2334 Bastrop Street St · Houston, TX 77004

$319,900

3 bd · 3.5 ba · 2,295 sqft · SingleFamily public records · 156 Days on market

Built 2007 1,504 sqft lot $139/sqft · 11% below area Est $360k · 11% under $196/mo HOA · 5% of rent

---

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).

• Cash flow +13.8/30.0
• ARV discount +12.5/15.0
• 1% rule +6.3/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Has granite counter tops in kitchen. Primary bathroom has 2 vanities in bathroom. This is close to eado district. Only a few minutes to Houston medical center. Downtown is almost in your backyard. Toyota Center and Houston Astros only a few minutes as well. This one is this waiting on your personal touches.

Key facts

• 2 vanities
• Granite counter tops
• Patio

Tags

• GRANITE COUNTER TOPS
• 2 VANITIES
• CLOSE TO EADO DISTRICT
• PATIO
• CONTROLLED ACCESS GATED AREA

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $31 ($366/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• 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 (-0.3%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,603/mo this rent would consume 61% of the median local household income ($71k/yr) (locally 3072% 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 $2k of loan paydown is wiped out by about $10k 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 156 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $281,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 7.4

CMA / ARV

• ARV (median comp): $359,800
• List price: $319,900
• Delta: -11.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 Dennis St	0.19mi	3/3.5	2,302 (+0%)	0mo	$599,000	$260	90
2715 St Emanuel St	0.24mi	3/3.5	2,211 (-4%)	1mo	$410,000	$185	82
3034 Bremond St	0.48mi	3/3.5	2,275 (-1%)	1mo	$299,900	$132	76
2214 Dennis St	0.21mi	3/3.5	2,002 (-13%)	0mo	$475,000	$237	69
2212 Dennis St	0.21mi	3/3.5	2,002 (-13%)	1mo	$475,000	$237	68
3032 Bremond St	0.48mi	3/3.5	2,066 (-10%)	1mo	$299,900	$145	61
2714 Nagle St	0.33mi	3/3.5	1,966 (-14%)	0mo	$358,900	$183	60
2107 Stuart St	0.50mi	3/3.5	2,033 (-11%)	1mo	$425,000	$209	57
2606 Rosalie St	0.45mi	3/3.5	1,972 (-14%)	1mo	$416,000	$211	55
3406 La Branch St Unit C	0.75mi	3/3.5	2,064 (-10%)	0mo	$428,000	$207	48
3111 Leeland St	0.73mi	3/3.5	1,966 (-14%)	1mo	$379,900	$193	42
3322 Mcgowen St	0.73mi	3/2.5	2,005 (-13%)	1mo	$390,000	$195	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.33×
• Total profit: $-60,028
• Equity at exit: $47,698

10-year hold

• IRR: -24.3%
• Equity multiple: 0.01×
• Total profit: $-88,844
• Equity at exit: $27,659

Cash invested: $89,572 (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 77004

• Rents YoY: -0.3%
• Active inventory: 581
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,603 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$809 /mo · $9,707/yr
• Insurance: −$133
• HOA: −$196
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $31

Break-even live

Break-even rent $3,564

Max offer price $319,900

Occupancy floor 94%

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2103 McGowen St Unit 1244937P Houston, TX	3.0	3.5	2292	$4,758	$2.08	2d	1	0.11mi
2107 McGowen St Unit 1244935P Houston, TX	3.0	3.5	2497	$4,711	$1.89	3d	1	0.12mi
2109 McGowen St Unit 1244934P Houston, TX	3.0	3.5	2497	$4,734	$1.90	5d	1	0.12mi
2105 McGowen St Unit 1244936P Houston, TX	3.0	3.5	2497	$4,836	$1.94	5d	1	0.13mi
2519 Saint Emanuel St Unit 1241246P Houston, TX	3.0	3.0	2389	$2,670	$1.12	2d	1	0.13mi
2521 Saint Emanuel St Unit 1047945P Houston, TX	3.0	3.0	2292	$3,010	$1.31	3d	1	0.13mi
2326 St Emanuel St Houston, TX	3.0	3.5	2642	$2,601	$0.98	8d	1	0.14mi
2216 Chenevert St Houston, TX	1.0–2.0	1.5–2.5	1380	$2,800	$2.03	24d	3	0.33mi
2357 Jackson St Houston, TX	3.0	2.5	1908	$2,500	$1.31	22d	1	0.35mi
3034 Gray St Houston, TX	3.0	3.0	2081	$3,000	$1.44	44d	1	0.43mi
3213 Saint Emanuel St Houston, TX	4.0	3.5	2100	$3,300	$1.57	17d	1	0.47mi
3010 Chenevert St Unit 1019638P Houston, TX	3.0	3.5	3196	$7,988	$2.50	8d	1	0.47mi
3010 Chenevert St Unit 3010 Houston, TX	3.0	3.5	3203	$8,000	$2.50	44d	1	0.47mi
2809 Crawford St Houston, TX	2.0	2.0	1928	$2,600	$1.35	44d	1	0.48mi
2416 La Branch St Houston, TX	3.0	4.0	2540	$2,900	$1.14	44d	1	0.51mi
3405 St Emanuel St Houston, TX	4.0	5.0	2388	$2,900	$1.21	44d	1	0.55mi
2721 Austin St Houston, TX	3.0	4.0	2607	$3,000	$1.15	24d	1	0.58mi
1310 Anita St Houston, TX	2.0	2.0	1760	$2,695	$1.53	44d	1	0.68mi
2209 Alabama St Unit B Houston, TX	3.0	2.5	2074	$2,350	$1.13	44d	1	0.71mi
3131 Leeland St Houston, TX	3.0	3.5	1966	$2,850	$1.45	24d	1	0.77mi
3335 Tuam St Houston, TX	2.0	1.0	2300	$995	$0.43	44d	1	0.80mi
3229 Holman St Houston, TX	4.0	4.0	1632	$1,200	$0.74	44d	1	0.85mi
1915 Cleburne St Houston, TX	2.0	1.0	2766	$1,800	$0.65	44d	1	0.90mi
2311 Eagle St Houston, TX	3.0	4.0	1783	$2,500	$1.40	44d	1	0.92mi
2401 Eagle St Houston, TX	4.0	4.0	1700	$2,800	$1.65	44d	1	0.93mi
1399 Fannin St Houston, TX	2.0	2.0	1595	$3,846	$2.41	24d	1	0.96mi
1400 McKinney St Houston, TX	1.0–2.0	1.0–2.5	2166	$12,100	$5.59	1d	9	0.97mi
3300 Main St Unit 3165 Houston, TX	3.0	2.0	2861	$7,461	$2.61	3d	1	0.98mi
3300 Main St Unit 3333 Houston, TX	3.0	2.0	2861	$7,493	$2.62	11d	1	0.98mi
2504 Rusk St Unit 1563174P Houston, TX	2.0	2.0	1819	$4,036	$2.22	3d	1	0.98mi
1406 McKinney St Houston, TX	2.0	2.0	1987	$5,075	$2.55	24d	1	0.99mi
3517 McIlhenny St Houston, TX	3.0	3.5	2000	$3,200	$1.60	3d	1	0.99mi
3518 Dennis St Unit 1387517P Houston, TX	4.0	4.0	2271	$5,110	$2.25	14d	1	1.01mi
1757 Walker St Houston, TX	2.0	2.0	1575	$4,350	$2.76	24d	1	1.03mi
3226 McKinney St Houston, TX	3.0	3.0	2274	$2,500	$1.10	44d	1	1.04mi
2816 Rusk St Houston, TX	3.0	3.5	2107	$2,800	$1.33	44d	1	1.04mi
808 Crawford St Houston, TX	1.0–3.0	1.0–3.5	1740	$12,645	$7.27	1d	30	1.05mi
1801 Smith St Houston, TX	2.0	1.0–2.5	1110	$4,753	$4.28	1d	28	1.06mi
4001 Fannin St Houston, TX	3.0	1.0–3.0	1536	$3,158	$2.06	3d	16	1.10mi
4306 Ennis St Houston, TX	3.0	3.0	1989	$2,500	$1.26	44d	1	1.10mi

HOA detail

• Monthly dues: $196 · $2,352/yr

Listing history 47 events

1. 2026-06-18
   days on market $319,900 Active 156 DOM
2. 2026-06-17
   days on market $319,900 Active 155 DOM
3. 2026-06-16
   days on market $319,900 Active 154 DOM
4. 2026-06-15
   pricedays on market $319,900 Active 153 DOM
5. 2026-06-13
   days on market $329,900 Active 151 DOM
6. 2026-06-10
   days on market $329,900 Active 147 DOM
7. 2026-06-08
   days on market $329,900 Active 146 DOM
8. 2026-06-07
   days on market $329,900 Active 145 DOM
9. 2026-06-04
   days on market $329,900 Active 142 DOM
10. 2026-06-01
    days on market $329,900 Active 139 DOM
11. 2026-05-31
    days on market $329,900 Active 138 DOM
12. 2026-04-27
    price $339,900 316-char remark

    Show marketing remark (316 chars)

    Has granite counter tops in kitchen. Primary bathroom has 2 vanities in bathroom. This is close to eado district. Only a few minutes to Houston medical center. Downtown is almost in your backyard. Toyota Center and Houston Astros only a few minutes as well. This one is this waiting on your personal touches.

13. 2026-03-25
    price $354,900 316-char remark

    Show marketing remark (316 chars)

    Has granite counter tops in kitchen. Primary bathroom has 2 vanities in bathroom. This is close to eado district. Only a few minutes to Houston medical center. Downtown is almost in your backyard. Toyota Center and Houston Astros only a few minutes as well. This one is this waiting on your personal touches.

14. 2026-02-24
    price $359,900 316-char remark

    Show marketing remark (316 chars)

    Has granite counter tops in kitchen. Primary bathroom has 2 vanities in bathroom. This is close to eado district. Only a few minutes to Houston medical center. Downtown is almost in your backyard. Toyota Center and Houston Astros only a few minutes as well. This one is this waiting on your personal touches.

15. 2026-01-13
    listed $369,900 Active 316-char remark

    Show marketing remark (316 chars)

    Has granite counter tops in kitchen. Primary bathroom has 2 vanities in bathroom. This is close to eado district. Only a few minutes to Houston medical center. Downtown is almost in your backyard. Toyota Center and Houston Astros only a few minutes as well. This one is this waiting on your personal touches.

16. 2024-12-31
    historical
17. 2024-11-22
    listed $385,000 Active
18. 2024-11-22
    historical
19. 2024-10-21
    listed $385,000 Active
20. 2024-10-21
    historical
21. 2024-09-02
    listed $387,900 Active
22. 2024-09-01
    historical
23. 2024-08-05
    listed $387,990 Active
24. 2024-08-03
    historical
25. 2024-06-29
    listed $395,000 Active
26. 2024-06-28
    historical
27. 2024-05-31
    listed $405,000 Active
28. 2021-09-01
    soldstatus
29. 2021-08-31
    soldstatus Sold
30. 2021-08-06
    status Pending
31. 2021-07-30
    status Option Pending
32. 2021-07-13
    listed $365,000 Active
33. 2013-07-25
    soldstatus
34. 2013-07-25
    historical
35. 2013-07-24
    soldstatus Sold
36. 2013-07-19
    status Pending
37. 2013-07-18
    status Pending, Continue to Show
38. 2013-07-03
    status Option Pending
39. 2013-06-29
    status Active
40. 2013-05-26
    status Pending, Continue to Show
41. 2013-05-11
    status Option Pending
42. 2013-03-19
    price $285,000
43. 2013-02-15
    listed $289,000 Active
44. 2012-05-16
    soldstatus
45. 2011-11-16
    historical
46. 2011-05-04
    listed $295,000
47. 2009-11-03
    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: $9,707 · $809/mo
• Projected year-2 tax: $9,707 · $809/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $43,235
• − Mortgage interest: −$17,919
• − Property taxes: −$9,707
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,459
• − Management: −$3,459
• − HOA: −$2,352
• − Depreciation: −$9,306
• Taxable loss: −$4,567
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $1,462/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): 35,997
• Household income: $71,199
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 3072.0

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 0.68)
• Race & ethnicity: Black 48% White 27% Hispanic / Latino 13% Two or more races 11% Asian 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 10% Chinese 2% Other Indo-European 2%

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: ▼ -139.34%
• Current HPI: 199.6066
• Rent YoY: ▼ -0.32%
• 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

+15.2% since first listed

36 events — show timeline

• 2026-04-27 Price Changed $339,900 HARMLS
• 2026-03-25 Price Changed $354,900 HARMLS
• 2026-02-24 Price Changed $359,900 HARMLS
• 2026-01-13 Listed $369,900 HARMLS
• 2024-12-31 Listing Removed — HARMLS
• 2024-11-22 Listing Removed — HARMLS
• 2024-11-22 Listed $385,000 HARMLS
• 2024-10-21 Listing Removed — HARMLS
• 2024-10-21 Listed $385,000 HARMLS
• 2024-09-02 Listed $387,900 HARMLS
• 2024-09-01 Listing Removed — HARMLS
• 2024-08-05 Listed $387,990 HARMLS
• 2024-08-03 Listing Removed — HARMLS
• 2024-06-29 Listed $395,000 HARMLS
• 2024-06-28 Listing Removed — HARMLS
• 2024-05-31 Listed $405,000 HARMLS
• 2021-09-01 Sold (Public Records) — Public Records
• 2021-08-31 Sold (MLS) — HARMLS
• 2021-08-06 Pending — HARMLS
• 2021-07-30 Pending — HARMLS
• 2021-07-13 Listed $365,000 HARMLS
• 2013-07-25 Sold (Public Records) — Public Records
• 2013-07-25 Listing Removed — HARMLS
• 2013-07-24 Sold (MLS) — HARMLS
• 2013-07-19 Pending — HARMLS
• 2013-07-18 Pending — HARMLS
• 2013-07-03 Pending — HARMLS
• 2013-06-29 Relisted — HARMLS
• 2013-05-26 Pending — HARMLS
• 2013-05-11 Pending — HARMLS
• 2013-03-19 Price Changed $285,000 HARMLS
• 2013-02-15 Listed $289,000 HARMLS
• 2012-05-16 Sold (Public Records) — Public Records
• 2011-11-16 Listing Removed — HARMLS
• 2011-05-04 Listed $295,000 HARMLS
• 2009-11-03 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $9,707 · +2.2% YoY. Source: county tax records.