$38,580 screening

This home is recently renovated and well-maintained, featuring modern finishes and a prime location. It is move-in ready with minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping and yard maintenance — Improves curb appeal and rental value. ↑
• Both Replace light fixtures with energy-efficient ones — Saves on energy costs and enhances aesthetics. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Lantrip El F TX #3,247/4,322 Nat'l #31,549/41,679 Middle Navarro Middle F TX #1,639/1,662 Nat'l #13,275/14,009 High Austin H S F TX #1,530/1,632 Nat'l #15,655/17,239

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

B Composite livability gradescore 74/100

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 · 5,571,493 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 10,164
• Household income: $83,980
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 35% White 33% Black 21% Two or more races 20% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 69% English-only · Spanish 27% Korean 2% Other Asian/Pacific 1%

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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: ▼ -53.64%
• Current HPI: 130.0078
• Rent YoY: ▼ -1.65%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Parking: Additional parking available
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 2004Slab foundationComposition roof
• Construction: Cement sidingWood siding
• Exterior features: Privacy fenced yardPrivate yardCleared corner lot

Interior

• Kitchen: DishwasherElectric ovenElectric rangeDisposalMicrowave
• Bedrooms: Up to 6 bedrooms possiblePrimary bedrooms on first floor (17x17 and 14x16)Additional bedrooms on second floor (two 12x12)First-floor bedroom (13x12)
• Flooring: TileVinyl
• Bathrooms: 2 full bathroomsPrimary bathrooms on first floor (14x14 and 12x12)Second-floor bathroom (10x10)
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: High ceilingsKitchen/family room comboQuartz countersCeiling fan(s)Kitchen/dining comboProgrammable thermostat
• Laundry & utility: Washer hookupElectric dryer hookupTwo utility rooms (each 5x5)

Price history

-15.9% since first listed

23 events — show timeline

• 2026-08-12 Listed for Rent $1,850 HARMLS
• 2026-08-11 Rental Removed $1,850 HARMLS
• 2026-07-28 Listing Removed — HARMLS
• 2026-07-28 Listed $349,000 HARMLS
• 2026-07-21 Price Changed $1,850 HARMLS
• 2026-07-09 Listed for Rent $1,950 HARMLS
• 2026-07-08 Rental Removed $1,950 HARMLS
• 2026-07-01 Listing Removed — HARMLS
• 2026-07-01 Listed $359,000 HARMLS
• 2026-06-18 Listed for Rent $1,950 HARMLS
• 2026-06-16 Listing Removed — HARMLS
• 2026-06-16 Listed $369,900 HARMLS
• 2026-06-15 Rental Removed $1,950 HARMLS
• 2026-05-29 Listing Removed — HARMLS
• 2026-05-29 Listed $369,900 HARMLS
• 2026-05-20 Listed for Rent $1,950 HARMLS
• 2026-05-08 Listed $369,900 HARMLS
• 2026-05-04 Rental Removed $1,950 HARMLS
• 2026-03-25 Price Changed $1,950 HARMLS
• 2026-03-14 Price Changed $2,050 HARMLS
• 2026-03-05 Listed for Rent $2,200 HARMLS
• 2026-03-04 Listing Removed — HARMLS
• 2026-03-03 Listed $2,200 HARMLS