4211 E Villa St · Houston, TX 77017

$60,000

2 bd · 1.0 ba · 801 sqft · SingleFamily public records · 6 Days on market

Built 1951 5,501 sqft lot ↓ 37% since listing

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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 +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1-bathroom single-family home is located in Harris County within the established Meadowbrook area. The property features a single-story layout situated on a 5,500-square-foot lot, complete with a fully fenced backyard and dedicated driveway parking. Situated in southeast Houston, the location provides residents with straightforward commutes via nearby access to Interstate 45 and Loop 610, as well as close proximity to William P. Hobby Airport and local public schools.

Key facts

• Single story layout
• 5,501 sq ft lot
• Garage

Tags

• SINGLE STORY LAYOUT
• FULLY FENCED BACKYARD
• DEDICATED DRIVEWAY PARKING
• CLOSE PROXIMITY TO AIRPORT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story (single level) home; Entry level on first floor
• Construction: Brick construction; Built in 1951; Slab foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen on first level
• Bedrooms: Bedroom (first level) — 10 x 10; Primary bedroom (first level) — 10 x 10
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Living room on the first level; Kitchen on the first level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 12.4% 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: 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: Stevenson Middle (math 22% / reading 35%, grade F, #1,122 of 1,662 statewide, top 69%, 1,192 students, 92% FRL); Chavez H S (math 26% / reading 26%, grade F, #1,234 of 1,632 statewide, top 76%, 2,272 students, 93% FRL) — zoned schools average 93% FRL vs 71% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 88 active listings in the ZIP; 30 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 + 0.9% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.81% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.89%
• DSCR: 1.97
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $309,186
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8108 Howard Dr	0.68mi	2/2.0	828 (+3%)	8mo	$320,000	$386	52

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 · 0.88% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.45×
• Total profit: $7,629
• Equity at exit: $8,946

10-year hold

• IRR: 18.7%
• Equity multiple: 2.39×
• Total profit: $23,275
• Equity at exit: $5,188

Cash invested: $16,800 (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 77017

• Home prices YoY: -21.7%
• Rents YoY: 0.9%
• Active inventory: 88
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$315
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $306

Break-even live

Break-even rent $696

Max offer price $60,000

Occupancy floor 67%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8335 Bonner Dr Houston, TX	1.0	1.0	700	$950	$1.36	44d	1	0.27mi
8357 Park Place Blvd Houston, TX	1.0	1.0	739	$845	$1.14	44d	1	0.55mi
4800 Allendale Rd Houston, TX	1.0	1.0	1003	$1,043	$1.04	18d	1	0.76mi
4807 Allendale Rd Houston, TX	1.0	1.0	600	$775	$1.29	44d	1	0.79mi
4800 Allendale Rd Unit 4821 Houston, TX	1.0	1.0	1003	$1,043	$1.04	11d	1	0.79mi
4800 Allendale Rd Unit 1187 Houston, TX	1.0	1.0	1003	$1,001	$1.00	3d	1	0.79mi
4800 Allendale Rd Apt 321 Houston, TX	1.0	1.0	1003	$1,004	$1.00	8d	1	0.79mi
4800 Allendale Rd Unit 1162 Houston, TX	1.0	1.0	1003	$1,004	$1.00	5d	1	0.79mi
4800 Allendale Rd Unit 4821 Houston, TX	1.0	1.0	1003	$1,039	$1.04	14d	1	0.79mi
4800 Allendale Rd Unit 4851 Houston, TX	1.0	1.0	1003	$1,019	$1.02	44d	1	0.79mi
4800 Allendale Rd Unit 1047 Houston, TX	1.0	1.0	1003	$1,044	$1.04	11d	1	0.80mi
8445 Winkler Dr Houston, TX	1.0	1.0	704	$800	$1.14	24d	1	0.96mi
8535 Winkler Dr Houston, TX	2.0	1.0	874	$900	$1.03	44d	1	1.04mi
1901 Forest Oaks Dr Houston, TX	1.0	1.0	1003	$1,029	$1.03	24d	1	1.14mi
8625 Winkler Dr Unit 8699 Houston, TX	1.0	1.0	616	$927	$1.50	11d	1	1.14mi
8625 Winkler Dr Unit 8646 Houston, TX	1.0	1.0	616	$923	$1.50	14d	1	1.14mi
8625 Winkler Dr Unit 422 Houston, TX	2.0	2.0	787	$1,096	$1.39	11d	1	1.14mi
8625 Winkler Dr Unit 2-2125 Houston, TX	2.0	1.0	787	$1,082	$1.37	24d	1	1.14mi
7950 Bellfort St Houston, TX	1.0–2.0	1.0–2.0	796	$1,142	$1.43	2d	15	1.15mi
6043 Bonn Echo Ln Houston, TX	2.0	2.0	900	$1,165	$1.29	44d	1	1.16mi
8625 Winkler Dr Houston, TX	1.0	1.0	616	$885	$1.44	17d	1	1.16mi
8625 Winkler Dr Houston, TX	1.0–2.0	1.0	701	$1,310	$1.87	15d	17	1.16mi
8625 Winkler Dr Houston, TX	1.0–2.0	1.0	701	$1,310	$1.87	1d	16	1.16mi
7915 Ithaca St Unit 2 Houston, TX	2.0	1.0	600	$750	$1.25	44d	1	1.24mi
4143 Dover Ave Houston, TX	2.0	1.0	880	$1,065	$1.21	44d	1	1.25mi
5401 Allendale Rd Houston, TX	1.0	2.0	779	$1,325	$1.70	44d	1	1.27mi
5401 Allendale Rd Unit SLAG Houston, TX	1.0	1.0	779	$1,325	$1.70	3d	1	1.27mi
2724 Broadway St Houston, TX	1.0	1.0	680	$872	$1.28	44d	7	1.35mi
10001 Lucore St Houston, TX	2.0	1.0	720	$995	$1.38	24d	1	1.41mi
801 Allen Genoa Rd Houston, TX	1.0–2.0	1.0	668	$1,320	$1.98	44d	1	1.47mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $60,000 Pending 6 DOM
2. 2026-06-09
   days on market $60,000 Active 5 DOM
3. 2026-06-08
   days on market $60,000 Active 4 DOM
4. 2026-06-07
   days on market $60,000 Active 3 DOM
5. 2026-06-04
   remarks 488-char remark
6. 2026-06-04
   listed $60,000 Active 1 DOM

ⓘ 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: $2,519 · $210/mo
• Projected year-2 tax: $2,519 · $210/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $13,002
• − Mortgage interest: −$3,361
• − Property taxes: −$2,519
• − Insurance: −$300
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$1,745
• Taxable income: $2,996
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $2,958/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): 29,640
• Household income: $51,079
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1601.0

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: Predominantly Hispanic (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 38% White 7% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 65%
• Common ancestry: Lithuanian 1%
• Foreign-born: 39% · Canada, Vietnam
• Languages at home: 32% English-only · Spanish 63% Vietnamese 4%

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: ▼ -76.86%
• Current HPI: 277.3656
• Rent YoY: ▲ 0.88%
• 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

-36.8% since first listed

5 events — show timeline

• 2026-06-04 Listed $60,000 HARMLS
• 2023-04-20 Pending — HARMLS
• 2023-04-20 Listing Removed — HARMLS
• 2023-04-12 Listed $95,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,519 · +11.7% YoY. Source: county tax records.