305 N Bryan St · Houston, TX 77011

$225,000

2 bd · 2.0 ba · 1,040 sqft · MultiFamily public records · 7 Days on market

Built 1930 5,000 sqft lot

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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 +15.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor opportunity in Houston's growing East End! This duplex sits on a 5,000 sq. ft. lot and offers excellent potential for renovation, rental income, or future redevelopment. Located just minutes from Downtown Houston, EaDo, major freeways, dining, shopping, and employment centers. The property is being sold as-is and will require repairs, making it ideal for investors, builders, or buyers looking to add value. Existing duplex configuration provides flexibility for long-term rental income or a renovation project. Don't miss the chance to own a property in one of Houston's rapidly developing areas. Buyer to independently verify all room dimensions, schools, zoning, and property informati

Key facts

• Future redevelopment
• Duplex configuration
• 5,000 sq ft lot

Tags

• DUPLEX CONFIGURATION
• FUTURE REDEVELOPMENT
• MINUTES FROM DOWNTOWN HOUSTON
• RAPIDLY DEVELOPING AREAS

Property features AI

Exterior

• Home design: Residential income property; Built in 1930
• Construction: Composition roof; Total building area about 1,040 square feet
• Exterior features: Lot approximately 5,000 square feet

Interior

• Bedrooms: Two-unit property (total of 2 units)
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Seller disclosure provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive. Per door: $51/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 6.8% 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: 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 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 31% district-wide (-19 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 (-2.9%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,259/mo this rent would consume 54% of the median local household income ($50k/yr) (locally 655% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $225,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.94×
• Total profit: $122,492
• Equity at exit: $202,698

10-year hold

• IRR: 21.0%
• Equity multiple: 6.46×
• Total profit: $344,010
• Equity at exit: $437,126

Cash invested: $63,000 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $2,259 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$410 /mo · $4,914/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $101

Break-even live

Break-even rent $2,131

Max offer price $225,000

Occupancy floor 91%

Sensitivity live

Price	-10% $229	-5% $165	+0% $101	+5% $38	+10% $-26
Rent	-10% $-77	-5% $12	+0% $101	+5% $191	+10% $280
Rate	-1.0pp $215	-0.5pp $159	base $101	+0.5pp $43	+1.0pp $-16

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,260
Total (2 units)			$2,259

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5601 Canal St Unit 1174 Houston, TX	1.0	1.0	777	$1,334	$1.72	13d	1	0.41mi
5601 Canal St Unit 424 Houston, TX	2.0	2.0	943	$1,540	$1.63	8d	1	0.41mi
5601 Canal St Unit 2174 Houston, TX	2.0	2.0	943	$1,565	$1.66	0d	1	0.41mi
5601 Canal St Unit 324 Houston, TX	1.0	1.0	777	$1,345	$1.73	8d	1	0.42mi
5601 Canal St Unit 5616 Houston, TX	1.0	1.0	777	$1,384	$1.78	11d	1	0.42mi
5601 Canal St Unit 5622 Houston, TX	1.0	1.0	777	$1,375	$1.77	44d	1	0.42mi
5601 Canal St Unit 5616 Houston, TX	1.0	1.0	777	$1,380	$1.78	14d	1	0.42mi
5601 Canal St Unit 5658 Houston, TX	2.0	2.0	943	$1,564	$1.66	11d	1	0.42mi
5601 Canal St Unit 1162 Houston, TX	1.0	1.0	777	$1,345	$1.73	6d	1	0.44mi
5601 Canal St Unit 1148 Houston, TX	1.0	1.0	777	$1,334	$1.72	0d	1	0.44mi
5601 Canal St Unit 2148 Houston, TX	2.0	2.0	943	$1,524	$1.62	0d	1	0.44mi
2 Jenkins St Houston, TX	3.0	2.0	1242	$2,250	$1.81	44d	1	0.47mi
132 N Estelle St Unit 1526930P Houston, TX	2.0	1.0	1076	$1,760	$1.64	8d	1	0.52mi
146 N Milby St Unit 2 Houston, TX	3.0	1.0	1000	$1,375	$1.38	25d	1	0.70mi
4405 Woodside St #4 Houston, TX	2.0	1.0	750	$1,250	$1.67	44d	1	0.88mi
4405 Woodside St Unit 1 Houston, TX	2.0	1.0	700	$1,175	$1.68	44d	1	0.88mi
4405 Woodside St Unit 2 Houston, TX	2.0	1.0	750	$1,000	$1.33	44d	1	0.88mi
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$2,478	$2.01	3d	2	0.89mi
4720 Polk St Houston, TX	2.0	1.0	950	$860	$0.91	44d	1	0.92mi
5121 Polk St Unit 1 Houston, TX	2.0	1.0	1300	$1,600	$1.23	25d	1	0.92mi
4411 Dallas St Houston, TX	2.0	1.0–2.0	734	$2,000	$2.72	0d	14	0.93mi
6602 Avenue R Unit D Houston, TX	2.0	1.0	830	$1,235	$1.49	8d	1	1.05mi
4009 Lamar St Unit A Houston, TX	2.0	2.0	1368	$1,699	$1.24	0d	1	1.05mi
3530 Harrisburg Blvd Houston, TX	2.0	2.0	1029	$1,678	$1.63	44d	1	1.06mi
4445 Bell St Unit b Houston, TX	2.0	1.0	920	$1,295	$1.41	17d	1	1.06mi
6707 Avenue F Unit F Houston, TX	1.0	1.0	714	$1,250	$1.75	44d	1	1.14mi
5000 Pease St Houston, TX	1.0	1.0	700	$1,050	$1.50	44d	1	1.16mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,320	$1.32	6d	1	1.17mi
5238 Pease St Houston, TX	2.0	1.0	750	$1,350	$1.80	44d	1	1.19mi
4309 Pease St Houston, TX	2.0	1.0	700	$1,100	$1.57	44d	1	1.24mi
99 N Delano St Houston, TX	2.0	2.0	1052	$1,311	$1.25	25d	1	1.28mi
806 Sampson St Houston, TX	1.0	1.0	763	$1,650	$2.16	3d	18	1.28mi
2806 Commerce St Houston, TX	1.0	1.0	777	$1,100	$1.42	44d	1	1.32mi
2806 Commerce St Houston, TX	1.0	1.0	777	$1,100	$1.42	12d	1	1.32mi
2806 Commerce St Houston, TX	2.0	2.0	1014	$1,250	$1.23	19d	1	1.32mi
2806 Commerce St Houston, TX	2.0	2.0	1014	$1,250	$1.23	23d	1	1.32mi
1434 Lawson St Houston, TX	1.0	1.0	860	$1,025	$1.19	44d	1	1.47mi
960 Villa De Matel Rd Houston, TX	2.0	1.0	1056	$1,129	$1.07	25d	1	1.47mi
6520 Jamail Dr Houston, TX	1.0–2.0	1.0–2.0	903	$1,529	$1.69	0d	6	1.48mi
6526 Jamail Dr Houston, TX	2.0	2.0	1025	$1,449	$1.41	44d	1	1.49mi

Listing history 6 events

1. 2026-06-21
   days on market $225,000 Active 7 DOM
2. 2026-06-18
   days on market $225,000 Active 4 DOM
3. 2026-06-17
   days on market $225,000 Active 3 DOM
4. 2026-06-16
   days on market $225,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $225,000 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: $4,914 · $410/mo
• Projected year-2 tax: $4,914 · $410/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $27,108
• − Mortgage interest: −$12,603
• − Property taxes: −$4,914
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$6,545
• Taxable loss: −$2,418
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $1,797/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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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: Predominantly Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

3 events — show timeline

• 2026-06-14 Listed $225,000 HARMLS
• 2000-05-01 Sold (Public Records) — Public Records
• 1988-09-14 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $4,914 · +1.5% YoY. Source: county tax records.