2750 Holly Hall St #702 · Houston, TX 77054

$74,999

1 bd · 1.0 ba · 704 sqft · Condo public records · 202 Days on market

Built 1983 $107/sqft · 22% below area Est $96k · 22% under $287/mo HOA · 27% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• 1% rule +9.4/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Appreciation +2.7/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

Excellent leased apartment for sale near Medical Center! Ready to move in condition! Room dimensions are estimates. Located in the Briarwick Condo community near the Texas Medical Center and NRG Stadium, this unit is a single-level, 1-bedroom, 1-bath condominium with 704 square feet of living space. Built in 1983, the unit features an open concept layout, typical of mid-rise buildings in the area, and may include a private balcony or patio and in unit laundry, depending on recent renovations. Residents benefit from reserved parking, onsite security, a gated entrance, and access to community swimming pools. Its convenient location provides easy access to METRO Light Rail and major city thoroughfares, making it a desirable option for professionals and students seeking proximity to Houston’s central institutions. Please do not disturb tenants.

Key facts

• Private balcony
• Reserved parking
• Gated entrance

Tags

• BRIARWICK CONDO COMMUNITY
• PRIVATE BALCONY
• IN UNIT LAUNDRY
• RESERVED PARKING
• ONSITE SECURITY
• GATED ENTRANCE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $-11 ($-138/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (2.7% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 (-2.8%/yr); 268 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $518 of loan paydown is wiped out by about $2k 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 202 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y ago; this cycle's ask is 7795% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: major flood risk; 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 $65,999 (12.0% 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. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.44% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 5.8

CMA / ARV

• ARV (median comp): $95,689
• List price: $74,999
• Delta: -21.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.9%
• Equity multiple: 0.25×
• Total profit: $-15,812
• Equity at exit: $11,183

10-year hold

• IRR: -42.6%
• Equity multiple: -0.24×
• Total profit: $-25,982
• Equity at exit: $6,485

Cash invested: $21,000 (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 77054

• Home prices YoY: -2.6%
• Rents YoY: -2.8%
• Active inventory: 268
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,077 high
• Mortgage (P&I): −$393
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$31
• HOA: −$287
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-11

Break-even live

Break-even rent $1,092

Max offer price $72,973

Occupancy floor 96%

Sensitivity live

Price	-10% $31	-5% $10	+0% $-11	+5% $-33	+10% $-54
Rent	-10% $-97	-5% $-54	+0% $-11	+5% $31	+10% $74
Rate	-1.0pp $26	-0.5pp $8	base $-11	+0.5pp $-31	+1.0pp $-51

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	704	$850	$1.21	2d	12	0.08mi
8383 El Mundo St Apt 321 Houston, TX	1.0	1.0	737	$1,148	$1.56	8d	1	0.24mi
8383 El Mundo St Unit 8457 Houston, TX	1.0	1.0	737	$1,187	$1.61	11d	1	0.24mi
8383 El Mundo St Unit 8404 Houston, TX	1.0	1.0	737	$1,297	$1.76	14d	1	0.24mi
8383 El Mundo St Unit 1174 Houston, TX	1.0	1.0	737	$1,188	$1.61	11d	1	0.24mi
8383 El Mundo St Unit 1148 Houston, TX	1.0	1.0	737	$1,145	$1.55	3d	1	0.24mi
8383 El Mundo St Houston, TX	1.0	1.0	737	$1,292	$1.75	14d	1	0.24mi
8380 El Mundo St Houston, TX	1.0–2.0	1.0–2.0	712	$964	$1.35	2d	28	0.32mi
7373 Ardmore St Houston, TX	1.0–3.0	1.0–2.0	1095	$1,165	$1.06	5d	24	0.39mi
8401 Almeda Rd Houston, TX	1.0	1.0	694	$1,265	$1.82	24d	1	0.43mi
7901 Cambridge St Houston, TX	1.0	1.0	432	$1,100	$2.55	22d	5	0.67mi
7901 Cambridge St Houston, TX	1.0	1.0	529	$1,150	$2.17	44d	6	0.67mi
7110 Ardmore St Houston, TX	2.0	1.0–2.0	831	$1,663	$2.00	3d	19	0.69mi
2117 Holly Hall St Houston, TX	1.0	1.0	654	$1,000	$1.53	24d	1	0.73mi
2256 Holly Hall St Houston, TX	1.0	1.0	706	$947	$1.34	18d	1	0.76mi
2256 Holly Hall St Houston, TX	1.0	1.0	706	$947	$1.34	22d	1	0.76mi
8282 Cambridge St Unit 8356 Houston, TX	1.0	1.0	602	$772	$1.28	3d	1	0.80mi
8282 Cambridge St Unit 1162 Houston, TX	1.0	1.0	602	$775	$1.29	8d	1	0.80mi
8282 Cambridge St Unit 8333 Houston, TX	1.0	1.0	602	$764	$1.27	13d	1	0.80mi
8282 Cambridge St Unit 8303 Houston, TX	1.0	1.0	602	$815	$1.35	14d	1	0.80mi
8282 Cambridge St Houston, TX	1.0	1.0	602	$810	$1.35	14d	1	0.82mi
7100 Almeda Rd Unit 1047 Houston, TX	1.0	1.0	575	$824	$1.43	11d	1	0.83mi
9000 Almeda Rd Houston, TX	1.0–2.0	1.0–2.0	927	$1,350	$1.46	1d	12	0.84mi
7100 Almeda Rd Unit 7121 Houston, TX	1.0	1.0	575	$781	$1.36	3d	1	0.85mi
7100 Almeda Rd Unit 7121 Houston, TX	1.0	1.0	575	$859	$1.49	15d	1	0.85mi
7100 Almeda Rd Unit 1162 Houston, TX	1.0	1.0	575	$784	$1.36	8d	1	0.85mi
7100 Almeda Rd Houston, TX	1.0	1.0	575	$773	$1.34	13d	1	0.86mi
7009 Almeda Rd Houston, TX	1.0–3.0	1.0–2.0	1043	$1,207	$1.16	1d	22	0.86mi
1800 El Paseo St Houston, TX	1.0–2.0	1.0–2.0	750	$802	$1.07	2d	39	0.87mi
2111 Holly Hall St Houston, TX	1.0–3.0	1.0–3.0	974	$699	$0.72	3d	30	0.88mi
2828 Old Spanish Trl Houston, TX	1.0	1.0	709	$1,103	$1.56	13d	1	0.94mi
2950 Old Spanish Trl Unit 2992 Houston, TX	1.0	1.0	646	$1,335	$2.07	12d	1	0.95mi
2950 Old Spanish Trl Unit 174 Houston, TX	1.0	1.0	646	$1,324	$2.05	11d	1	0.95mi
2950 Old Spanish Trl Unit 225 Houston, TX	1.0	1.0	646	$1,292	$2.00	3d	1	0.95mi
2950 Old Spanish Trl Unit 1112 Houston, TX	1.0	1.0	680	$1,357	$2.00	3d	1	0.95mi
2950 Old Spanish Trl Unit SCMC1 Houston, TX	1.0	1.0	680	$1,145	$1.68	3d	1	0.95mi
2950 Old Spanish Trl Unit 1174 Houston, TX	1.0	1.0	680	$1,135	$1.67	14d	1	0.95mi
2950 Old Spanish Trl Unit 321 Houston, TX	1.0	1.0	680	$1,360	$2.00	8d	1	0.95mi
2950 Old Spanish Trl Unit 3024 Houston, TX	1.0	1.0	680	$1,140	$1.68	14d	1	0.95mi
2950 Old Spanish Trl Unit 2971 Houston, TX	1.0	1.0	680	$1,280	$1.88	44d	1	0.95mi

HOA detail condo

• Monthly dues: $287 · $3,444/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $74,999 Active 202 DOM
2. 2026-06-17
   days on market $74,999 Active 201 DOM
3. 2026-06-16
   days on market $74,999 Active 200 DOM
4. 2026-06-15
   days on market $74,999 Active 199 DOM
5. 2026-06-13
   days on market $74,999 Active 197 DOM
6. 2026-06-10
   days on market $74,999 Active 193 DOM
7. 2026-06-08
   days on market $74,999 Active 192 DOM
8. 2026-06-07
   days on market $74,999 Active 191 DOM
9. 2026-06-04
   days on market $74,999 Active 188 DOM
10. 2026-06-01
    days on market $74,999 Active 185 DOM
11. 2026-05-31
    days on market $74,999 Active 184 DOM
12. 2026-01-17
    historical $950
13. 2025-12-22
    listed $950
14. 2025-12-19
    status Active 865-char remark

    Show marketing remark (865 chars)

    Excellent leased apartment for sale near Medical Center! Ready to move in condition! Room dimensions are estimates. Located in the Briarwick Condo community near the Texas Medical Center and NRG Stadium, this unit is a single-level, 1-bedroom, 1-bath condominium with 704 square feet of living space. Built in 1983, the unit features an open concept layout, typical of mid-rise buildings in the area, and may include a private balcony or patio and in unit laundry, depending on recent renovations. Residents benefit from reserved parking, onsite security, a gated entrance, and access to community swimming pools. Its convenient location provides easy access to METRO Light Rail and major city thoroughfares, making it a desirable option for professionals and students seeking proximity to Houston’s central institutions. Please do not disturb tenants.

15. 2025-12-10
    status Pending 865-char remark

    Show marketing remark (865 chars)

    Excellent leased apartment for sale near Medical Center! Ready to move in condition! Room dimensions are estimates. Located in the Briarwick Condo community near the Texas Medical Center and NRG Stadium, this unit is a single-level, 1-bedroom, 1-bath condominium with 704 square feet of living space. Built in 1983, the unit features an open concept layout, typical of mid-rise buildings in the area, and may include a private balcony or patio and in unit laundry, depending on recent renovations. Residents benefit from reserved parking, onsite security, a gated entrance, and access to community swimming pools. Its convenient location provides easy access to METRO Light Rail and major city thoroughfares, making it a desirable option for professionals and students seeking proximity to Houston’s central institutions. Please do not disturb tenants.

16. 2025-12-09
    status Pending 865-char remark

    Show marketing remark (865 chars)

    Excellent leased apartment for sale near Medical Center! Ready to move in condition! Room dimensions are estimates. Located in the Briarwick Condo community near the Texas Medical Center and NRG Stadium, this unit is a single-level, 1-bedroom, 1-bath condominium with 704 square feet of living space. Built in 1983, the unit features an open concept layout, typical of mid-rise buildings in the area, and may include a private balcony or patio and in unit laundry, depending on recent renovations. Residents benefit from reserved parking, onsite security, a gated entrance, and access to community swimming pools. Its convenient location provides easy access to METRO Light Rail and major city thoroughfares, making it a desirable option for professionals and students seeking proximity to Houston’s central institutions. Please do not disturb tenants.

17. 2025-11-19
    listed $74,999 Active 865-char remark

    Show marketing remark (865 chars)

    Excellent leased apartment for sale near Medical Center! Ready to move in condition! Room dimensions are estimates. Located in the Briarwick Condo community near the Texas Medical Center and NRG Stadium, this unit is a single-level, 1-bedroom, 1-bath condominium with 704 square feet of living space. Built in 1983, the unit features an open concept layout, typical of mid-rise buildings in the area, and may include a private balcony or patio and in unit laundry, depending on recent renovations. Residents benefit from reserved parking, onsite security, a gated entrance, and access to community swimming pools. Its convenient location provides easy access to METRO Light Rail and major city thoroughfares, making it a desirable option for professionals and students seeking proximity to Houston’s central institutions. Please do not disturb tenants.

18. 2025-11-17
    historical
19. 2025-08-22
    price $88,498
20. 2025-07-22
    listed $98,500 Active
21. 2024-10-31
    historical
22. 2024-08-16
    listed $98,500 Active
23. 2024-06-30
    historical
24. 2024-05-01
    price $92,500
25. 2024-03-21
    price $97,500
26. 2024-01-26
    listed $102,550 Active
27. 2023-12-31
    historical
28. 2023-12-02
    status Active
29. 2023-11-28
    status Option Pending
30. 2023-10-16
    listed $102,550 Active
31. 2011-10-05
    soldstatus
32. 2011-08-26
    soldstatus
33. 2011-08-16
    historical
34. 2011-07-28
    listed $52,000
35. 2008-09-10
    historical
36. 2008-07-21
    listed $54,500
37. 2008-05-14
    historical
38. 2007-11-08
    listed $55,900
39. 1989-05-30
    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: $1,809 · $151/mo
• Projected year-2 tax: $1,809 · $151/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) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $12,924
• − Mortgage interest: −$4,201
• − Property taxes: −$1,809
• − Insurance: −$375
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − HOA: −$3,444
• − Depreciation: −$2,182
• Taxable loss: −$1,155
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $140/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): 28,272
• Household income: $62,106
• Rent vs Own: 88.2% rent · 11.8% own
• Severe rent burden: 2814.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 41% Asian 22% White 20% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 29% · China, Canada, Jamaica
• Languages at home: 67% English-only · Spanish 9% Chinese 7% Other Indo-European 5%

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: ▼ -4.51%
• Current HPI: 170.4017
• Rent YoY: ▼ -2.82%
• 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

+34.2% since first listed

28 events — show timeline

• 2026-01-17 Rental Removed $950 HARMLS
• 2025-12-22 Listed for Rent $950 HARMLS
• 2025-12-19 Relisted — HARMLS
• 2025-12-10 Pending — HARMLS
• 2025-12-09 Pending — HARMLS
• 2025-11-19 Listed $74,999 HARMLS
• 2025-11-17 Listing Removed — HARMLS
• 2025-08-22 Price Changed $88,498 HARMLS
• 2025-07-22 Listed $98,500 HARMLS
• 2024-10-31 Listing Removed — HARMLS
• 2024-08-16 Listed $98,500 HARMLS
• 2024-06-30 Listing Removed — HARMLS
• 2024-05-01 Price Changed $92,500 HARMLS
• 2024-03-21 Price Changed $97,500 HARMLS
• 2024-01-26 Listed $102,550 HARMLS
• 2023-12-31 Listing Removed — HARMLS
• 2023-12-02 Relisted — HARMLS
• 2023-11-28 Pending — HARMLS
• 2023-10-16 Listed $102,550 HARMLS
• 2011-10-05 Sold (Public Records) — Public Records
• 2011-08-26 Sold (MLS) — HARMLS
• 2011-08-16 Listing Removed — HARMLS
• 2011-07-28 Listed $52,000 HARMLS
• 2008-09-10 Listing Removed — HARMLS
• 2008-07-21 Listed $54,500 HARMLS
• 2008-05-14 Listing Removed — HARMLS
• 2007-11-08 Listed $55,900 HARMLS
• 1989-05-30 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,809 · -2.1% YoY. Source: county tax records.