3521 Lydia St · Houston, TX 77021

$224,900

3 bd · 2.0 ba · 1,609 sqft · SingleFamily public records · 17 Days on market

Built 2006 5,000 sqft lot $140/sqft · 14% below area Est $260k · 14% under

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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 +19.7/30.0
• ARV discount +13.6/15.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• 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

Welcome to this charming 1-story home featuring 3 bedrms, 2 bathrms with a low tax rate and no HOA—a rare find! Step inside to a bright and inviting dining room by the entry, filled with natural light from multiple windows. The kitchen offers plenty of cabinet space, granite countertops, SS appliances, opening seamlessly to the spacious family room with high ceilings, creating an airy and comfortable space for everyday living and entertaining. The primary suite provides a relaxing retreat with generous space. The secondary and third bedrooms are also well-sized. Enjoy the large backyard, perfect for outdoor gatherings, gardening, or future customization. Minutes away from major emplo

Key facts

• Bright dining room
• Natural light
• Ss appliances

Tags

• LOW TAX RATE
• NO HOA
• BRIGHT DINING ROOM
• NATURAL LIGHT
• GRANITE COUNTERTOPS
• SS APPLIANCES

Property features AI

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2006; Slab foundation; Composition roof
• Construction: Brick and cement siding construction
• Exterior features: Fenced backyard; Subdivision lot

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave
• Bedrooms: Primary bedroom (first floor) — 13 x 15; Bedroom (first floor) — 10 x 10; Bedroom (first floor) — 10 x 10
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Breakfast bar; Granite counters; Kitchen and family room combo; Tub with shower; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% 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: 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); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,375/mo this rent would consume 63% of the median local household income ($46k/yr) (locally 2532% 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 $7k 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 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,526 (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: 1.06% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (median comp): $260,457
• List price: $224,900
• Delta: -11.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3515 Lydia St	0.02mi	3/2.0	1,390 (-14%)	4mo	$220,000	$158	73
3437 Lydia St	0.12mi	4/2.0 (+1)	1,500 (-7%)	10mo	$215,000	$143	70
3628 Dreyfus St	0.38mi	3/2.5	1,590 (-1%)	13mo	$345,000	$217	67
3530 Mainer St	0.04mi	3/1.5	1,418 (-12%)	15mo	$145,000	$102	64
3732 Amos St	0.49mi	3/2.5	1,590 (-1%)	12mo	$264,999	$167	63
3634 Dreyfus Ave	0.39mi	3/2.5	1,527 (-5%)	12mo	$335,000	$219	61
3535 Mount Pleasant St	0.20mi	3/3.5	1,838 (+14%)	1mo	$398,000	$217	60
3542 Amos St Unit E	0.36mi	3/2.5	1,744 (+8%)	12mo	$329,990	$189	57
3542 Amos St Unit A	0.36mi	3/2.5	1,744 (+8%)	14mo	$334,900	$192	56
3433 Bacon St	0.19mi	4/2.0 (+1)	1,400 (-13%)	14mo	$194,999	$139	53
8017 Comal St	0.74mi	4/2.0 (+1)	1,536 (-4%)	9mo	$170,000	$111	45
8002 Colonial Ln	0.73mi	3/2.0	1,447 (-10%)	9mo	$235,000	$162	42

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-21,596
• Equity at exit: $33,533

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,891
• Equity at exit: $19,445

Cash invested: $62,972 (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: 467
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,375 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$340 /mo · $4,079/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $263

Break-even live

Break-even rent $2,042

Max offer price $224,900

Occupancy floor 84%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7507 Springhill St Houston, TX	3.0	3.5	2000	$4,500	$2.25	44d	1	0.09mi
3655 Seabrook St Unit 6 Houston, TX	2.0	1.0	1600	$1,000	$0.62	44d	1	0.31mi
3402 Nathaniel Brown St Unit B Houston, TX	3.0	2.5	1885	$2,025	$1.07	44d	1	0.31mi
3732 Seabrook St Houston, TX	3.0	2.5	1727	$2,350	$1.36	24d	1	0.35mi
3615 Dreyfus St Houston, TX	3.0	3.0	2011	$2,800	$1.39	44d	1	0.38mi
3088 Holly Hall St Unit 1 Houston, TX	2.0	2.5	1600	$1,750	$1.09	15d	1	0.47mi
3846 Seabrook St Houston, TX	3.0	3.5	1833	$2,300	$1.25	44d	1	0.48mi
3360 Alice St Unit 3047 Houston, TX	3.0	2.0	1154	$1,172	$1.02	11d	1	0.49mi
3360 Alice St Unit 510 Houston, TX	3.0	2.0	1154	$1,172	$1.02	12d	1	0.50mi
3360 Alice St Unit 3174 Houston, TX	3.0	2.0	1154	$1,129	$0.98	3d	1	0.50mi
2968 Holly Hall St Houston, TX	2.0	3.0	1600	$2,000	$1.25	44d	1	0.51mi
7373 Ardmore St Houston, TX	1.0–3.0	1.0–2.0	1095	$1,887	$1.72	5d	24	0.52mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	44d	1	0.52mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	22d	1	0.52mi
7806 Comal St Unit B Houston, TX	3.0	2.5	1800	$2,200	$1.22	44d	1	0.53mi
2924 Holly Hall St Houston, TX	2.0	3.0	1600	$1,950	$1.22	44d	1	0.55mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$2,262	$1.67	2d	47	0.63mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$2,041	$1.64	24d	18	0.63mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	44d	1	0.68mi
2700 Holly Hall St Unit 2737 Houston, TX	2.0	2.0	1720	$1,724	$1.00	3d	1	0.75mi
2700 Holly Hall St Unit 2733 Houston, TX	3.0	2.0	1943	$2,006	$1.03	3d	1	0.75mi
7110 Ardmore St Houston, TX	2.0	1.0–2.0	831	$2,354	$2.83	3d	19	0.75mi
8383 El Mundo St Unit 8440 Houston, TX	2.0	2.0	1104	$1,558	$1.41	44d	1	0.77mi
8383 El Mundo St Unit 2165 Houston, TX	2.0	2.0	1104	$1,521	$1.38	3d	1	0.77mi
8383 El Mundo St Unit 2174 Houston, TX	2.0	2.0	1104	$1,553	$1.41	11d	1	0.77mi
8383 El Mundo St Unit 422 Houston, TX	2.0	2.0	1104	$1,529	$1.38	8d	1	0.77mi
2656 Holly Hall St Houston, TX	2.0	2.0	1850	$2,206	$1.19	44d	1	0.77mi
7321 Conley St Unit A Houston, TX	3.0	2.5	1869	$2,025	$1.08	21d	1	0.78mi
7321 Conley St Unit B Houston, TX	3.0	2.0	1501	$2,025	$1.35	21d	1	0.78mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.87mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	3d	1	0.89mi
3311 Daphne St Unit 1255369P Houston, TX	3.0	3.5	1797	$6,544	$3.64	2d	1	0.94mi
3311 Daphne St Unit 3311 Houston, TX	3.0	3.5	1800	$7,500	$4.17	44d	1	0.94mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	20d	1	0.98mi
6737 Peerless St Unit A Houston, TX	3.0	3.5	1732	$2,649	$1.53	17d	1	1.00mi
6735 Peerless St Unit CUNIT A Houston, TX	3.0	3.5	1732	$2,649	$1.53	17d	1	1.00mi
6809 Conley St Houston, TX	3.0	4.0	1921	$2,600	$1.35	44d	1	1.01mi
3024 Charline Ave Houston, TX	3.0	3.5	1995	$2,950	$1.48	44d	1	1.05mi
2800 Corder St Houston, TX	2.0	1.0	1102	$1,475	$1.34	44d	1	1.06mi
7206 Almeda Rd Houston, TX	2.0	2.0	1123	$1,925	$1.71	44d	1	1.10mi

Listing history 17 events

1. 2026-06-08
   days on market $224,900 Pending 17 DOM
2. 2026-06-07
   days on market $224,900 Pending 16 DOM
3. 2026-06-04
   statusdays on market $224,900 Pending 13 DOM
4. 2026-06-01
   days on market $224,900 Active 10 DOM
5. 2026-05-31
   days on market $224,900 Active 9 DOM
6. 2026-05-18
   price $225,000 1006-char remark
7. 2026-04-25
   listed $1,800
8. 2026-04-24
   listed $230,000 Active 1006-char remark
9. 2026-04-10
   soldstatus
10. 2007-09-24
    soldstatus
11. 2007-05-25
    historical
12. 2006-10-09
    listed $121,900
13. 2006-10-09
    historical
14. 2006-05-03
    listed $124,990
15. 2006-04-30
    historical
16. 2006-02-03
    listed $124,990
17. 1988-01-02
    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: $4,079 · $340/mo
• Projected year-2 tax: $4,116 · $343/mo
• Expected delta: +$37/yr (+$3/mo · 0.9%)

ⓘ 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 6 d/yr ≥109°F today · 21 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: $28,495
• − Mortgage interest: −$12,598
• − Property taxes: −$4,079
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$6,543
• Taxable loss: −$408
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $3,253/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

-98.6% since first listed

18 events — show timeline

• 2026-06-09 Pending — HARMLS
• 2026-06-03 Rental Removed $1,750 HARMLS
• 2026-06-03 Pending — HARMLS
• 2026-05-22 Listing Removed — HARMLS
• 2026-05-22 Listed $224,900 HARMLS
• 2026-05-21 Price Changed $1,750 HARMLS
• 2026-05-18 Price Changed $225,000 HARMLS
• 2026-04-25 Listed for Rent $1,800 HARMLS
• 2026-04-24 Listed $230,000 HARMLS
• 2026-04-10 Sold (Public Records) — Public Records
• 2007-09-24 Sold (Public Records) — Public Records
• 2007-05-25 Listing Removed — HARMLS
• 2006-10-09 Listing Removed — HARMLS
• 2006-10-09 Listed $121,900 HARMLS
• 2006-05-03 Listed $124,990 HARMLS
• 2006-04-30 Listing Removed — HARMLS
• 2006-02-03 Listed $124,990 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,079 · +11.7% YoY. Source: county tax records.