6601 Sidney St · Houston, TX 77021

$100,000

3 bd · 2.0 ba · 1,085 sqft · Townhouse · 45 Days on market

Built 1942 Poor condition 5,148 sqft lot $92/sqft · 44% below area Est $178k · 44% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

1-story corner duplex with garage apartment in Foster Place. May be sold with others, Ask about other homes in The White Portfolio. with MLS# 1990690, 24409647, 26696173, 49038010, 59916271, 49999437, 7468649, 74766011, 75960757, 8783915

Key facts

• Parking
• Built 1942
• Listed 45 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west
• Construction: Built in 1942; Wood siding; Composition roof; Block foundation
• Exterior features: Private yard; Cleared corner lot in a subdivision; Asphalt and concrete road frontage; Garage apartment (separate structure)

Interior

• Kitchen: Free-standing range; Oven
• Bedrooms: Three bedrooms (all on the first floor) — approx. 14x10, 12x10, 12x10
• Flooring: Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Free-standing range; Oven; Tile and wood flooring
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 3.1% 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 rising (+2.2%/yr); 471 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,712/mo this rent would consume 45% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.71% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.34%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $178,421
• List price: $100,000
• Delta: -43.95%
• Verdict: UNDERPRICED
• Comps: 18 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 1.88×
• Total profit: $24,514
• Equity at exit: $14,910

10-year hold

• IRR: 29.2%
• Equity multiple: 3.50×
• Total profit: $69,954
• Equity at exit: $8,646

Cash invested: $28,000 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 471
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $661

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 56%

Sensitivity live

Price	-10% $730	-5% $696	+0% $661	+5% $627	+10% $592
Rent	-10% $526	-5% $594	+0% $661	+5% $729	+10% $796
Rate	-1.0pp $712	-0.5pp $687	base $661	+0.5pp $635	+1.0pp $609

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.46mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.46mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.47mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.52mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	0.53mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	0.53mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	25d	1	0.63mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	4d	1	0.65mi
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	5d	1	0.77mi
3603 Alice St Unit 15 Houston, TX	2.0	1.0	850	$999	$1.18	8d	1	0.79mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	44d	1	0.85mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	23d	1	0.85mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	44d	1	0.85mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	0.93mi
3560 Dixie Dr Unit 2162 Houston, TX	2.0	2.0	1322	$1,410	$1.07	6d	1	0.94mi
3560 Dixie Dr Unit 3597 Houston, TX	2.0	2.0	1322	$1,434	$1.08	11d	1	0.94mi
3560 Dixie Dr Unit 2165 Houston, TX	2.0	2.0	1322	$1,440	$1.09	0d	1	0.94mi
3560 Dixie Dr Unit 3617 Houston, TX	2.0	2.0	1322	$1,435	$1.09	44d	1	0.94mi
3560 Dixie Dr Apt 422 Houston, TX	2.0	2.0	1322	$1,410	$1.07	8d	1	0.94mi
3644 Griggs Rd Unit 1047940P Houston, TX	3.0	2.5	1399	$2,161	$1.54	2d	1	0.96mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	44d	1	0.96mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	44d	1	1.11mi
3426 Tampa St Unit 4272026 Houston, TX	2.0	1.5	1046	$1,500	$1.43	44d	1	1.11mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	1.14mi
5154 Griggs Rd Unit CAVE Houston, TX	2.0	2.0	1322	$1,420	$1.07	3d	1	1.15mi
4722 Old Spanish Trl Unit B301 Houston, TX	2.0	2.0	1027	$1,695	$1.65	45d	1	1.17mi
3360 Alice St Unit 510 Houston, TX	3.0	2.0	1154	$1,172	$1.02	12d	1	1.26mi
3360 Alice St Unit 3174 Houston, TX	3.0	2.0	1154	$1,167	$1.01	0d	1	1.26mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$966	$1.02	17d	1	1.26mi
3360 Alice St Unit 2292 Houston, TX	2.0	2.0	945	$998	$1.06	45d	1	1.26mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$991	$1.05	14d	1	1.26mi
3360 Alice St Unit 3387 Houston, TX	2.0	2.0	968	$1,353	$1.40	0d	1	1.26mi
3360 Alice St Unit 2162 Houston, TX	2.0	2.0	968	$1,323	$1.37	8d	1	1.26mi
3360 Alice St Unit 3047 Houston, TX	3.0	2.0	1154	$1,172	$1.02	12d	1	1.28mi
3360 Alice St Unit 2047 Houston, TX	2.0	2.0	968	$1,347	$1.39	3d	1	1.28mi
3716 Southmore Blvd Houston, TX	2.0	1.0	850	$1,000	$1.18	44d	1	1.29mi
5537 Bataan Rd Houston, TX	2.0	1.0	880	$1,300	$1.48	44d	1	1.31mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	44d	1	1.33mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	25d	1	1.34mi
7818 Calhoun Rd Unit 8 Houston, TX	2.0	1.0	800	$1,200	$1.50	44d	1	1.34mi

Listing history 7 events

1. 2026-06-10
   days on market $100,000 Active 45 DOM
2. 2026-06-08
   days on market $100,000 Active 44 DOM
3. 2026-06-07
   days on market $100,000 Active 43 DOM
4. 2026-06-04
   days on market $100,000 Active 40 DOM
5. 2026-06-01
   days on market $100,000 Active 37 DOM
6. 2026-05-31
   days on market $100,000 Active 36 DOM
7. 2026-04-24
   listed $100,000 Active 237-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $20,541
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$2,909
• Taxable income: $6,743
• Est. tax owed @ 24.0%: −$1,618
• After-tax cash flow: $6,316/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 · 7 photos

Poor 20/100 Extensive rehab

This 1-story corner duplex requires extensive repairs and maintenance to bring it up to a livable condition. The home is in poor condition and requires painting, landscaping, and major repairs to the kitchen and HVAC unit.

Repairs flagged

• Major Exposed plumbing — Exposed plumbing indicates potential water damage
• Major Missing cabinets — Missing cabinets require replacement
• Major Broken window panes — Broken window panes need immediate repair
• Major Exposed HVAC unit — Exposed HVAC unit requires maintenance

Value-add opportunities

• Both Painting — Painting can improve the home's appearance and increase its value
• Both Landscaping — Landscaping can enhance curb appeal and attract potential buyers
• Rental Refrigerator — A refrigerator is essential for rental properties
• Resale Cabinets — Cabinets can add storage space and improve the kitchen's functionality
• Both HVAC unit — A functional HVAC unit is essential for both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing · Exposed plumbing indicates potential water damage	Major	$15,000–50,000
Missing cabinets · Missing cabinets require replacement	Major	$15,000–50,000
Broken window panes · Broken window panes need immediate repair	Major	$15,000–50,000
Exposed HVAC unit · Exposed HVAC unit requires maintenance	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting — Painting can improve the home's appearance and increase its value ↑
• Both Landscaping — Landscaping can enhance curb appeal and attract potential buyers ↑
• Rental Refrigerator — A refrigerator is essential for rental properties ↑
• Resale Cabinets — Cabinets can add storage space and improve the kitchen's functionality ↑
• Both HVAC unit — A functional HVAC unit is essential for both resale and rental ↑

ⓘ 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: 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

2 events — show timeline

• 2026-06-10 Listing Removed — HARMLS
• 2026-04-24 Listed $100,000 HARMLS