880 Tully Rd #13 · Houston, TX 77079

$199,000

3 bd · 2.5 ba · 1,775 sqft · Townhouse public records · 13 Days on market

Built 1982 1,881 sqft lot $112/sqft · 14% below area Est $231k · 14% under $268/mo HOA · 13% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +13.8/15.0
• Cash flow +10.9/30.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

SOLD AS-IS! Welcome to 880 Tully Rd #13, a spacious 2-bedroom, 2.5-bath townhome in a gated community in desirable 77079 near the Energy Corridor and Memorial. Offering approximately 1,775 sq ft, this home provides a great opportunity to personalize in a prime location. The generous living area is ideal for everyday living or entertaining. Both bedrooms feature en-suite baths, plus a convenient half bath downstairs for guests. Major updates include a recent HVAC system (2023/2024) and water heater (2021). Priced to reflect original condition, allowing the next owner to update to their own style. Community amenities include a pool and tennis courts. Easy access to I-10, CityCentre, shoppin

Key facts

• Gated community
• Recent water heater
• Community amenities

Tags

• GATED COMMUNITY
• EN-SUITE BATHS
• RECENT HVAC SYSTEM
• RECENT WATER HEATER
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• HOA & community: Sterling Association Services; Monthly association fee of $268 (includes clubhouse and common areas)

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; Full ownership; Slab foundation
• Construction: Built in 1982; Roof: composition/shingle/wood; Construction materials: unknown
• Exterior features: Association pool; Association clubhouse; Tennis courts; Gated community

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom on second level; Additional bedroom on second level (approx. 10 x 10)
• Bathrooms: 2 full bathrooms; 1 half bathroom (first level)
• Interior features: Balcony; Bath in primary bedroom; Ceiling fans; Wood-burning fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (7.9% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $183k (7.9% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• Spring Branch ISD (urban): math 47% / reading 46% proficiency, ranked #215 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thornwood El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 408 students, 88% FRL); Spring Forest Middle (math 39% / reading 44%, grade F, #595 of 1,662 statewide, top 37%, 962 students, 56% FRL); Stratford H S (math 52% / reading 59%, grade C, #364 of 1,632 statewide, top 23%, 2,272 students, 33% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents soft (-0.8%/yr); 235 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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.
• Current owner paid $77k; list at $199k implies a 158% gain — meaningful room to come down on a strong offer.

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 $183,350 (7.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.06% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 7.9

CMA / ARV

• ARV (median comp): $231,191
• List price: $199,000
• Delta: -7.00%
• 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
14571 Misty Meadow Ln	0.17mi	3/2.5	1,794 (+1%)	2mo	$265,980	$148	88
14506 Misty Meadow Ln	0.20mi	3/2.5	1,886 (+6%)	1mo	$225,000	$119	79
781 Country Place Dr #2016	0.37mi	3/2.5	1,864 (+5%)	3mo	$99,900	$54	72
1147 Country Place Dr	0.16mi	3/2.5	1,992 (+12%)	1mo	$270,000	$136	72
800 Country Place Dr #802	0.35mi	3/3.0	1,670 (-6%)	2mo	$209,990	$126	70
710 Country Place Dr Unit G	0.41mi	3/2.5	1,670 (-6%)	2mo	$255,000	$153	69
800 Country Place Dr #1204	0.32mi	3/2.5	1,951 (+10%)	3mo	$270,000	$138	66
1079 Country Place Dr #1079	0.14mi	2/2.5 (-1)	1,520 (-14%)	3mo	$225,000	$148	62
14231 Misty Meadow Ln	0.31mi	3/2.5	2,024 (+14%)	1mo	$329,900	$163	61
14309 Misty Meadow Ln	0.26mi	3/3.0	2,040 (+15%)	1mo	$210,000	$103	60
14690 Perthshire Rd Unit C	0.50mi	3/2.5	1,978 (+11%)	1mo	$225,000	$114	57
14706 Perthshire Rd Unit G	0.54mi	3/2.5	1,978 (+11%)	0mo	$239,500	$121	56

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-43,797
• Equity at exit: $29,672

10-year hold

• IRR: -35.4%
• Equity multiple: -0.22×
• Total profit: $-68,182
• Equity at exit: $17,206

Cash invested: $55,720 (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 77079

• Rents YoY: -0.8%
• Active inventory: 235
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$358 /mo · $4,291/yr
• Insurance: −$83
• HOA: −$268
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-89

Break-even live

Break-even rent $2,218

Max offer price $183,350

Occupancy floor 99%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14553 Still Meadow Dr Houston, TX	2.0	2.5	1264	$1,900	$1.50	18d	1	0.24mi
1305 Country Place Dr Houston, TX	3.0	2.5	1886	$1,550	$0.82	43d	1	0.25mi
781 Country Place Dr Houston, TX	2.0–3.0	2.0–2.5	2264	$1,800	$0.80	4d	6	0.44mi
777 Bateswood Dr Houston, TX	2.0	1.5–2.0	1488	$1,459	$0.98	5d	4	0.57mi
14759 Perthshire Rd Houston, TX	2.0	1.0	1272	$1,925	$1.51	24d	1	0.58mi
681 Dairy Ashford Rd Houston, TX	3.0	2.0	1492	$1,886	$1.26	43d	1	0.66mi
681 Dairy Ashford Rd Houston, TX	3.0	2.0	1492	$1,886	$1.26	22d	1	0.66mi
738 Bateswood Dr Houston, TX	1.0–3.0	1.0–2.0	1010	$1,459	$1.44	20d	12	0.67mi
14814 Perthshire Rd Houston, TX	2.0–4.0	1.0–2.5	1381	$1,748	$1.26	2d	81	0.69mi
14800 Memorial Dr Houston, TX	1.0–3.0	1.5–3.0	1368	$3,966	$2.90	10d	21	0.73mi
14800 Memorial Dr Houston, TX	1.0–3.0	1.5–3.0	1371	$3,885	$2.83	1d	14	0.73mi
14806 Memorial Dr Houston, TX	3.0	3.0	1565	$2,750	$1.76	43d	1	0.79mi
14855 Memorial Dr Houston, TX	1.0–2.0	1.0–2.0	1098	$2,040	$1.86	1d	29	0.90mi
770 N Eldridge Pkwy Houston, TX	1.0–3.0	1.0–2.0	1099	$2,544	$2.31	2d	19	1.00mi
881 N Eldridge Pkwy Houston, TX	3.0	3.0	1766	$2,483	$1.41	20d	1	1.03mi
881 N Eldridge Pkwy Houston, TX	3.0	3.0	1766	$2,483	$1.41	43d	1	1.03mi
776 N Eldridge Pkwy Houston, TX	2.0	2.0	1242	$1,909	$1.54	43d	1	1.05mi
15100 Turkey Creek Dr Houston, TX	3.0	2.0	1766	$2,648	$1.50	24d	1	1.08mi
875 N Eldridge Pkwy Houston, TX	1.0–3.0	1.0–2.5	1197	$2,688	$2.25	2d	29	1.11mi
632 N Eldridge Pkwy Unit 1258 Houston, TX	2.0	2.0	1305	$1,685	$1.29	43d	1	1.14mi
632 N Eldridge Pkwy Unit 1442 Houston, TX	2.0	2.0	1444	$2,002	$1.39	43d	1	1.14mi
611 N Dairy Ashford Rd Houston, TX	1.0–2.0	1.0–2.0	879	$2,056	$2.34	1d	19	1.15mi
874 Yorkchester Dr Houston, TX	3.0	2.0	1282	$1,620	$1.26	43d	1	1.21mi
15206 Memorial Dr Houston, TX	3.0	2.0	1772	$2,718	$1.53	22d	1	1.25mi
15206 Memorial Dr Houston, TX	3.0	2.0	1772	$2,718	$1.53	43d	1	1.25mi
1200 Dairy Ashford Rd Houston, TX	1.0–2.0	1.0–2.0	974	$1,851	$1.90	2d	30	1.29mi
15200 Memorial Dr Houston, TX	1.0–2.0	1.5–2.0	1250	$2,852	$2.28	2d	23	1.31mi
1200 S Dairy Ashford Rd Houston, TX	1.0–2.0	1.0–2.0	1000	$1,572	$1.57	1d	13	1.37mi
12658 Briar Patch Rd Houston, TX	4.0	3.0	2405	$2,500	$1.04	7d	1	1.38mi
777 S Mayde Creek Dr Houston, TX	3.0	1.0–2.5	1279	$3,011	$2.35	2d	20	1.44mi
935 N Wilcrest Dr Houston, TX	1.0–2.0	1.0–2.5	1260	$2,600	$2.06	1d	24	1.49mi

HOA detail

• Monthly dues: $268 · $3,216/yr
• Likely covers: waterpoolsecurity

Listing history 30 events

1. 2026-06-18
   days on market $199,000 Active 13 DOM
2. 2026-06-17
   days on market $199,000 Active 12 DOM
3. 2026-06-16
   days on market $199,000 Active 11 DOM
4. 2026-06-15
   days on market $199,000 Active 10 DOM
5. 2026-06-13
   days on market $199,000 Active 8 DOM
6. 2026-06-09
   days on market $199,000 Active 4 DOM
7. 2026-06-08
   days on market $199,000 Active 3 DOM
8. 2026-06-07
   pricedays on marketlisting id $199,000 Active 2 DOM
9. 2026-04-28
   listed $215,000 Active 807-char remark
10. 2026-04-25
    historical $1,850
11. 2026-04-25
    historical
12. 2026-03-26
    listed $1,850
13. 2026-03-25
    listed $225,000 Active
14. 2026-03-23
    historical $1,850
15. 2026-03-23
    historical
16. 2026-03-02
    status Active
17. 2026-02-27
    status Pending
18. 2026-02-20
    listed $1,850
19. 2026-02-17
    listed $225,000 Active
20. 2026-02-17
    listed $325,000 Active
21. 2026-02-17
    historical
22. 2019-10-09
    soldstatus
23. 2019-10-08
    soldstatus Sold
24. 2019-09-10
    status Pending
25. 2019-09-04
    listed $135,000 Active
26. 2007-06-09
    historical
27. 2006-11-14
    listed $109,900
28. 2003-12-19
    soldstatus
29. 1999-10-01
    soldstatus $77,000
30. 1999-09-28
    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: $4,291 · $358/mo
• Projected year-2 tax: $4,291 · $358/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,269
• − Mortgage interest: −$11,147
• − Property taxes: −$4,291
• − Insurance: −$995
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − HOA: −$3,216
• − Depreciation: −$5,789
• Taxable loss: −$4,213
• Est. tax savings @ 24.0%: +$1,011
• After-tax cash flow: $-52/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: Spring Branch ISD
• NCES district ID: 4841100
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $60,311
• Composite: 40.88/100
• National rank: #3624
• State rank: #215 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): 37,276
• Household income: $101,995
• Rent vs Own: 51.7% rent · 48.3% own
• Severe rent burden: 1811.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 20% Two or more races 15% Black 13% Asian 8%
• Hispanic origin (detail): Mexican 10% Cuban 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 25% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 15% Other Indo-European 5% Chinese 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: ▼ -316.55%
• Current HPI: 286.7958
• Rent YoY: ▼ -0.80%
• 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

+158.4% since first listed

24 events — show timeline

• 2026-06-05 Listed $199,000 HARMLS
• 2026-05-30 Listing Removed — HARMLS
• 2026-04-28 Listed $215,000 HARMLS
• 2026-04-25 Rental Removed $1,850 HARMLS
• 2026-04-25 Listing Removed — HARMLS
• 2026-03-26 Listed for Rent $1,850 HARMLS
• 2026-03-25 Listed $225,000 HARMLS
• 2026-03-23 Rental Removed $1,850 HARMLS
• 2026-03-23 Listing Removed — HARMLS
• 2026-03-02 Relisted — HARMLS
• 2026-02-27 Pending — HARMLS
• 2026-02-20 Listed for Rent $1,850 HARMLS
• 2026-02-17 Listed $325,000 HARMLS
• 2026-02-17 Listing Removed — HARMLS
• 2026-02-17 Listed $225,000 HARMLS
• 2019-10-09 Sold (Public Records) — Public Records
• 2019-10-08 Sold (MLS) — HARMLS
• 2019-09-10 Pending — HARMLS
• 2019-09-04 Listed $135,000 HARMLS
• 2007-06-09 Listing Removed — HARMLS
• 2006-11-14 Listed $109,900 HARMLS
• 2003-12-19 Sold (Public Records) — Public Records
• 1999-10-01 Sold (Public Records) $77,000 Public Records
• 1999-09-28 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $4,291 · +8.3% YoY. Source: county tax records.