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 · 62% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +1.9/10.0
• 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.

Key facts

• Parking
• Built 1942
• Listed 45 days

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 $711 ($9k/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 14.8% 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: 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: Peck El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 388 students, 98% FRL); 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 19% at this address vs 31% district-wide (-12 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); 566 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $1,774/mo this rent would consume 47% of the median local household income ($46k/yr) — 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: 1.77% ✓
• Cap rate: 14.82%
• Cash-on-cash: 30.45%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $264,542
• List price: $100,000
• Delta: -62.20%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6427 Paris St	0.37mi	3/2.0	1,089 (+0%)	2mo	$205,000	$188	80
6320 Paris St	0.40mi	3/2.0	1,089 (+0%)	2mo	$230,000	$211	79
6602 Sidney St	0.03mi	2/1.0 (-1)	857 (-21%)	1mo	$75,000	$88	64
5433 Chennault Rd	1.30mi	3/2.0	1,100 (+1%)	2mo	$229,999	$209	61
4516 Normandy Way	0.61mi	3/2.0	1,168 (+8%)	0mo	$210,000	$180	58
3738 Dreyfus St	0.79mi	4/1.5 (+1)	1,113 (+3%)	1mo	$99,950	$90	53
4505 Perry St	0.38mi	2/1.0 (-1)	888 (-18%)	2mo	$119,000	$134	47
5601 Malmedy Rd	1.27mi	2/1.5 (-1)	1,163 (+7%)	0mo	$159,999	$138	46
3714 Lydia St	1.10mi	2/1.0 (-1)	1,021 (-6%)	1mo	$119,900	$117	46
5122 Longmeadow St	1.47mi	3/1.0	984 (-9%)	1mo	$89,900	$91	45
7358 Forrestal St	1.08mi	2/1.0 (-1)	1,015 (-6%)	2mo	$145,000	$143	44
3747 Dreyfus St	0.76mi	2/1.0 (-1)	879 (-19%)	0mo	$105,000	$119	31

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: 24.2%
• Equity multiple: 1.99×
• Total profit: $27,608
• Equity at exit: $14,910

10-year hold

• IRR: 31.5%
• Equity multiple: 3.73×
• Total profit: $76,492
• 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: 566
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $711

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 55%

Sensitivity live

Price	-10% $780	-5% $745	+0% $711	+5% $676	+10% $641
Rent	-10% $570	-5% $640	+0% $711	+5% $781	+10% $851
Rate	-1.0pp $761	-0.5pp $736	base $711	+0.5pp $685	+1.0pp $658

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6926 Paris St Unit A Houston, TX	3.0	2.0	1276	$1,845	$1.45	42d	1	0.46mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	48d	1	0.46mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	48d	1	0.46mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	93d	1	0.47mi
6821 Liverpool St Houston, TX	3.0	2.0	1276	$2,000	$1.57	7d	1	0.49mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	67d	1	0.52mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	93d	1	0.53mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	48d	1	0.53mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	73d	1	0.63mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,095	$1.42	17d	1	0.65mi
3635 Wyoming St Houston, TX	4.0	2.0	1500	$1,901	$1.27	25d	1	0.68mi
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	53d	1	0.77mi
3603 Alice St Unit 15 Houston, TX	2.0	1.0	850	$999	$1.18	57d	1	0.79mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	93d	1	0.85mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	71d	1	0.85mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	93d	1	0.85mi
6225 Tierwester St Houston, TX	2.0	1.0	810	$900	$1.11	47d	1	0.89mi
6225 Tierwester St Unit 09 Houston, TX	2.0	1.0	810	$900	$1.11	23d	1	0.89mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	93d	1	0.93mi
3560 Dixie Dr Unit 2165 Houston, TX	2.0	2.0	1322	$1,445	$1.09	31d	1	0.94mi
3560 Dixie Dr Unit 209 Houston, TX	2.0	2.0	1322	$1,394	$1.05	0d	1	0.94mi
3560 Dixie Dr Unit 3617 Houston, TX	2.0	2.0	1322	$1,402	$1.06	37d	1	0.94mi
3560 Dixie Dr Unit 209 Houston, TX	2.0	2.0	1322	$1,410	$1.07	32d	1	0.94mi
3560 Dixie Dr Apt 422 Houston, TX	2.0	2.0	1322	$1,410	$1.07	57d	1	0.94mi
3560 Dixie Dr Unit 2047 Houston, TX	2.0	2.0	1322	$1,435	$1.09	40d	1	0.94mi
3560 Dixie Dr Unit 2187 Houston, TX	2.0	2.0	1322	$1,445	$1.09	23d	1	0.94mi
3560 Dixie Dr Unit 2162 Houston, TX	2.0	2.0	1322	$1,410	$1.07	54d	1	0.94mi
3560 Dixie Dr Unit 2047 Houston, TX	2.0	2.0	1322	$1,435	$1.09	39d	1	0.94mi
3560 Dixie Dr Unit 3597 Houston, TX	2.0	2.0	1322	$1,394	$1.05	24d	1	0.94mi
3560 Dixie Dr Unit 207 Houston, TX	2.0	2.0	1322	$1,440	$1.09	1d	1	0.94mi
3560 Dixie Dr Unit 2148 Houston, TX	2.0	2.0	1322	$1,440	$1.09	42d	1	0.94mi
3585 Dixie Dr Unit 227 Houston, TX	2.0	2.0	1322	$1,394	$1.05	0d	1	0.96mi
3644 Griggs Rd Unit 1047940P Houston, TX	3.0	2.0	1399	$2,550	$1.82	0d	1	0.96mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	93d	1	0.96mi
3565 Dreyfus St Houston, TX	3.0	2.0	1396	$3,500	$2.51	32d	1	0.96mi
1009 Danube St Houston, TX	3.0	2.0	1346	$1,770	$1.32	7d	1	1.06mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	93d	1	1.11mi
3426 Tampa St Unit 4272026 Houston, TX	2.0	1.5	1046	$1,500	$1.43	93d	1	1.11mi
3625 Lydia St Unit A Houston, TX	3.0	2.0	1200	$1,850	$1.54	9d	1	1.13mi
5242 Keystone St Houston, TX	4.0	2.0	1350	$1,400	$1.04	16d	1	1.13mi

Property features AI

Finance

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyFaces west
• Construction: Built in 1942Wood sidingComposition roofBlock foundation
• Exterior features: Private yardCleared corner lot in a subdivisionAsphalt and concrete road frontageGarage apartment (separate structure)

Interior

• Kitchen: Free-standing rangeOven
• Bedrooms: Three bedrooms (all on the first floor) — approx. 14x10, 12x10, 12x10
• Flooring: TileWood
• Bathrooms: Two full bathrooms
• Heating & cooling: Window unit heatingWindow unit cooling
• Interior features: Free-standing rangeOvenTile and wood flooring

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: $21,291
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$2,909
• Taxable income: $7,373
• Est. tax owed @ 24.0%: −$1,770
• After-tax cash flow: $6,757/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 Est. rehab $54,250–$97,650 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Peck El F TX #2,525/4,322 Nat'l #26,716/41,679 Middle Cullen Middle F TX #1,641/1,662 Nat'l #13,307/14,009 High Yates H S F TX #1,451/1,632 Nat'l #14,801/17,239

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

B Composite livability gradescore 74/100

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 · 5,571,493 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: 9% of renters

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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%

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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%

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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

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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

Property features AI

Finance

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewer
• Home design: Residential propertyFaces west
• Construction: Built in 1942Wood sidingComposition roofBlock foundation
• Exterior features: Private yardCleared corner lot in a subdivisionAsphalt and concrete road frontageGarage apartment (separate structure)

Interior

• Kitchen: Free-standing rangeOven
• Bedrooms: Three bedrooms (all on the first floor) — approx. 14x10, 12x10, 12x10
• Flooring: TileWood
• Bathrooms: Two full bathrooms
• Heating & cooling: Window unit heatingWindow unit cooling
• Interior features: Free-standing rangeOvenTile and wood flooring

Price history

2 events — show timeline

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