4515 Briar Hollow Pl #112 · Houston, TX 77027

$145,000

1 bd · 1.0 ba · 688 sqft · Condo public records · 27 Days on market

Built 1968 $447/mo HOA · 24% 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).

• Cash flow +10.9/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy vibrant city living in this charming open-concept condominium located in the heart of the Galleria area. This beautifully maintained first-floor unit features one reserved parking space, stylish wood-look flooring, granite countertops, stainless steel appliances, and a neutral color palette throughout. Residents can take advantage of community amenities, including a fitness center and pool. The HOA covers common area maintenance, insurance, and water for added convenience. Schedule your private showing today!

Key facts

• Fitness center
• Community amenities
• Granite countertops

Tags

• OPEN-CONCEPT CONDOMINIUM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FITNESS CENTER
• COMMUNITY AMENITIES
• RESERVED PARKING SPACE

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Association managed by Prestige Association Management; Monthly association fee of $447; HOA covers common areas, structure maintenance, recreation facilities, sewer, trash and water; Community pool

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Entry level: first floor
• Construction: Brick construction; Composition roof; Foundation: pillar/post/pier and slab; Built in 1968
• Exterior features: Balcony; Fenced

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Microwave
• Bedrooms: Primary bedroom (first floor)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-65 ($-774/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (7.9% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $134k (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: schools D, 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.
• Market conditions: Rents soft (-1.4%/yr); 187 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); 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 $4k 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 27 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago; this cycle's ask is 12240% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $133,600 (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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.19×
• Total profit: $-32,713
• Equity at exit: $21,620

10-year hold

• IRR: -45.9%
• Equity multiple: -0.32×
• Total profit: $-53,443
• Equity at exit: $12,537

Cash invested: $40,600 (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 77027

• Rents YoY: -1.4%
• Active inventory: 187
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$760
• Tax from tax record: −$270 /mo · $3,235/yr
• Insurance: −$60
• HOA: −$447
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-65

Break-even live

Break-even rent $1,946

Max offer price $133,600

Occupancy floor 98%

Sensitivity live

Price	-10% $18	-5% $-23	+0% $-65	+5% $-106	+10% $-147
Rent	-10% $-212	-5% $-138	+0% $-65	+5% $9	+10% $83
Rate	-1.0pp $8	-0.5pp $-28	base $-65	+0.5pp $-102	+1.0pp $-140

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1875 Post Oak Park Dr Houston, TX	1.0–2.0	1.0–2.0	1089	$1,320	$1.21	0d	21	0.17mi
1317 Post Oak Park Dr Houston, TX	1.0–3.0	1.0–2.5	984	$1,587	$1.61	0d	30	0.21mi
1311 Post Oak Park Dr Houston, TX	1.0	1.0	741	$2,000	$2.70	45d	1	0.26mi
1919 Post Oak Park Dr Houston, TX	1.0–3.0	1.0–2.5	1103	$1,355	$1.23	4d	41	0.34mi
1111 Post Oak Blvd Houston, TX	2.0	1.0–2.0	1097	$1,956	$1.78	3d	22	0.34mi
70 E Briar Hollow Ln Houston, TX	2.0	1.0–2.0	1026	$1,544	$1.50	0d	23	0.36mi
2121 Mid Ln Houston, TX	1.0–2.0	1.0–2.0	914	$1,520	$1.66	0d	13	0.43mi
2020 Westcreek Ln Houston, TX	2.0	1.0–2.0	1183	$3,678	$3.11	0d	27	0.44mi
2031 Westcreek Ln Unit 2046 Houston, TX	1.0	1.0	724	$1,709	$2.36	12d	1	0.46mi
2031 Westcreek Ln Unit 1162 Houston, TX	1.0	1.0	724	$1,670	$2.31	6d	1	0.46mi
2031 Westcreek Ln Unit 2046 Houston, TX	1.0	1.0	695	$1,530	$2.20	16d	1	0.46mi
2031 Westcreek Ln Unit 2073 Houston, TX	1.0	1.0	627	$1,319	$2.10	12d	1	0.46mi
2031 Westcreek Ln Unit 112 Houston, TX	1.0	1.0	627	$1,289	$2.06	0d	1	0.46mi
2031 Westcreek Ln Unit 321 Houston, TX	1.0	1.0	724	$1,670	$2.31	9d	1	0.46mi
2031 Westcreek Ln Unit 1112 Houston, TX	1.0	1.0	724	$1,659	$2.29	0d	1	0.46mi
1616 Post Oak Blvd Unit 1631 Houston, TX	1.0	1.0	735	$2,154	$2.93	16d	1	0.51mi
1616 Post Oak Blvd Unit 1631 Houston, TX	1.0	1.0	735	$2,858	$3.89	12d	1	0.51mi
1616 Post Oak Blvd Unit 321 Houston, TX	1.0	1.0	735	$2,819	$3.84	9d	1	0.51mi
1616 Post Oak Blvd Unit 1187 Houston, TX	1.0	1.0	735	$2,808	$3.82	0d	1	0.52mi
1616 Post Oak Blvd Unit 1162 Houston, TX	1.0	1.0	735	$2,819	$3.84	6d	1	0.52mi
1616 Post Oak Blvd Houston, TX	1.0	1.0	683	$2,410	$3.53	25d	1	0.52mi
2031 Westcreek Ln Houston, TX	—	1.0	617	$1,485	$2.41	25d	1	0.54mi
2303 Mid Ln Houston, TX	2.0	1.0–2.0	1085	$2,685	$2.47	0d	15	0.60mi
2350 Westcreek Ln Houston, TX	1.0–3.0	1.0–2.0	1065	$1,365	$1.28	0d	16	0.62mi
2311 Mid Ln Houston, TX	3.0	1.0–3.5	1490	$3,933	$2.64	0d	18	0.64mi
2356 Westcreek Ln Houston, TX	1.0	1.0	700	$1,280	$1.83	25d	1	0.67mi
1750 Sky Lark Ln Unit 1765 Houston, TX	1.0	1.0	740	$1,912	$2.58	16d	1	0.69mi
1750 Sky Lark Ln Unit 1765 Houston, TX	1.0	1.0	740	$1,916	$2.59	12d	1	0.69mi
1750 Sky Lark Ln Unit 1792 Houston, TX	1.0	1.0	624	$1,766	$2.83	12d	1	0.69mi
1750 Sky Lark Ln Unit 323 Houston, TX	1.0	1.0	740	$1,877	$2.54	9d	1	0.69mi
1750 Sky Lark Ln Unit 187 Houston, TX	1.0	1.0	624	$1,736	$2.78	0d	1	0.69mi
1750 Sky Lark Ln Unit 1187 Houston, TX	1.0	1.0	740	$1,866	$2.52	0d	1	0.69mi
1750 Sky Lark Ln Unit 1162 Houston, TX	1.0	1.0	740	$1,877	$2.54	6d	1	0.69mi
4410 Westheimer Rd Houston, TX	1.0–3.0	1.0–2.0	1040	$1,701	$1.64	0d	21	0.70mi
1770 S Post Oak Ln Unit 1162 Houston, TX	1.0	1.0	687	$2,091	$3.04	6d	1	0.70mi
1770 S Post Oak Ln Unit 1165 Houston, TX	1.0	1.0	687	$2,080	$3.03	0d	1	0.70mi
1770 S Post Oak Ln Unit 1785 Houston, TX	1.0	1.0	687	$2,130	$3.10	12d	1	0.70mi
1770 S Post Oak Ln Unit 1785 Houston, TX	1.0	1.0	687	$2,126	$3.09	16d	1	0.70mi
1770 S Post Oak Ln Unit 165 Houston, TX	1.0	1.0	616	$1,809	$2.94	0d	1	0.70mi
1770 S Post Oak Ln Unit 1812 Houston, TX	1.0	1.0	616	$1,839	$2.99	12d	1	0.70mi

HOA detail condo

• Monthly dues: $447 · $5,364/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-04-30
   listed $1,175
2. 2026-04-28
   listed $145,000 Active 520-char remark
3. 2026-04-28
   historical $1,175
4. 2026-04-27
   historical
5. 2026-04-26
   price $1,175
6. 2026-04-25
   price $145,000
7. 2026-03-25
   listed $1,200
8. 2026-03-24
   listed $155,000 Active
9. 2026-03-24
   historical $1,250
10. 2026-03-23
    price $155,000
11. 2026-03-23
    historical
12. 2026-02-23
    price $169,900
13. 2026-01-14
    listed $1,250
14. 2026-01-13
    listed $175,000 Active
15. 2025-01-06
    historical $1,250
16. 2024-11-09
    listed $1,250
17. 2024-06-25
    historical
18. 2024-06-06
    price $145,000
19. 2024-02-29
    listed $150,000 Active
20. 2021-08-19
    soldstatus
21. 2021-08-12
    soldstatus Sold
22. 2021-07-06
    status Pending
23. 2021-06-30
    status Option Pending
24. 2021-06-18
    price $124,900
25. 2021-05-19
    price $127,500
26. 2021-03-25
    listed $129,000 Active
27. 2015-05-04
    soldstatus
28. 2015-04-29
    soldstatus Sold
29. 2015-03-29
    status Pending
30. 2015-03-20
    status Option Pending
31. 2015-02-23
    price $125,000
32. 2015-02-11
    listed $120,000 Active
33. 2006-02-08
    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: $3,235 · $270/mo
• Projected year-2 tax: $3,235 · $270/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,372
• − Mortgage interest: −$8,122
• − Property taxes: −$3,235
• − Insurance: −$725
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$5,364
• − Depreciation: −$4,218
• Taxable loss: −$2,871
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $-85/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): 20,317
• Household income: $103,812
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 1336.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 17% Two or more races 14% Asian 10% Black 10%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 75% English-only · Spanish 12% Chinese 3% 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: ▼ -156.66%
• Current HPI: 232.8691
• Rent YoY: ▼ -1.43%
• 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

-99.0% since first listed

36 events — show timeline

• 2026-06-02 Rental Removed $995 HARMLS
• 2026-05-27 Price Changed $995 HARMLS
• 2026-05-27 Listing Removed — HARMLS
• 2026-04-30 Listed for Rent $1,175 HARMLS
• 2026-04-28 Listed $145,000 HARMLS
• 2026-04-28 Rental Removed $1,175 HARMLS
• 2026-04-27 Listing Removed — HARMLS
• 2026-04-26 Price Changed $1,175 HARMLS
• 2026-04-25 Price Changed $145,000 HARMLS
• 2026-03-25 Listed for Rent $1,200 HARMLS
• 2026-03-24 Listed $155,000 HARMLS
• 2026-03-24 Rental Removed $1,250 HARMLS
• 2026-03-23 Price Changed $155,000 HARMLS
• 2026-03-23 Listing Removed — HARMLS
• 2026-02-23 Price Changed $169,900 HARMLS
• 2026-01-14 Listed for Rent $1,250 HARMLS
• 2026-01-13 Listed $175,000 HARMLS
• 2025-01-06 Rental Removed $1,250 HARMLS
• 2024-11-09 Listed for Rent $1,250 HARMLS
• 2024-06-25 Listing Removed — HARMLS
• 2024-06-06 Price Changed $145,000 HARMLS
• 2024-02-29 Listed $150,000 HARMLS
• 2021-08-19 Sold (Public Records) — Public Records
• 2021-08-12 Sold (MLS) — HARMLS
• 2021-07-06 Pending — HARMLS
• 2021-06-30 Pending — HARMLS
• 2021-06-18 Price Changed $124,900 HARMLS
• 2021-05-19 Price Changed $127,500 HARMLS
• 2021-03-25 Listed $129,000 HARMLS
• 2015-05-04 Sold (Public Records) — Public Records
• 2015-04-29 Sold (MLS) — HARMLS
• 2015-03-29 Pending — HARMLS
• 2015-03-20 Pending — HARMLS
• 2015-02-23 Price Changed $125,000 HARMLS
• 2015-02-11 Listed $120,000 HARMLS
• 2006-02-08 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,235 · +1.6% YoY. Source: county tax records.