2101 Briley St · Houston, TX 77004

$250,000

2 bd · 2.0 ba · 2,085 sqft · SingleFamily public records · 91 Days on market

Built 1983 5,000 sqft lot Est $407k · 39% under ↓ 49% since listing

---

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 +19.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.2/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS PROPERTY IS ON A CORNER LOT. IT HAS A REALLY NICE FLOORPLAN. IT HAS AAREA OFF THE LARGE KITCHEN AND A HUGE MASTER BEDROOM . IT IS JUST 1 MILES FROM DOWNTOWN AND THE MED CENTER. TONS OF NEW CONSTRUCTION IN THE AREA.

Key facts

• Huge master bedroom
• Large family area
• Corner lot

Tags

• CORNER LOT
• LARGE FAMILY AREA
• HUGE MASTER BEDROOM
• 1 MILES FROM DOWNTOWN

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor)
• Construction: Brick construction; Built in 1983; Composition roof; Slab foundation
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Three bedrooms (all on the first floor; primary approx. 18 x 20, other bedrooms approx. 14 x 12 and 13 x 14)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $228k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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); 581 active listings in the ZIP; 40 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 $2,965/mo this rent would consume 50% 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 $2k of loan paydown is wiped out by about $8k 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 91 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major 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 $227,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.19% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $406,575
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3032 Bremond St	0.21mi	3/3.5 (+1)	2,066 (-1%)	1mo	$299,900	$145	77
3322 Mcgowen St	0.34mi	3/2.5 (+1)	2,005 (-4%)	1mo	$390,000	$195	70
3510 Hadley St	0.51mi	3/3.5 (+1)	2,069 (-1%)	0mo	$399,990	$193	64
3034 Bremond St	0.22mi	3/3.5 (+1)	2,275 (+9%)	1mo	$299,900	$132	63
3034 Mcgowen St	0.26mi	3/3.5 (+1)	1,915 (-8%)	0mo	$419,900	$219	63
3111 Leeland St	0.34mi	3/3.5 (+1)	1,966 (-6%)	1mo	$379,900	$193	63
2714 Nagle St	0.42mi	3/3.5 (+1)	1,966 (-6%)	0mo	$358,900	$183	60
2214 Dennis St	0.58mi	3/3.5 (+1)	2,002 (-4%)	0mo	$475,000	$237	55
2212 Dennis St	0.59mi	3/3.5 (+1)	2,002 (-4%)	1mo	$475,000	$237	55
2606 Rosalie St	0.59mi	3/3.5 (+1)	1,972 (-5%)	1mo	$416,000	$211	52
2715 St Emanuel St	0.66mi	3/3.5 (+1)	2,211 (+6%)	1mo	$410,000	$185	48
2205 Dennis St	0.59mi	3/3.5 (+1)	2,302 (+10%)	0mo	$599,000	$260	44

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: -12.6%
• Equity multiple: 0.56×
• Total profit: $-30,674
• Equity at exit: $37,276

10-year hold

• IRR: -9.9%
• Equity multiple: 0.49×
• Total profit: $-35,755
• Equity at exit: $21,615

Cash invested: $70,000 (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 77004

• Rents YoY: -0.3%
• Active inventory: 581
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,965 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$640 /mo · $7,685/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $287

Break-even live

Break-even rent $2,602

Max offer price $250,000

Occupancy floor 85%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3034 Gray St Houston, TX	3.0	3.0	2081	$3,000	$1.44	43d	1	0.07mi
3131 Leeland St Houston, TX	3.0	3.5	1966	$2,850	$1.45	24d	1	0.39mi
3335 Tuam St Houston, TX	2.0	1.0	2300	$995	$0.43	43d	1	0.43mi
3517 McIlhenny St Houston, TX	3.0	3.5	2000	$3,200	$1.60	3d	1	0.51mi
2103 McGowen St Unit 1244937P Houston, TX	3.0	3.5	2292	$4,758	$2.08	2d	1	0.60mi
2107 McGowen St Unit 1244935P Houston, TX	3.0	3.5	2497	$4,711	$1.89	3d	1	0.61mi
2109 McGowen St Unit 1244934P Houston, TX	3.0	3.5	2497	$4,734	$1.90	5d	1	0.61mi
2105 McGowen St Unit 1244936P Houston, TX	3.0	3.5	2497	$4,836	$1.94	5d	1	0.61mi
2519 Saint Emanuel St Unit 1241246P Houston, TX	3.0	3.0	2389	$2,670	$1.12	2d	1	0.62mi
2521 Saint Emanuel St Unit 1047945P Houston, TX	3.0	3.0	2292	$3,010	$1.31	3d	1	0.63mi
2326 St Emanuel St Houston, TX	3.0	3.5	2642	$2,601	$0.98	7d	1	0.63mi
3226 McKinney St Houston, TX	3.0	3.0	2274	$2,500	$1.10	43d	1	0.69mi
3719 Elgin St Houston, TX	1.0–5.0	1.0–5.0	1241	$1,112	$0.90	24d	14	0.77mi
2216 Chenevert St Houston, TX	1.0–2.0	1.5–2.5	1380	$2,800	$2.03	24d	3	0.80mi
2816 Rusk St Houston, TX	3.0	3.5	2107	$2,800	$1.33	43d	1	0.82mi
2357 Jackson St Houston, TX	3.0	2.5	1908	$2,500	$1.31	22d	1	0.84mi
2504 Rusk St Unit 1563174P Houston, TX	2.0	2.0	1819	$4,036	$2.22	3d	1	0.87mi
3507 Canfield St Houston, TX	3.0	2.5	2200	$2,350	$1.07	24d	1	0.89mi
4001 Dallas St Unit 1029264P Houston, TX	3.0	3.0	2174	$5,077	$2.34	5d	1	0.91mi
2809 Crawford St Houston, TX	2.0	2.0	1928	$2,600	$1.35	43d	1	0.98mi
2416 La Branch St Houston, TX	3.0	4.0	2540	$2,900	$1.14	43d	1	1.00mi
2209 Alabama St Unit B Houston, TX	3.0	2.5	2074	$2,350	$1.13	43d	1	1.01mi
1721 Stuart St Houston, TX	1.0	1.0	1758	$1,095	$0.62	43d	1	1.03mi
1515 Austin St Houston, TX	1.0–2.0	1.0–2.5	1120	$3,749	$3.35	1d	20	1.07mi
2721 Austin St Houston, TX	3.0	4.0	2607	$3,000	$1.15	24d	1	1.08mi
2311 Eagle St Houston, TX	3.0	4.0	1783	$2,500	$1.40	43d	1	1.17mi
1757 Walker St Houston, TX	2.0	2.0	1575	$4,350	$2.76	24d	1	1.18mi
4306 Ennis St Houston, TX	3.0	3.0	1989	$2,500	$1.26	43d	1	1.18mi
1310 Anita St Houston, TX	2.0	2.0	1760	$2,695	$1.53	43d	1	1.18mi
1400 McKinney St Houston, TX	1.0–2.0	1.0–2.5	2166	$12,100	$5.59	1d	9	1.19mi
1406 McKinney St Houston, TX	2.0	2.0	1987	$5,075	$2.55	24d	1	1.21mi
1211 Caroline St Unit 3584 Houston, TX	2.0	2.0	1562	$2,269	$1.45	43d	1	1.21mi
808 Crawford St Houston, TX	1.0–3.0	1.0–3.5	1740	$7,281	$4.18	1d	30	1.22mi
1617 Fannin St Houston, TX	2.0	1.0–2.0	941	$2,802	$2.98	1d	21	1.24mi
1915 Cleburne St Houston, TX	2.0	1.0	2766	$1,800	$0.65	43d	1	1.24mi
2856 Fannin St Houston, TX	2.0	2.0	1490	$3,400	$2.28	43d	1	1.29mi
1399 Fannin St Houston, TX	2.0	2.0	1595	$3,846	$2.41	24d	1	1.30mi
2850 Fannin St Houston, TX	1.0–2.0	1.0–2.0	1138	$3,250	$2.85	1d	24	1.32mi
2727 Travis St Houston, TX	2.0	1.0–2.0	1046	$2,949	$2.82	1d	24	1.36mi
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$10,654	$4.27	1d	2	1.37mi

Listing history 11 events

1. 2026-06-18
   days on market $250,000 Active 91 DOM
2. 2026-06-17
   days on market $250,000 Active 90 DOM
3. 2026-06-16
   days on market $250,000 Active 89 DOM
4. 2026-06-15
   days on market $250,000 Active 88 DOM
5. 2026-06-13
   days on market $250,000 Active 86 DOM
6. 2026-06-10
   days on market $250,000 Active 82 DOM
7. 2026-06-08
   days on market $250,000 Active 81 DOM
8. 2026-06-07
   days on market $250,000 Active 80 DOM
9. 2026-06-04
   days on market $250,000 Active 77 DOM
10. 2026-06-01
    days on market $250,000 Active 74 DOM
11. 2026-05-31
    days on market $250,000 Active 73 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: $7,685 · $640/mo
• Projected year-2 tax: $7,685 · $640/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 6/10 Major FEMA zone X (unshaded) · 67% 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: $35,585
• − Mortgage interest: −$14,004
• − Property taxes: −$7,685
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,847
• − Management: −$2,847
• − Depreciation: −$7,273
• Taxable loss: −$321
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $3,521/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

-49.5% since first listed

18 events — show timeline

• 2026-05-29 Relisted — HARMLS
• 2026-03-26 Listing Removed — HARMLS
• 2026-01-15 Listed $250,000 HARMLS
• 2024-02-05 Listing Removed — HARMLS
• 2024-01-11 Listed $210,000 HARMLS
• 2023-12-12 Listing Removed — HARMLS
• 2023-11-08 Price Changed $240,000 HARMLS
• 2023-09-25 Listed $289,000 HARMLS
• 2023-09-23 Listing Removed — HARMLS
• 2023-09-22 Listed $389,000 HARMLS
• 2023-07-09 Listing Removed — HARMLS
• 2023-05-18 Price Changed $475,000 HARMLS
• 2023-05-18 Relisted — HARMLS
• 2023-04-17 Listing Removed — HARMLS
• 2023-04-07 Price Changed $295,000 HARMLS
• 2023-03-06 Price Changed $395,000 HARMLS
• 2023-02-08 Listed $495,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $7,685 · +20.6% YoY. Source: county tax records.