2211 S Braeswood Blvd Unit 23B · Houston, TX 77030

$149,900

2 bd · 2.0 ba · 1,177 sqft · Condo public records · 137 Days on market

Built 1981 $127/sqft · 8% below area Est $163k · 8% under $436/mo HOA · 25% 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 +11.2/15.0
• Cash flow +8.8/30.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Movtivated seller! Great condo for living near the Medical Center and Downtown! On the top floor, you will not have to worry about noise coming from above. With grocery stores, Metro light rail and restaurants within walking distance, this condo offers city living with all the conveniences and few of the problems. The condo has a community pool and plenty of shade trees, making it very welcoming to families. You will have plenty of space with essentially two big bedrooms and each has its own full bath. The living area is big with a kitchen with all you need. The maintenance fee includes internet, limited access gate, trash removal, water, and sewer. You won’t need to worry about as much with a condo! Come and take a look! You cannot beat the wonderful location and area! Enjoy cool air with the new air conditioner! The floors, stove, and washer/dryer were all installed new 4 years ago.

Key facts

• New floors
• New stove
• Community pool

Tags

• TOP FLOOR
• COMMUNITY POOL
• NEW AIR CONDITIONER
• NEW FLOORS
• NEW STOVE
• NEW WASHER DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (14.7% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $128k (14.7% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: 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 (-1.6%/yr); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 137 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major flood risk; 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 $127,891 (14.7% 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 137 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
10. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 5.30%
• Cash-on-cash: -3.56%
• DSCR: 0.84
• GRM: 7.0

CMA / ARV

• ARV (median comp): $163,157
• List price: $149,900
• Delta: -8.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.3%
• Equity multiple: 0.12×
• Total profit: $-37,100
• Equity at exit: $22,351

10-year hold

• IRR: -55.3%
• Equity multiple: -0.46×
• Total profit: $-61,297
• Equity at exit: $12,961

Cash invested: $41,972 (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 77030

• Rents YoY: -1.6%
• Active inventory: 145
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$786
• Tax from tax record: −$243 /mo · $2,912/yr
• Insurance: −$62
• HOA: −$436
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-125

Break-even live

Break-even rent $1,933

Max offer price $127,891

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2209 S Braeswood Blvd Unit 32A Houston, TX	1.0	1.0	833	$1,200	$1.44	24d	1	0.03mi
2213 S Braeswood Blvd Houston, TX	3.0	2.0	1259	$1,775	$1.41	43d	2	0.03mi
2207 S Braeswood Blvd Houston, TX	2.0	1.0	913	$1,450	$1.59	43d	1	0.05mi
7557 Main St Unit 7580 Houston, TX	2.0	2.0	1311	$3,009	$2.30	11d	1	0.16mi
7557 Main St Unit 7572 Houston, TX	1.0	1.0	763	$1,770	$2.32	15d	1	0.16mi
7557 Main St Unit 7594 Houston, TX	2.0	2.0	1248	$2,146	$1.72	14d	1	0.16mi
7557 Main St Unit 321 Houston, TX	1.0	1.0	832	$2,385	$2.87	7d	1	0.16mi
7557 Main St Unit 7572 Houston, TX	1.0	1.0	832	$2,424	$2.91	11d	1	0.16mi
7557 Main St Unit 425 Houston, TX	2.0	2.0	1311	$2,977	$2.27	3d	1	0.16mi
7557 Main St Unit 424 Houston, TX	2.0	2.0	1311	$2,985	$2.28	5d	1	0.16mi
7557 Main St Unit 422 Houston, TX	2.0	2.0	1311	$2,985	$2.28	7d	1	0.16mi
7557 Main St Unit 325 Houston, TX	1.0	1.0	832	$2,382	$2.86	3d	1	0.16mi
1339 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,680	$2.32	43d	1	0.17mi
1333 Old Spanish Trl Unit A1 1x1-4130 Houston, TX	1.0	1.0	860	$1,623	$1.89	43d	1	0.18mi
1333 Old Spanish Trl Unit 2112 Houston, TX	2.0	2.0	1051	$1,531	$1.46	3d	1	0.18mi
1333 Old Spanish Trl Unit 1148 Houston, TX	1.0	1.0	725	$1,282	$1.77	3d	1	0.18mi
1333 Old Spanish Trl Unit 3112 Houston, TX	3.0	2.0	1483	$2,382	$1.61	3d	1	0.18mi
1333 Old Spanish Trl Houston, TX	1.0	1.0	725	$1,274	$1.76	12d	1	0.18mi
1333 Old Spanish Trl Unit 1390 Houston, TX	2.0	2.0	1051	$1,563	$1.49	11d	1	0.19mi
1333 Old Spanish Trl Unit 3174 Houston, TX	3.0	2.0	1483	$2,414	$1.63	11d	1	0.19mi
1333 Old Spanish Trl Unit 324 Houston, TX	1.0	1.0	725	$1,285	$1.77	7d	1	0.19mi
1333 Old Spanish Trl Unit 1348 Houston, TX	1.0	1.0	725	$1,324	$1.83	11d	1	0.19mi
1333 Old Spanish Trl Unit 424 Houston, TX	2.0	2.0	1051	$1,539	$1.46	7d	1	0.19mi
1333 Old Spanish Trl Unit 1366 Houston, TX	3.0	2.0	1483	$2,425	$1.64	12d	1	0.19mi
1333 Old Spanish Trl Unit 2174 Houston, TX	2.0	2.0	1051	$1,574	$1.50	12d	1	0.19mi
1333 Old Spanish Trl Unit 1354 Houston, TX	1.0	1.0	725	$1,335	$1.84	14d	1	0.19mi
7710 S Main St Unit 1162 Houston, TX	1.0	1.0	880	$1,084	$1.23	5d	1	0.20mi
7710 S Main St Unit 425 Houston, TX	2.0	2.0	880	$1,289	$1.46	7d	1	0.20mi
7710 S Main St Unit 7731 Houston, TX	1.0	1.0	880	$1,219	$1.39	14d	1	0.20mi
7710 S Main St Unit 424 Houston, TX	2.0	2.0	880	$1,289	$1.46	5d	1	0.20mi
7710 S Main St Unit 7731 Houston, TX	1.0	1.0	880	$1,081	$1.23	3d	1	0.20mi
7710 S Main St Unit 7761 Houston, TX	1.0	1.0	880	$1,214	$1.38	43d	1	0.20mi
7710 S Main St Unit 7767 Houston, TX	2.0	2.0	880	$1,281	$1.46	3d	1	0.20mi
7710 S Main St Unit 1047 Houston, TX	1.0	1.0	880	$1,124	$1.28	11d	1	0.22mi
1330 Old Spanish Trl Houston, TX	1.0–2.0	1.0	726	$1,650	$2.27	4d	6	0.22mi
7716 Main St Houston, TX	1.0	2.0	880	$1,380	$1.57	43d	1	0.23mi
7710 Main St Apt 324 Houston, TX	1.0	1.0	880	$1,084	$1.23	7d	1	0.24mi
7710 S. Main St Houston, TX	1.0	1.0	880	$1,073	$1.22	12d	1	0.26mi
7747 Kirby Dr Unit PK1 Houston, TX	2.0	2.0	1142	$1,874	$1.64	24d	1	0.28mi
7898 Main St Houston, TX	1.0	1.0	916	$1,664	$1.82	24d	1	0.28mi

HOA detail condo

• Monthly dues: $436 · $5,232/yr
• Likely covers: watersewertrashinternetpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-07
   statusdays on market $149,900 Pending 137 DOM
2. 2026-06-04
   days on market $149,900 Active 136 DOM
3. 2026-06-01
   days on market $149,900 Active 133 DOM
4. 2026-05-31
   days on market $149,900 Active 132 DOM
5. 2026-05-14
   price $149,900 915-char remark

   Show marketing remark (915 chars)

   Movtivated seller! Great condo for living near the Medical Center and Downtown! On the top floor, you will not have to worry about noise coming from above. With grocery stores, Metro light rail and restaurants within walking distance, this condo offers city living with all the conveniences and few of the problems. The condo has a community pool and plenty of shade trees, making it very welcoming to families. You will have plenty of space with essentially two big bedrooms and each has its own full bath. The living area is big with a kitchen with all you need. The maintenance fee includes internet, limited access gate, trash removal, water, and sewer. You won’t need to worry about as much with a condo! Come and take a look! You cannot beat the wonderful location and area! Enjoy cool air with the new air conditioner! The floors, stove, and washer/dryer were all installed new 4 years ago.

6. 2026-03-23
   price $154,900 915-char remark

   Show marketing remark (915 chars)

   Movtivated seller! Great condo for living near the Medical Center and Downtown! On the top floor, you will not have to worry about noise coming from above. With grocery stores, Metro light rail and restaurants within walking distance, this condo offers city living with all the conveniences and few of the problems. The condo has a community pool and plenty of shade trees, making it very welcoming to families. You will have plenty of space with essentially two big bedrooms and each has its own full bath. The living area is big with a kitchen with all you need. The maintenance fee includes internet, limited access gate, trash removal, water, and sewer. You won’t need to worry about as much with a condo! Come and take a look! You cannot beat the wonderful location and area! Enjoy cool air with the new air conditioner! The floors, stove, and washer/dryer were all installed new 4 years ago.

7. 2026-01-19
   listed $159,900 Active 915-char remark

   Show marketing remark (915 chars)

   Movtivated seller! Great condo for living near the Medical Center and Downtown! On the top floor, you will not have to worry about noise coming from above. With grocery stores, Metro light rail and restaurants within walking distance, this condo offers city living with all the conveniences and few of the problems. The condo has a community pool and plenty of shade trees, making it very welcoming to families. You will have plenty of space with essentially two big bedrooms and each has its own full bath. The living area is big with a kitchen with all you need. The maintenance fee includes internet, limited access gate, trash removal, water, and sewer. You won’t need to worry about as much with a condo! Come and take a look! You cannot beat the wonderful location and area! Enjoy cool air with the new air conditioner! The floors, stove, and washer/dryer were all installed new 4 years ago.

8. 2024-12-20
   historical
9. 2024-08-26
   listed $160,000 Active
10. 2014-08-19
    soldstatus
11. 2014-08-15
    soldstatus Sold
12. 2014-07-22
    status Active
13. 2014-07-11
    status Pending, Continue to Show
14. 2014-07-05
    listed $163,000 Active
15. 2014-06-10
    historical
16. 2014-04-24
    status Active
17. 2014-04-10
    historical
18. 2014-04-04
    status Active
19. 2014-03-31
    status Option Pending
20. 2014-03-22
    status Active
21. 2014-03-12
    status Pending, Continue to Show
22. 2014-02-27
    status Option Pending
23. 2014-02-21
    listed $165,000 Active
24. 2009-06-01
    soldstatus
25. 2009-04-06
    soldstatus
26. 2009-02-24
    historical
27. 2009-01-22
    listed $98,900
28. 2007-09-05
    soldstatus
29. 2000-01-31
    soldstatus
30. 1997-03-13
    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: $2,912 · $243/mo
• Projected year-2 tax: $2,912 · $243/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 (shaded) · 71% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,306
• − Mortgage interest: −$8,397
• − Property taxes: −$2,912
• − Insurance: −$750
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − HOA: −$5,232
• − Depreciation: −$4,361
• Taxable loss: −$3,754
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $-594/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): 13,380
• Household income: $77,336
• Rent vs Own: 65.9% rent · 34.1% own
• Severe rent burden: 1067.0

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 0.67)
• Race & ethnicity: White 50% Asian 23% Black 13% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Scotch-Irish 2% Italian 2%
• Foreign-born: 29% · China, Canada, Vietnam
• Languages at home: 64% English-only · Spanish 11% Chinese 9% 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: ▼ -182.09%
• Current HPI: 196.3094
• Rent YoY: ▼ -1.62%
• 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

+51.6% since first listed

26 events — show timeline

• 2026-05-14 Price Changed $149,900 HARMLS
• 2026-03-23 Price Changed $154,900 HARMLS
• 2026-01-19 Listed $159,900 HARMLS
• 2024-12-20 Listing Removed — HARMLS
• 2024-08-26 Listed $160,000 HARMLS
• 2014-08-19 Sold (Public Records) — Public Records
• 2014-08-15 Sold (MLS) — HARMLS
• 2014-07-22 Relisted — HARMLS
• 2014-07-11 Pending — HARMLS
• 2014-07-05 Listed $163,000 HARMLS
• 2014-06-10 Listing Removed — HARMLS
• 2014-04-24 Relisted — HARMLS
• 2014-04-10 Listing Removed — HARMLS
• 2014-04-04 Relisted — HARMLS
• 2014-03-31 Pending — HARMLS
• 2014-03-22 Relisted — HARMLS
• 2014-03-12 Pending — HARMLS
• 2014-02-27 Pending — HARMLS
• 2014-02-21 Listed $165,000 HARMLS
• 2009-06-01 Sold (Public Records) — Public Records
• 2009-04-06 Sold (MLS) — HARMLS
• 2009-02-24 Listing Removed — HARMLS
• 2009-01-22 Listed $98,900 HARMLS
• 2007-09-05 Sold (Public Records) — Public Records
• 2000-01-31 Sold (Public Records) — Public Records
• 1997-03-13 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,912 · -10.2% YoY. Source: county tax records.