3335 Kilgore St · Houston, TX 77021

$395,000

3 bd · 3.5 ba · 2,822 sqft · SingleFamily public records · 19 Days on market

Built 2025 1,920 sqft lot Est $595k · 34% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• 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 MLS

GREAT location for a new development. New construction sold and under construction on the same street. new Commercial construction close by. Located minutes from the freeway (no sitting in traffic). A VERY short drive to the medical center, downtown Houston and much more. Re-plated for 6 townhouse.

Key facts

• Quartz countertops
• Large island
• Stucco exterior

Tags

• STUCCO EXTERIOR
• DRAMATIC SOARING FOYER
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• PRIVATE BALCONY PATIO

Property features AI

Finance

• Other: Total building area approximately 2,822; Lot about 1,920 sq ft (0.0441 acres)

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Slab foundation
• Construction: Cement siding; Stucco exterior; Composition roof; Built in 2025
• Exterior features: Corner lot; Concrete road surface

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: Breakfast bar; Double vanity; Entrance foyer; Kitchen island; Pantry; Soaking tub; Separate shower; Tub with shower; Ceiling fans; Kitchen/dining combo; Living/dining room
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $388k (1.8% below list).
• Recommended offer: $388k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $3,878/mo this rent would consume 102% 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 $3k of loan paydown is wiped out by about $12k 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 19 days — a 2% lower offer ($389k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $387,756 (1.8% 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: 0.98% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $595,442
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6403 Bowling Green St	0.09mi	3/3.5	2,689 (-5%)	1mo	$455,000	$169	87
3417 Charleston St	0.40mi	3/2.0	2,768 (-2%)	7mo	$450,000	$163	66
3215 Milburn St	0.35mi	4/2.5 (+1)	2,991 (+6%)	1mo	$425,000	$142	64
3375 Tampa St	0.19mi	4/4.0 (+1)	3,005 (+6%)	13mo	$875,000	$291	62
3217 Parkwood Dr	0.42mi	3/3.5	2,461 (-13%)	1mo	$699,000	$284	58
6343 E Mystic Mdw	0.55mi	3/3.5	2,703 (-4%)	12mo	$575,000	$213	58
2414 Charleston St Unit C	0.67mi	3/3.5	2,559 (-9%)	1mo	$415,000	$162	52
3209 Binz St	0.72mi	4/4.5 (+1)	2,745 (-3%)	2mo	$715,000	$260	51
5502 Lunia Ln	0.67mi	3/3.5	2,475 (-12%)	2mo	$399,000	$161	46
6314 W Mystic Mdw	0.67mi	3/2.5	2,669 (-5%)	14mo	$569,000	$213	44
2438 S Mystic Mdw	0.55mi	4/3.5 (+1)	3,076 (+9%)	14mo	$649,999	$211	42
3202 Binz St	0.71mi	4/3.5 (+1)	2,519 (-11%)	10mo	$466,000	$185	36

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-24,867
• Equity at exit: $58,896

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $19,514
• Equity at exit: $34,152

Cash invested: $110,600 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,878 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$160 /mo · $1,920/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $667

Break-even live

Break-even rent $3,033

Max offer price $395,000

Occupancy floor 78%

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6318 Grand Blvd Houston, TX	3.0	3.5	2325	$2,999	$1.29	4d	1	0.61mi
3731 Alsace St Unit 1560804P Houston, TX	3.0	2.0	2002	$3,387	$1.69	3d	1	0.65mi
3024 Charline Ave Houston, TX	3.0	3.5	1995	$2,950	$1.48	44d	1	0.66mi
6125 Gehring St Houston, TX	2.0	2.0	2041	$2,500	$1.22	44d	1	0.69mi
5505 Zoemark Ln Houston, TX	3.0	3.5	2477	$2,850	$1.15	44d	1	0.69mi
5927 Almeda Rd Unit AHP3 Houston, TX	4.0	4.5	3055	$7,635	$2.50	4d	1	0.97mi
5933 Almeda Rd Unit 2-1405 Houston, TX	4.0	4.0	3055	$7,442	$2.44	44d	1	0.98mi
5927 Almeda Rd Houston, TX	2.0–4.0	2.5–4.0	3055	$5,768	$1.89	13d	2	0.98mi
5927 Almeda Rd Houston, TX	2.0–4.0	2.5–4.0	3055	$4,788	$1.57	2d	3	0.98mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	24d	1	0.98mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	44d	1	0.98mi
3615 Dreyfus St Houston, TX	3.0	3.0	2011	$2,800	$1.39	44d	1	1.00mi
4135 DuPont St Houston, TX	3.0	4.0	2395	$2,499	$1.04	44d	1	1.13mi
7507 Springhill St Houston, TX	3.0	3.5	2000	$4,500	$2.25	44d	1	1.16mi
2802 Palm St Houston, TX	2.0	1.0	3990	$1,650	$0.41	44d	1	1.19mi
1904 Lauderdale St Houston, TX	3.0	3.5	2223	$3,000	$1.35	21d	1	1.23mi
7447 Cambridge St Houston, TX	2.0	3.0	2256	$3,350	$1.48	44d	1	1.24mi
7016 Staffordshire Blvd Unit B Houston, TX	3.0	3.5	2527	$4,295	$1.70	5d	1	1.30mi
3535 Wentworth St Houston, TX	4.0	3.0	2600	$2,650	$1.02	22d	1	1.32mi
1699 Hermann Dr Houston, TX	2.0	1.0–2.5	1331	$7,118	$5.35	2d	10	1.33mi
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$11,718	$4.69	2d	2	1.43mi
2403 Arbor St Houston, TX	3.0	2.5	2344	$2,800	$1.19	44d	1	1.43mi
1910 Oakdale St Unit A Houston, TX	3.0	3.5	2452	$3,890	$1.59	12d	1	1.44mi
1818 Prospect St Houston, TX	3.0	2.0	2923	$3,400	$1.16	4d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $395,000 Active 19 DOM
2. 2026-06-17
   days on market $395,000 Active 18 DOM
3. 2026-06-16
   days on market $395,000 Active 17 DOM
4. 2026-06-15
   days on market $395,000 Active 16 DOM
5. 2026-06-13
   days on market $395,000 Active 14 DOM
6. 2026-06-09
   days on market $395,000 Active 10 DOM
7. 2026-06-08
   days on market $395,000 Active 9 DOM
8. 2026-06-07
   days on market $395,000 Active 8 DOM
9. 2026-06-04
   days on market $395,000 Active 5 DOM
10. 2026-06-03
    days on market $395,000 Active 4 DOM
11. 2026-06-02
    days on market $395,000 Active 3 DOM
12. 2026-06-01
    days on market $395,000 Active 2 DOM

ⓘ 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: $1,920 · $160/mo
• Projected year-2 tax: $7,228 · $602/mo
• Expected delta: +$5,309/yr (+$442/mo · 276.5%)

ⓘ 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) · 22% 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: $46,531
• − Mortgage interest: −$22,126
• − Property taxes: −$1,920
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,722
• − Management: −$3,722
• − Depreciation: −$11,491
• Taxable income: $1,574
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $7,630/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

+58.0% since first listed

5 events — show timeline

• 2026-05-29 Listed $395,000 HARMLS
• 2018-12-03 Sold (MLS) — HARMLS
• 2018-11-27 Listed $520,000 HARMLS
• 2018-11-23 Listing Removed — HARMLS
• 2018-05-21 Listed $250,000 HARMLS

Property tax history

+1.7%/yr

Latest (2025): $1,920 · -11.7% YoY. Source: county tax records.