324 Gans St Unit B · Houston, TX 77029

$227,000

3 bd · 2.5 ba · 1,589 sqft · SingleFamily public records · 308 Days on market

Built 2023 Good condition 5,000 sqft lot $143/sqft · at area comps Est $221k · at est. ↓ 3% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• ARV discount +6.3/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

This brand new 3-bedroom, 2.5-bath home in Houston’s North Channel offers modern design, open-concept living, and stylish finishes, perfect for families. The kitchen features Quartz countertops, a 9-foot island, and 42-inch soft-close cabinets with recessed and pendant lighting, flowing seamlessly into the living and dining areas for bright, open entertaining space. Upstairs, enjoy engineered wood flooring, a flexible game room or lounge, and the convenience of an upstairs laundry room. The primary suite boasts 9-foot ceilings, elegant trim, a double vanity, and walk-in closet, creating a private retreat. Additional highlights include high ceilings throughout, modern finishes, and a thoughtful contemporary layout. Perfect for buyers seeking a move-in ready, new construction home in Houston.

Key facts

• Open floor plan
• Quartz countertops
• 9-foot island

Tags

• OPEN FLOOR PLAN
• QUARTZ COUNTERTOPS
• 9-FOOT ISLAND
• 42-INCH SOFT-CLOSING CABINETS
• ENGINEERED WOOD FLOORING
• UPSTAIRS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $227k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (22.3% below list).
• Recommended offer: $163k (28.2% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 153 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 44% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 3 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,926 (28.2% 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 308 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.85%
• DSCR: 0.70
• GRM: 10.7

CMA / ARV

• ARV (median comp): $220,904
• List price: $227,000
• Delta: 2.76%
• 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
324 Gans St Unit A	0.00mi	3/2.5	1,589 (0%)	3mo	$215,000	$135	97
320 Delaware St	0.14mi	3/2.5	1,540 (-3%)	1mo	$165,000	$107	87
414 Clinton Park St	0.08mi	3/2.0	1,579 (-1%)	8mo	$155,000	$98	87
326 Gans St Unit A	0.01mi	3/2.5	1,505 (-5%)	6mo	$225,000	$150	85
326 Gans St	0.01mi	3/2.5	1,505 (-5%)	10mo	$225,000	$150	83
328 Gans St	0.02mi	3/2.0	1,456 (-8%)	4mo	$275,000	$189	80
416 Calloway St	0.48mi	3/1.0	1,584 (-0%)	5mo	$199,900	$126	67
320 Clearwater St	0.43mi	3/2.0	1,551 (-2%)	8mo	$240,000	$155	67
274 Owens St	0.36mi	3/2.5	1,469 (-8%)	8mo	$110,000	$75	64
334 Tite St	0.61mi	3/2.0	1,618 (+2%)	11mo	$248,900	$154	57
431 Cartersville St	0.42mi	3/2.0	1,450 (-9%)	11mo	$269,900	$186	55
2503 13th St	0.48mi	4/2.0 (+1)	1,420 (-11%)	4mo	$221,000	$156	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.58×
• Total profit: $100,671
• Equity at exit: $204,500

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $314,907
• Equity at exit: $441,011

Cash invested: $63,560 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$471 /mo · $5,652/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-363

Break-even live

Break-even rent $2,223

Max offer price $162,926

Occupancy floor —

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Massachusetts St Unit A Houston, TX	3.0	2.0	1184	$1,700	$1.44	13d	1	0.12mi
423 Armstrong St Houston, TX	3.0	2.0	1090	$1,515	$1.39	2d	1	0.14mi
205 Bolden St Unit A Houston, TX	3.0	2.0	1200	$2,500	$2.08	44d	1	0.25mi
253 N Carolina St Houston, TX	4.0	2.0	1560	$1,600	$1.03	8d	1	0.33mi
2216 3rd St Galena Park, TX	3.0	2.0	1500	$1,400	$0.93	44d	1	0.53mi
9821 Turnbow St Unit C Houston, TX	3.0	2.0	1140	$1,720	$1.51	44d	1	1.02mi
9710 Tuffly St Houston, TX	3.0	2.0	1275	$1,795	$1.41	24d	1	1.32mi

Listing history 20 events

1. 2026-06-17
   days on market $227,000 Active 308 DOM
2. 2026-06-16
   days on market $227,000 Active 307 DOM
3. 2026-06-15
   days on market $227,000 Active 306 DOM
4. 2026-06-13
   days on market $227,000 Active 304 DOM
5. 2026-06-13
   days on market $227,000 Active 303 DOM
6. 2026-06-09
   days on market $227,000 Active 300 DOM
7. 2026-06-08
   days on market $227,000 Active 299 DOM
8. 2026-06-07
   days on market $227,000 Active 298 DOM
9. 2026-06-04
   days on market $227,000 Active 295 DOM
10. 2026-06-03
    days on market $227,000 Active 294 DOM
11. 2026-06-02
    days on market $227,000 Active 293 DOM
12. 2026-06-01
    days on market $227,000 Active 292 DOM
13. 2026-05-31
    days on market $227,000 Active 291 DOM
14. 2026-05-19
    price $227,000 813-char remark

    Show marketing remark (813 chars)

    This brand new 3-bedroom, 2.5-bath home in Houston’s North Channel offers modern design, open-concept living, and stylish finishes, perfect for families. The kitchen features Quartz countertops, a 9-foot island, and 42-inch soft-close cabinets with recessed and pendant lighting, flowing seamlessly into the living and dining areas for bright, open entertaining space. Upstairs, enjoy engineered wood flooring, a flexible game room or lounge, and the convenience of an upstairs laundry room. The primary suite boasts 9-foot ceilings, elegant trim, a double vanity, and walk-in closet, creating a private retreat. Additional highlights include high ceilings throughout, modern finishes, and a thoughtful contemporary layout. Perfect for buyers seeking a move-in ready, new construction home in Houston.

15. 2026-05-14
    status Active 813-char remark

    Show marketing remark (813 chars)

    This brand new 3-bedroom, 2.5-bath home in Houston’s North Channel offers modern design, open-concept living, and stylish finishes, perfect for families. The kitchen features Quartz countertops, a 9-foot island, and 42-inch soft-close cabinets with recessed and pendant lighting, flowing seamlessly into the living and dining areas for bright, open entertaining space. Upstairs, enjoy engineered wood flooring, a flexible game room or lounge, and the convenience of an upstairs laundry room. The primary suite boasts 9-foot ceilings, elegant trim, a double vanity, and walk-in closet, creating a private retreat. Additional highlights include high ceilings throughout, modern finishes, and a thoughtful contemporary layout. Perfect for buyers seeking a move-in ready, new construction home in Houston.

16. 2026-05-14
    historical 813-char remark

    Show marketing remark (813 chars)

    This brand new 3-bedroom, 2.5-bath home in Houston’s North Channel offers modern design, open-concept living, and stylish finishes, perfect for families. The kitchen features Quartz countertops, a 9-foot island, and 42-inch soft-close cabinets with recessed and pendant lighting, flowing seamlessly into the living and dining areas for bright, open entertaining space. Upstairs, enjoy engineered wood flooring, a flexible game room or lounge, and the convenience of an upstairs laundry room. The primary suite boasts 9-foot ceilings, elegant trim, a double vanity, and walk-in closet, creating a private retreat. Additional highlights include high ceilings throughout, modern finishes, and a thoughtful contemporary layout. Perfect for buyers seeking a move-in ready, new construction home in Houston.

17. 2025-12-09
    status Active 813-char remark

    Show marketing remark (813 chars)

    This brand new 3-bedroom, 2.5-bath home in Houston’s North Channel offers modern design, open-concept living, and stylish finishes, perfect for families. The kitchen features Quartz countertops, a 9-foot island, and 42-inch soft-close cabinets with recessed and pendant lighting, flowing seamlessly into the living and dining areas for bright, open entertaining space. Upstairs, enjoy engineered wood flooring, a flexible game room or lounge, and the convenience of an upstairs laundry room. The primary suite boasts 9-foot ceilings, elegant trim, a double vanity, and walk-in closet, creating a private retreat. Additional highlights include high ceilings throughout, modern finishes, and a thoughtful contemporary layout. Perfect for buyers seeking a move-in ready, new construction home in Houston.

18. 2025-11-05
    historical 813-char remark

    Show marketing remark (813 chars)

    This brand new 3-bedroom, 2.5-bath home in Houston’s North Channel offers modern design, open-concept living, and stylish finishes, perfect for families. The kitchen features Quartz countertops, a 9-foot island, and 42-inch soft-close cabinets with recessed and pendant lighting, flowing seamlessly into the living and dining areas for bright, open entertaining space. Upstairs, enjoy engineered wood flooring, a flexible game room or lounge, and the convenience of an upstairs laundry room. The primary suite boasts 9-foot ceilings, elegant trim, a double vanity, and walk-in closet, creating a private retreat. Additional highlights include high ceilings throughout, modern finishes, and a thoughtful contemporary layout. Perfect for buyers seeking a move-in ready, new construction home in Houston.

19. 2025-10-23
    price $229,000 813-char remark

    Show marketing remark (813 chars)

    This brand new 3-bedroom, 2.5-bath home in Houston’s North Channel offers modern design, open-concept living, and stylish finishes, perfect for families. The kitchen features Quartz countertops, a 9-foot island, and 42-inch soft-close cabinets with recessed and pendant lighting, flowing seamlessly into the living and dining areas for bright, open entertaining space. Upstairs, enjoy engineered wood flooring, a flexible game room or lounge, and the convenience of an upstairs laundry room. The primary suite boasts 9-foot ceilings, elegant trim, a double vanity, and walk-in closet, creating a private retreat. Additional highlights include high ceilings throughout, modern finishes, and a thoughtful contemporary layout. Perfect for buyers seeking a move-in ready, new construction home in Houston.

20. 2025-07-10
    listed $232,900 Active 813-char remark

    Show marketing remark (813 chars)

    This brand new 3-bedroom, 2.5-bath home in Houston’s North Channel offers modern design, open-concept living, and stylish finishes, perfect for families. The kitchen features Quartz countertops, a 9-foot island, and 42-inch soft-close cabinets with recessed and pendant lighting, flowing seamlessly into the living and dining areas for bright, open entertaining space. Upstairs, enjoy engineered wood flooring, a flexible game room or lounge, and the convenience of an upstairs laundry room. The primary suite boasts 9-foot ceilings, elegant trim, a double vanity, and walk-in closet, creating a private retreat. Additional highlights include high ceilings throughout, modern finishes, and a thoughtful contemporary layout. Perfect for buyers seeking a move-in ready, new construction home in Houston.

ⓘ 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: $5,652 · $471/mo
• Projected year-2 tax: $5,652 · $471/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) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 19 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: $21,164
• − Mortgage interest: −$12,716
• − Property taxes: −$5,652
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$6,604
• Taxable loss: −$8,329
• Est. tax savings @ 24.0%: +$1,999
• After-tax cash flow: $-2,354/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 · 12 photos

Good 80/100 Cosmetic rehab

This modern, well-maintained home in Houston's North Channel is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort ↑

ⓘ 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: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 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): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

-2.5% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $227,000 HARMLS
• 2026-05-14 Relisted — HARMLS
• 2026-05-14 Listing Removed — HARMLS
• 2025-12-09 Relisted — HARMLS
• 2025-11-05 Listing Removed — HARMLS
• 2025-10-23 Price Changed $229,000 HARMLS
• 2025-07-10 Listed $232,900 HARMLS