4605 Brady St Unit B · Houston, TX 77011

$359,900

3 bd · 2.5 ba · 1,725 sqft · SingleFamily · 14 Days on market

Built 2024 Good condition 3,001 sqft lot ↓ 8% since listing

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.2/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +1.8/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks

New construction home located in the heart of East Downtown, just minutes from Downtown Houston, restaurants, bars, and East River 9. This thoughtfully designed residence offers just under 1,800 SF with 3 bedrooms and 2.5 bathrooms. First-floor living features an open-concept kitchen, dining, and living area with direct access to a large backyard and covered patio—ideal for entertaining. Built with function and quality in mind, the home includes laminte flooring throughout (no carpet), 10-foot ceilings on first floor, and abundant natural light fill the home from the abundance of windows. Upstairs you’ll find two secondary bedrooms with an oversized shared bathroom, along with a

Key facts

• Laminate flooring
• Open-concept kitchen
• 10-foot ceilings

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT KITCHEN
• LARGE BACKYARD
• COVERED PATIO
• LAMINATE FLOORING
• 10-FOOT CEILINGS

Property features AI

Finance

• Other: Road surface: asphalt; Lot size approximately 3,000 square feet (0.0689 acres)

Exterior

• Parking: Attached garage with 2 spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2024); Slab foundation; Composition roof; Built by Brady St Developers
• Construction: Cement siding; Composition roof; Slab foundation; Year built 2024
• Exterior features: Covered patio; Patio and deck; Private yard; Fenced backyard; Property backs to greenbelt/park; Cleared lot

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Kitchen island; Quartz countertops; Pantry; Breakfast bar
• Bedrooms: Total rooms: 6
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; Programmable thermostat
• Interior features: Breakfast bar; Double vanity; High ceilings; Kitchen island; Kitchen/family room combo; Pantry; Quartz countertops; Self-closing cabinet doors and drawers; Soaking tub; Separate shower; Tub shower; Ceiling fans; Combined living and dining area; Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Tankless water heater

🏗️ New construction. The $359,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $390,056.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (34.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (42.5% below list).
• Recommended offer: $207k (42.5% below list) — sets the bar for 1% rule.

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: Burnet El (math 12% / reading 32%, grade F, #3,333 of 4,322 statewide, top 80%, 407 students, 91% 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 96% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 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 leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,069/mo this rent would consume 50% 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 $42k of equity ($3k loan paydown + $39k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,892 (42.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.53% ✗
• Cap rate: 3.03%
• Cash-on-cash: -11.66%
• DSCR: 0.48
• GRM: 15.7

CMA / ARV

• ARV (median comp): $390,056
• List price: $359,900
• Delta: -7.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5005 Brady St	0.26mi	4/3.0 (+1)	1,776 (+3%)	0mo	$375,000	$211	76
137 Eastwood St	0.13mi	3/3.5	1,912 (+11%)	1mo	$369,900	$193	71
747 Dumble St	0.54mi	3/3.5	1,744 (+1%)	2mo	$369,990	$212	67
3906 Rusk St	0.68mi	3/2.5	1,752 (+2%)	3mo	$425,000	$243	63
5103 Avenue J	0.45mi	3/3.5	1,816 (+5%)	3mo	$399,900	$220	63
5107 Avenue J	0.45mi	3/3.5	1,816 (+5%)	3mo	$369,900	$204	63
4009 Wilmer St	0.47mi	3/2.0	1,593 (-8%)	3mo	$389,000	$244	61
5011 Walker St	0.63mi	2/1.0 (-1)	1,720 (-0%)	2mo	$299,000	$174	57
402 Hunt St	0.42mi	3/2.0	1,521 (-12%)	4mo	$337,000	$222	56
4121 Woodleigh St	0.71mi	4/3.0 (+1)	1,619 (-6%)	0mo	$569,000	$351	49
4313 Polk St	0.74mi	3/2.0	1,575 (-9%)	0mo	$395,000	$251	49
4022 Mckinney St	0.70mi	3/3.5	1,864 (+8%)	3mo	$299,000	$160	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 15.5%
• Equity multiple: 2.27×
• Total profit: $138,818
• Equity at exit: $351,393

10-year hold

• IRR: 14.7%
• Equity multiple: 5.13×
• Total profit: $451,150
• Equity at exit: $757,792

Cash invested: $109,216 (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: 14.5×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$488 /mo · $5,851/yr
• Insurance: −$163
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-1,061

Break-even live

Break-even rent $3,412

Max offer price $236,507

Occupancy floor —

Sensitivity live

Price	-10% $-792	-5% $-926	+0% $-1,061	+5% $-1,196	+10% $-1,331
Rent	-10% $-1,225	-5% $-1,143	+0% $-1,061	+5% $-979	+10% $-898
Rate	-1.0pp $-865	-0.5pp $-962	base $-1,061	+0.5pp $-1,162	+1.0pp $-1,265

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: $97,514
• Closing costs: $11,702
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Jenkins St Houston, TX	3.0	2.0	1242	$2,250	$1.81	45d	1	0.22mi
132 N Estelle St Unit 1526930P Houston, TX	2.0	1.0	1076	$1,760	$1.64	9d	1	0.32mi
5502 Texas St Unit 1514806P Houston, TX	3.0	2.5	1808	$7,179	$3.97	0d	1	0.61mi
5504 Texas St Unit 1514810P Houston, TX	3.0	2.5	1808	$7,146	$3.95	0d	1	0.62mi
4411 Dallas St Houston, TX	2.0	1.0–2.0	734	$2,000	$2.72	1d	14	0.62mi
4009 Lamar St Unit A Houston, TX	2.0	2.0	1368	$1,699	$1.24	1d	1	0.72mi
4952 Polk St Unit 1531107P Houston, TX	2.0	2.0	1980	$2,327	$1.18	9d	1	0.76mi
4952 Polk St Unit 1531100P Houston, TX	1.0–2.0	1.0–2.0	1258	$2,285	$1.82	0d	2	0.76mi
4001 Dallas St Unit 1029264P Houston, TX	3.0	3.0	2174	$5,220	$2.40	0d	1	0.79mi
5121 Polk St Unit 1 Houston, TX	2.0	1.0	1300	$1,600	$1.23	26d	1	0.82mi
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$3,836	$3.11	0d	2	1.07mi
99 N Delano St Houston, TX	2.0	2.0	1052	$1,311	$1.25	26d	1	1.08mi
800 Middle St Houston, TX	1.0–4.0	1.0–2.0	1003	$1,593	$1.59	7d	1	1.09mi
2816 Rusk St Houston, TX	3.0	3.5	2107	$2,800	$1.33	45d	1	1.20mi
2414 East Dr Unit Canal St unit Houston, TX	3.0	3.5	2063	$2,950	$1.43	9d	1	1.28mi
2404 Navigation Blvd Unit 422 Houston, TX	2.0	2.0	1309	$2,296	$1.75	9d	1	1.31mi
2404 Navigation Blvd Unit 2441 Houston, TX	2.0	2.0	1309	$2,280	$1.74	0d	1	1.31mi
2404 Navigation Blvd Unit 2187 Houston, TX	2.0	2.0	1309	$2,321	$1.77	0d	1	1.31mi
2404 Navigation Blvd Unit 424 Houston, TX	2.0	2.0	1309	$2,296	$1.75	7d	1	1.31mi
3131 Leeland St Houston, TX	3.0	3.5	1966	$2,850	$1.45	26d	1	1.33mi
3448 Coyle St Unit 510 Houston, TX	3.0	2.0	1151	$1,215	$1.06	17d	1	1.37mi
3448 Coyle St Unit 3174 Houston, TX	3.0	2.0	1151	$1,199	$1.04	0d	1	1.37mi
2504 Rusk St Unit 1563174P Houston, TX	2.0	2.0	1819	$4,036	$2.22	4d	1	1.38mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	9d	1	1.39mi
2424 Capitol St Houston, TX	2.0	2.0	1210	$1,634	$1.35	45d	1	1.43mi
2315 Navigation Blvd Houston, TX	1.0–2.0	1.0–2.5	943	$3,500	$3.71	0d	62	1.45mi
2501 McKinney St Houston, TX	2.0	2.0	1210	$1,634	$1.35	1d	1	1.45mi
2501 McKinney St Unit CRT2 Houston, TX	2.0	2.0	1210	$1,634	$1.35	4d	1	1.46mi
3517 McIlhenny St Houston, TX	3.0	3.5	2000	$3,200	$1.60	5d	1	1.47mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	45d	1	1.47mi
2104 Canal St Unit 2162 Houston, TX	2.0	2.0	1052	$1,244	$1.18	7d	1	1.48mi
2104 Canal St Unit 2165 Houston, TX	2.0	2.0	1052	$1,269	$1.21	0d	1	1.48mi
2104 Canal St Unit 3165 Houston, TX	3.0	2.0	1163	$1,782	$1.53	0d	1	1.48mi
2104 Canal St Unit 2112 Houston, TX	2.0	2.0	1052	$1,228	$1.17	0d	1	1.48mi
2104 Canal St Unit 2141 Houston, TX	2.0	2.0	1052	$1,586	$1.51	14d	1	1.48mi
2104 Canal St Unit 2174 Houston, TX	2.0	2.0	1052	$1,279	$1.22	13d	1	1.48mi
2104 Canal St Unit 2161 Houston, TX	2.0	2.0	1052	$1,268	$1.21	12d	1	1.48mi
2104 Canal St Unit 3174 Houston, TX	3.0	2.0	1163	$1,822	$1.57	12d	1	1.48mi
2104 Canal St Unit 2137 Houston, TX	3.0	2.0	1163	$1,833	$1.58	13d	1	1.48mi
2104 Canal St Apt 422 Houston, TX	2.0	2.0	1052	$1,244	$1.18	9d	1	1.48mi

Listing history 19 events

1. 2026-06-16
   days on market $359,900 Pending 14 DOM
2. 2026-06-15
   days on market $359,900 Pending 13 DOM
3. 2026-06-13
   statusdays on market $359,900 Pending 11 DOM
4. 2026-06-09
   days on market $359,900 Active 7 DOM
5. 2026-06-08
   days on market $359,900 Active 6 DOM
6. 2026-06-07
   days on market $359,900 Active 5 DOM
7. 2026-06-04
   days on market $359,900 Active 2 DOM
8. 2026-06-02
   days on marketlisting id $359,900 Active 1 DOM
9. 2026-06-01
   days on market $359,900 Active 26 DOM
10. 2026-05-31
    days on market $359,900 Active 25 DOM
11. 2026-05-06
    listed $359,900 Active 984-char remark
12. 2026-05-06
    historical
13. 2026-04-25
    historical
14. 2026-04-23
    listed $369,900 Active
15. 2026-03-09
    listed $369,900 Active
16. 2026-03-09
    historical
17. 2026-02-11
    listed $379,900 Active
18. 2026-02-11
    historical
19. 2026-01-15
    listed $389,900 Active

ⓘ 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 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 · 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: $24,827
• − Mortgage interest: −$21,849
• − Property taxes: −$5,851
• − Insurance: −$1,950
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$11,347
• Taxable loss: −$20,143
• Est. tax savings @ 24.0%: +$4,834
• After-tax cash flow: $-7,899/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 · 6 photos

Good 80/100 None rehab

This new construction home in East Downtown Houston is in excellent condition with no visible repairs needed. It offers a great opportunity for investors looking to maximize both resale and rental value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers
• Both Interior touch-ups — Fresh paint and minor touch-ups can refresh the interior and make it more appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can refresh the interior and make it more appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-7.7% since first listed

13 events — show timeline

• 2026-06-17 Pending — HARMLS
• 2026-06-10 Pending — HARMLS
• 2026-06-02 Listing Removed — HARMLS
• 2026-06-02 Listed $359,900 HARMLS
• 2026-05-06 Listing Removed — HARMLS
• 2026-05-06 Listed $359,900 HARMLS
• 2026-04-25 Listing Removed — HARMLS
• 2026-04-23 Listed $369,900 HARMLS
• 2026-03-09 Listing Removed — HARMLS
• 2026-03-09 Listed $369,900 HARMLS
• 2026-02-11 Listing Removed — HARMLS
• 2026-02-11 Listed $379,900 HARMLS
• 2026-01-15 Listed $389,900 HARMLS