2750 Holly Hall St #1215 · Houston, TX 77054

$99,000

1 bd · 1.0 ba · 796 sqft · Condo public records · 179 Days on market

Built 1984 $124/sqft · 16% below area Est $118k · 16% under $362/mo HOA · 32% 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 +14.7/15.0
• 1% rule +6.6/10.0
• Cash flow +6.3/30.0
• Livability +3.7/5.0
• Appreciation +2.7/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• DSCR +0.6/10.0

Listing remarks MLS

Welcome home! This 2 bedroom and 1 bath unit is conveniently located just minutes to the Medical Center, NRG Stadium, and Downtown Houston. This well maintained gated community has two area pools and a guard on duty at the main entry. This community offers open, green courtyards with ample trails perfect for walking your dog! The refrigerator, microwave, washer, & dryer will all be included. Call today to schedule your private viewing.

Key facts

• Gated community
• Green courtyards
• Two area pools

Tags

• GATED COMMUNITY
• TWO AREA POOLS
• GREEN COURTYARDS
• AMPLE TRAILS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (31.6% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $68k (31.6% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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: 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: Whidby El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 394 students, 93% 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 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 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 soft (-2.8%/yr); 272 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $684 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.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago 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.
• Current owner paid $28k; list at $99k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: major flood risk; 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 $67,703 (31.6% 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 179 days. Have you received any prior offers? Is the seller open to a 32% 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: 1.16% ✓
• Cap rate: 4.15%
• Cash-on-cash: -7.67%
• DSCR: 0.66
• GRM: 7.2

CMA / ARV

• ARV (median comp): $117,995
• List price: $99,000
• Delta: -16.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -35.4%
• Equity multiple: -0.10×
• Total profit: $-30,418
• Equity at exit: $14,761

10-year hold

• IRR: -90.5%
• Equity multiple: -0.91×
• Total profit: $-52,917
• Equity at exit: $8,560

Cash invested: $27,720 (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 77054

• Home prices YoY: -2.6%
• Rents YoY: -2.8%
• Active inventory: 272
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,144 high
• Mortgage (P&I): −$519
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$41
• HOA: −$362
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-177

Break-even live

Break-even rent $1,369

Max offer price $67,703

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-149	+0% $-177	+5% $-205	+10% $-233
Rent	-10% $-268	-5% $-222	+0% $-177	+5% $-132	+10% $-87
Rate	-1.0pp $-127	-0.5pp $-152	base $-177	+0.5pp $-203	+1.0pp $-229

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	796	$1,000	$1.26	45d	10	0.05mi
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	704	$850	$1.21	3d	12	0.05mi
8300 El Mundo St Unit 1162 Houston, TX	1.0	1.0	770	$959	$1.25	7d	1	0.09mi
8300 El Mundo St Unit 424 Houston, TX	2.0	2.0	970	$1,265	$1.30	7d	1	0.09mi
8300 El Mundo St Unit 8351 Houston, TX	1.0	1.0	770	$994	$1.29	46d	1	0.09mi
8300 El Mundo St Unit 1174 Houston, TX	1.0	1.0	770	$989	$1.28	0d	1	0.09mi
8300 El Mundo St Unit 2174 Houston, TX	2.0	2.0	970	$1,290	$1.33	0d	1	0.09mi
8300 El Mundo St Apt 324 Houston, TX	1.0	1.0	770	$959	$1.25	9d	1	0.09mi
8300 El Mundo St Unit 8357 Houston, TX	2.0	2.0	970	$1,289	$1.33	12d	1	0.09mi
8300 El Mundo St Unit 8321 Houston, TX	1.0	1.0	770	$994	$1.29	15d	1	0.09mi
8300 El Mundo St Unit 1112 Houston, TX	1.0	1.0	770	$948	$1.23	0d	1	0.09mi
8300 El Mundo St Unit 2174 Houston, TX	2.0	2.0	970	$1,300	$1.34	12d	1	0.09mi
8300 El Mundo St Unit 2112 Houston, TX	2.0	2.0	970	$1,249	$1.29	0d	1	0.09mi
8300 El Mundo St Unit 8321 Houston, TX	1.0	1.0	770	$998	$1.30	12d	1	0.09mi
8300 El Mundo St Unit 422 Houston, TX	2.0	2.0	970	$1,265	$1.30	9d	1	0.09mi
8300 El Mundo St Houston, TX	1.0	1.0	770	$948	$1.23	14d	1	0.09mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$1,504	$1.21	26d	18	0.11mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$1,020	$0.75	0d	48	0.11mi
8306 El Mundo St Houston, TX	1.0	1.0	770	$1,297	$1.68	45d	1	0.15mi
8383 El Mundo St Apt 321 Houston, TX	1.0	1.0	737	$1,148	$1.56	9d	1	0.15mi
8383 El Mundo St Unit 2187 Houston, TX	2.0	2.0	1104	$1,554	$1.41	0d	1	0.15mi
8383 El Mundo St Unit 422 Houston, TX	2.0	2.0	1104	$1,529	$1.38	9d	1	0.15mi
8383 El Mundo St Unit 8404 Houston, TX	1.0	1.0	737	$1,297	$1.76	15d	1	0.15mi
8383 El Mundo St Unit 8457 Houston, TX	1.0	1.0	737	$1,187	$1.61	12d	1	0.15mi
8383 El Mundo St Unit 2174 Houston, TX	2.0	2.0	1104	$1,553	$1.41	12d	1	0.15mi
8383 El Mundo St Unit 8440 Houston, TX	2.0	2.0	1104	$1,558	$1.41	45d	1	0.15mi
8383 El Mundo St Unit 1148 Houston, TX	1.0	1.0	737	$1,137	$1.54	0d	1	0.15mi
8383 El Mundo St Unit 1174 Houston, TX	1.0	1.0	737	$1,178	$1.60	0d	1	0.15mi
8383 El Mundo St Unit 2165 Houston, TX	2.0	2.0	1104	$1,513	$1.37	0d	1	0.15mi
8383 El Mundo St Houston, TX	1.0	1.0	737	$1,292	$1.75	15d	1	0.16mi
8389 El Mundo St Houston, TX	1.0	1.0	763	$1,240	$1.63	45d	1	0.20mi
8380 El Mundo St Houston, TX	1.0–2.0	1.0–2.0	712	$948	$1.33	0d	26	0.23mi
8401 Almeda Rd Unit SATMC3 Houston, TX	2.0	2.0	1027	$1,585	$1.54	26d	1	0.38mi
8401 Almeda Rd Houston, TX	1.0	1.0	694	$1,265	$1.82	26d	1	0.38mi
8401 Almeda Rd Houston, TX	2.0	2.0	1027	$1,585	$1.54	23d	1	0.38mi
7379 Ardmore St Unit 1303 Houston, TX	1.0	1.0	899	$1,193	$1.33	26d	1	0.44mi
7373 Ardmore St Houston, TX	1.0–3.0	1.0–2.0	1095	$1,165	$1.06	6d	24	0.48mi
2121 El Paseo St Houston, TX	2.0	1.0	804	$1,275	$1.59	45d	3	0.57mi
7901 Cambridge St Houston, TX	1.0	1.0	529	$1,150	$2.17	45d	6	0.67mi
2117 Holly Hall St Houston, TX	1.0	1.0	654	$1,000	$1.53	26d	1	0.68mi

HOA detail condo

• Monthly dues: $362 · $4,344/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-21
   days on market $99,000 Active 179 DOM
2. 2026-06-18
   days on market $99,000 Active 176 DOM
3. 2026-06-17
   days on market $99,000 Active 175 DOM
4. 2026-06-16
   days on market $99,000 Active 174 DOM
5. 2026-06-15
   days on market $99,000 Active 173 DOM
6. 2026-06-13
   days on market $99,000 Active 171 DOM
7. 2026-06-10
   days on market $99,000 Active 167 DOM
8. 2026-06-08
   days on market $99,000 Active 166 DOM
9. 2026-06-07
   days on market $99,000 Active 165 DOM
10. 2026-06-04
    days on market $99,000 Active 162 DOM
11. 2026-06-01
    days on market $99,000 Active 159 DOM
12. 2026-05-31
    days on market $99,000 Active 158 DOM
13. 2026-03-31
    status Active 443-char remark

    Show marketing remark (443 chars)

    Welcome home! This 2 bedroom and 1 bath unit is conveniently located just minutes to the Medical Center, NRG Stadium, and Downtown Houston. This well maintained gated community has two area pools and a guard on duty at the main entry. This community offers open, green courtyards with ample trails perfect for walking your dog! The refrigerator, microwave, washer, & dryer will all be included. Call today to schedule your private viewing.

14. 2026-03-29
    status Pending 443-char remark

    Show marketing remark (443 chars)

    Welcome home! This 2 bedroom and 1 bath unit is conveniently located just minutes to the Medical Center, NRG Stadium, and Downtown Houston. This well maintained gated community has two area pools and a guard on duty at the main entry. This community offers open, green courtyards with ample trails perfect for walking your dog! The refrigerator, microwave, washer, & dryer will all be included. Call today to schedule your private viewing.

15. 2025-12-22
    listed $99,000 Active 443-char remark

    Show marketing remark (443 chars)

    Welcome home! This 2 bedroom and 1 bath unit is conveniently located just minutes to the Medical Center, NRG Stadium, and Downtown Houston. This well maintained gated community has two area pools and a guard on duty at the main entry. This community offers open, green courtyards with ample trails perfect for walking your dog! The refrigerator, microwave, washer, & dryer will all be included. Call today to schedule your private viewing.

16. 2025-12-12
    historical
17. 2025-07-18
    price $105,900
18. 2025-06-09
    listed $115,000 Active
19. 2017-09-20
    soldstatus
20. 2017-09-18
    soldstatus Sold
21. 2017-08-21
    status Pending
22. 2017-08-09
    status Option Pending
23. 2017-08-05
    price $99,900
24. 2017-07-26
    listed $104,900 Active
25. 2015-02-06
    historical
26. 2015-02-06
    soldstatus
27. 2015-02-04
    soldstatus Sold
28. 2015-01-22
    price $84,900
29. 2015-01-22
    status Active
30. 2014-07-06
    historical
31. 2014-05-28
    price $79,750
32. 2014-05-03
    price $78,900
33. 2014-05-01
    price $77,900
34. 2014-04-23
    price $75,900 Active
35. 2014-04-23
    status Active
36. 2014-02-16
    historical
37. 2013-05-30
    status Active
38. 2013-05-30
    price $74,500
39. 2012-06-19
    historical
40. 2012-04-13
    listed $64,700
41. 2004-11-10
    soldstatus
42. 1998-10-19
    soldstatus
43. 1998-10-01
    soldstatus $27,900

ⓘ 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: $1,906 · $159/mo
• Projected year-2 tax: $1,906 · $159/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 (unshaded) · 72% 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: $13,733
• − Mortgage interest: −$5,546
• − Property taxes: −$1,906
• − Insurance: −$495
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − HOA: −$4,344
• − Depreciation: −$2,880
• Taxable loss: −$3,635
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $-1,254/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): 28,272
• Household income: $62,106
• Rent vs Own: 88.2% rent · 11.8% own
• Severe rent burden: 2814.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 41% Asian 22% White 20% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 29% · China, Canada, Jamaica
• Languages at home: 67% English-only · Spanish 9% Chinese 7% 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: ▼ -4.51%
• Current HPI: 170.4017
• Rent YoY: ▼ -2.82%
• 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

+254.8% since first listed

31 events — show timeline

• 2026-03-31 Relisted — HARMLS
• 2026-03-29 Pending — HARMLS
• 2025-12-22 Listed $99,000 HARMLS
• 2025-12-12 Listing Removed — HARMLS
• 2025-07-18 Price Changed $105,900 HARMLS
• 2025-06-09 Listed $115,000 HARMLS
• 2017-09-20 Sold (Public Records) — Public Records
• 2017-09-18 Sold (MLS) — HARMLS
• 2017-08-21 Pending — HARMLS
• 2017-08-09 Pending — HARMLS
• 2017-08-05 Price Changed $99,900 HARMLS
• 2017-07-26 Listed $104,900 HARMLS
• 2015-02-06 Listing Removed — HARMLS
• 2015-02-06 Sold (Public Records) — Public Records
• 2015-02-04 Sold (MLS) — HARMLS
• 2015-01-22 Relisted — HARMLS
• 2015-01-22 Price Changed $84,900 HARMLS
• 2014-07-06 Listing Removed — HARMLS
• 2014-05-28 Price Changed $79,750 HARMLS
• 2014-05-03 Price Changed $78,900 HARMLS
• 2014-05-01 Price Changed $77,900 HARMLS
• 2014-04-23 Relisted — HARMLS
• 2014-04-23 Price Changed $75,900 HARMLS
• 2014-02-16 Listing Removed — HARMLS
• 2013-05-30 Relisted — HARMLS
• 2013-05-30 Price Changed $74,500 HARMLS
• 2012-06-19 Listing Removed — HARMLS
• 2012-04-13 Listed $64,700 HARMLS
• 2004-11-10 Sold (Public Records) — Public Records
• 1998-10-19 Sold (Public Records) — Public Records
• 1998-10-01 Sold (Public Records) $27,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,906 · -7.5% YoY. Source: county tax records.