3727 Yosemite St · Houston, TX 77021

$179,900

4 bd · 2.0 ba · 2,184 sqft · SingleFamily public records · 27 Days on market

Built 1940 6,420 sqft lot

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• 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

Investor special in the rapidly developing 77021 corridor! Located in the established La Salette Place subdivision, this 4-bedroom, 2-bath property offers approximately 2,184 sqft on a 6,420 sqft lot & is ready for a full renovation. Ideal for experienced investors, flippers, buy-and-hold landlords, or institutional buyers seeking value-add opportunities in one of Houston’s hottest growth areas. Just minutes from Downtown Houston, the Texas Medical Center, University of Houston, Hwy 288, and Loop 610, this location continues to see strong redevelopment and appreciation. Surrounded by new construction and remodel activity, the property offers multiple exit strategies including fi

Key facts

• 6,420 sq ft lot
• Built 1940
• Listed 27 days

Property features AI

Exterior

• Parking: No parking listed
• Utilities: Public water; Public sewer
• Home design: Residential property
• Construction: Built in 1940; Cement siding and wood siding; Composition roof; Slab foundation
• Exterior features: Back yard fence; Located in a subdivision

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor; Bedroom on the second floor; Bedroom on the third floor; Bedroom on the fourth floor
• Bathrooms: 2 full bathrooms; Primary bathroom on the first floor; Additional bathroom on the second floor
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Den; Family room; Total of 9 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 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 14% at this address vs 31% district-wide (-17 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 rising (+2.2%/yr); 472 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; list at $180k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $395,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7034 Sherwood Dr	0.44mi	3/2.5 (-1)	2,252 (+3%)	1mo	$335,000	$149	66
6712 Winton St	0.32mi	3/2.5 (-1)	2,388 (+9%)	0mo	$310,000	$130	62
6725 Saint Augustine St	0.38mi	3/3.5 (-1)	2,050 (-6%)	1mo	$299,900	$146	60
6714 Winton St	0.32mi	3/2.5 (-1)	2,388 (+9%)	4mo	$295,000	$124	59
4019 Ward St	0.39mi	3/3.5 (-1)	2,050 (-6%)	4mo	$315,000	$154	57
3617A Mt Pleasant St	0.60mi	3/3.5 (-1)	2,012 (-8%)	2mo	$364,800	$181	47
3615A Mt Pleasant St	0.58mi	3/3.5 (-1)	2,012 (-8%)	3mo	$364,900	$181	46
4107 Dreyfus St	0.64mi	3/3.5 (-1)	1,984 (-9%)	2mo	$200,000	$101	42
7532 La Salette St	0.75mi	3/3.5 (-1)	2,022 (-7%)	0mo	$379,990	$188	41
3605 Mt Pleasant St	0.59mi	3/3.5 (-1)	1,868 (-14%)	1mo	$349,900	$187	36
3603 Mt Pleasant St	0.59mi	3/3.5 (-1)	1,868 (-14%)	4mo	$349,900	$187	34
4336 Cosby St	0.74mi	3/3.5 (-1)	1,871 (-14%)	2mo	$342,999	$183	29

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: 4.8%
• Equity multiple: 1.18×
• Total profit: $9,319
• Equity at exit: $26,824

10-year hold

• IRR: 13.5%
• Equity multiple: 2.04×
• Total profit: $52,198
• Equity at exit: $15,554

Cash invested: $50,372 (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: 472
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,536 high
• Mortgage (P&I): −$943
• Tax from tax record: −$350 /mo · $4,201/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $635

Break-even live

Break-even rent $1,732

Max offer price $179,900

Occupancy floor 70%

Sensitivity live

Price	-10% $737	-5% $686	+0% $635	+5% $584	+10% $533
Rent	-10% $435	-5% $535	+0% $635	+5% $735	+10% $836
Rate	-1.0pp $726	-0.5pp $681	base $635	+0.5pp $589	+1.0pp $541

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3731 Alsace St Unit 1560804P Houston, TX	3.0	2.0	2002	$3,387	$1.69	4d	1	0.36mi
6809 Conley St Houston, TX	3.0	4.0	1921	$2,600	$1.35	45d	1	0.43mi
3615 Dreyfus St Houston, TX	3.0	3.0	2011	$2,800	$1.39	45d	1	0.49mi
6737 Peerless St Unit A Houston, TX	3.0	3.5	1732	$2,649	$1.53	18d	1	0.57mi
6735 Peerless St Unit CUNIT A Houston, TX	3.0	3.5	1732	$2,649	$1.53	18d	1	0.57mi
6735c Peerless St Houston, TX	3.0	3.5	1732	$2,599	$1.50	0d	1	0.58mi
3311 Daphne St Unit 1255369P Houston, TX	3.0	3.5	1797	$6,391	$3.56	0d	1	0.59mi
3311 Daphne St Unit 3311 Houston, TX	3.0	3.5	1800	$7,500	$4.17	45d	1	0.60mi
6336 Culberson St Houston, TX	3.0	3.5	1822	$2,361	$1.30	6d	1	0.63mi
6334 Culberson St Houston, TX	3.0	3.5	1822	$2,311	$1.27	3d	1	0.63mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	25d	1	0.66mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	45d	1	0.67mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	22d	1	0.77mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	22d	1	0.77mi
3402 Nathaniel Brown St Unit B Houston, TX	3.0	2.5	1885	$2,025	$1.07	45d	1	0.80mi
6731 New York St Houston, TX	3.0	3.0	2211	$2,100	$0.95	45d	1	0.81mi
7507 Springhill St Houston, TX	3.0	3.5	2000	$4,500	$2.25	45d	1	0.82mi
4135 DuPont St Houston, TX	3.0	4.0	2395	$2,499	$1.04	45d	1	0.85mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	5d	1	0.90mi
4705 Idaho St Houston, TX	3.0	2.5	1664	$2,500	$1.50	18d	1	0.92mi
7373 Ardmore St Houston, TX	1.0–3.0	1.0–2.0	1095	$1,887	$1.72	6d	24	1.03mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	19d	1	1.07mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	45d	1	1.07mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	23d	1	1.07mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	1.08mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	45d	1	1.08mi
3024 Charline Ave Houston, TX	3.0	3.5	1995	$2,950	$1.48	45d	1	1.12mi
2956 Old Spanish Trl Unit 436 Houston, TX	3.0	2.0	1412	$2,120	$1.50	45d	1	1.18mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	45d	1	1.18mi
6109 Wayland St Houston, TX	4.0	2.0	1600	$1,595	$1.00	0d	1	1.20mi
2950 Old Spanish Trl Unit 2983 Houston, TX	3.0	2.0	1412	$2,220	$1.57	13d	1	1.25mi
2950 Old Spanish Trl Unit 3174 Houston, TX	3.0	2.0	1412	$2,209	$1.56	12d	1	1.25mi
2950 Old Spanish Trl Unit 3165 Houston, TX	3.0	2.0	1412	$2,169	$1.54	0d	1	1.25mi
7009 Almeda Rd Houston, TX	1.0–3.0	1.0–2.0	1043	$2,296	$2.20	0d	22	1.34mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	45d	1	1.39mi
6318 Grand Blvd Houston, TX	3.0	3.5	2325	$2,999	$1.29	5d	1	1.39mi
5505 Zoemark Ln Houston, TX	3.0	3.5	2477	$2,850	$1.15	45d	1	1.41mi
5130 Cosby St Unit 1056418P Houston, TX	5.0	3.0	2045	$6,344	$3.10	0d	1	1.42mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$2,262	$1.67	0d	48	1.44mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$2,041	$1.64	25d	18	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $179,900 Active 27 DOM
2. 2026-06-18
   days on market $179,900 Active 24 DOM
3. 2026-06-17
   days on market $179,900 Active 23 DOM
4. 2026-06-16
   days on market $179,900 Active 22 DOM
5. 2026-06-15
   days on market $179,900 Active 21 DOM
6. 2026-06-13
   days on market $179,900 Active 19 DOM
7. 2026-06-09
   days on market $179,900 Active 15 DOM
8. 2026-06-08
   days on market $179,900 Active 14 DOM
9. 2026-06-07
   days on market $179,900 Active 13 DOM
10. 2026-06-04
    days on market $179,900 Active 10 DOM
11. 2026-06-03
    days on market $179,900 Active 9 DOM
12. 2026-06-02
    days on market $179,900 Active 8 DOM
13. 2026-06-01
    days on market $179,900 Active 7 DOM
14. 2026-05-31
    days on market $179,900 Active 6 DOM
15. 2026-05-25
    listed $179,900 Active
16. 2015-10-01
    soldstatus
17. 2003-09-24
    soldstatus
18. 2000-04-01
    soldstatus $69,000
19. 2000-01-25
    soldstatus
20. 1999-11-02
    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: $4,201 · $350/mo
• Projected year-2 tax: $4,201 · $350/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $30,435
• − Mortgage interest: −$10,077
• − Property taxes: −$4,201
• − Insurance: −$900
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − Depreciation: −$5,233
• Taxable income: $5,154
• Est. tax owed @ 24.0%: −$1,237
• After-tax cash flow: $6,385/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

+160.7% since first listed

6 events — show timeline

• 2026-05-25 Listed $179,900 HARMLS
• 2015-10-01 Sold (Public Records) — Public Records
• 2003-09-24 Sold (Public Records) — Public Records
• 2000-04-01 Sold (Public Records) $69,000 Public Records
• 2000-01-25 Sold (Public Records) — Public Records
• 1999-11-02 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,201 · +6.9% YoY. Source: county tax records.