405 Meadow St · Houston, TX 77020

$330,000

2 bd · 2.5 ba · 2,210 sqft · SingleFamily public records · 100 Days on market

Built 2015 1,620 sqft lot $149/sqft · 25% below area Est $437k · 25% under $79/mo HOA · 5% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Cash flow +1.6/30.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY! Tenant Occupied. Live in the heart of Houston’s rapidly evolving 77020 corridor, minutes from Downtown, East River, Buffalo Bayou trails, Shell Energy Stadium, and Daikin Park. This three-story single-family home blends space, character, and opportunity. A generously sized first-floor bedroom opens to a fully turfed backyard for effortless indoor-outdoor living. Upstairs, wood floors, vaulted ceilings, custom lighting, and a wine refrigerator create an inviting space to gather and unwind. The private third-floor primary retreat features a loft ideal for work or creative space. Ready for your personal touch, with seller offering fresh paint of buyers choosing. A rare chance to own, personalize, and build equity in one of Houston’s most exciting growth areas.

Key facts

• Wine refrigerator
• Loft ideal for work
• 1,620 sq ft lot

Tags

• FULLY TURFED BACKYARD
• WINE REFRIGERATOR
• LOFT IDEAL FOR WORK

🏷️ Possibly a rental listed for sale. The $330,000 price doesn't fit this home's estimated sale value (~$437,485) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (51.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (48.6% below list).
• Recommended offer: $161k (51.3% below list) — sets the bar for cash-flow.
• Cap rate 1.6% vs local median 3.2% in Houston — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 fast (+4.3%/yr); 337 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).
• This rent runs 41% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask is 14248% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $160,746 (51.3% 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 100 days. Have you received any prior offers? Is the seller open to a 51% 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. 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: 0.51% ✗
• Cap rate: 1.65%
• Cash-on-cash: -16.59%
• DSCR: 0.26
• GRM: 16.2

CMA / ARV

• ARV (median comp): $437,485
• List price: $330,000
• Delta: -24.57%
• 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
407 Grove St Unit B	0.18mi	3/3.5 (+1)	2,220 (+0%)	4mo	$429,999	$194	79
3306 Cline St	0.21mi	3/3.5 (+1)	2,154 (-2%)	1mo	$390,000	$181	76
312 Eado Park Cir	0.06mi	3/3.5 (+1)	2,388 (+8%)	5mo	$450,000	$188	71
2321 Ann St	0.47mi	3/3.0 (+1)	2,197 (-1%)	1mo	$339,000	$154	69
3209 Baer St Unit B	0.21mi	3/3.5 (+1)	1,996 (-10%)	1mo	$464,900	$233	64
3209 Baer St Unit A	0.21mi	3/3.5 (+1)	1,990 (-10%)	1mo	$464,900	$234	64
411 Grove St Unit C	0.18mi	3/2.5 (+1)	1,903 (-14%)	2mo	$375,000	$197	62
331 N Nagle St	0.55mi	3/3.5 (+1)	2,302 (+4%)	2mo	$475,000	$206	57
2706 Fox St	0.52mi	3/3.5 (+1)	2,012 (-9%)	1mo	$499,900	$248	51
3415 Stonewall St	0.57mi	3/2.5 (+1)	1,969 (-11%)	1mo	$369,000	$187	50
3409 Stonewall St	0.57mi	3/2.5 (+1)	1,969 (-11%)	1mo	$349,900	$178	49
2851 Decker Pl	0.54mi	3/3.5 (+1)	2,401 (+9%)	3mo	$480,000	$200	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 2.09×
• Total profit: $100,768
• Equity at exit: $297,290

10-year hold

• IRR: 13.6%
• Equity multiple: 4.96×
• Total profit: $365,894
• Equity at exit: $641,117

Cash invested: $92,400 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 337
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$670 /mo · $8,037/yr
• Insurance: −$138
• HOA: −$79
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-1,278

Break-even live

Break-even rent $3,312

Max offer price $160,746

Occupancy floor —

Sensitivity live

Price	-10% $-1,091	-5% $-1,184	+0% $-1,278	+5% $-1,371	+10% $-1,465
Rent	-10% $-1,412	-5% $-1,345	+0% $-1,278	+5% $-1,211	+10% $-1,144
Rate	-1.0pp $-1,112	-0.5pp $-1,194	base $-1,278	+0.5pp $-1,363	+1.0pp $-1,450

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Sydnor St Houston, TX	3.0	4.0	2157	$2,400	$1.11	44d	1	0.14mi
2905 Baer St Unit 1047953P Houston, TX	3.0	2.5	1991	$3,094	$1.55	5d	1	0.15mi
308 Grove St Houston, TX	3.0	3.0	1701	$2,350	$1.38	8d	1	0.22mi
3410 Baer St Houston, TX	3.0	4.0	2040	$3,500	$1.72	44d	1	0.32mi
3419 Gillespie St Houston, TX	3.0	3.5	2168	$2,300	$1.06	44d	1	0.32mi
1303 Bayou St Unit C Houston, TX	3.0	3.0	1869	$3,200	$1.71	44d	1	0.48mi
1307 Bayou St Unit B Houston, TX	3.0	3.0	1814	$2,400	$1.32	8d	1	0.49mi
2115 Runnels St Unit 3174 Houston, TX	3.0	2.0	1839	$3,056	$1.66	12d	1	0.55mi
2115 Runnels St Unit 3187 Houston, TX	3.0	2.0	1839	$3,013	$1.64	3d	1	0.55mi
2115 Runnels St Unit 2148 Houston, TX	3.0	2.0	1839	$3,045	$1.66	11d	1	0.55mi
1513 Cage St Houston, TX	3.0	2.0	1467	$1,550	$1.06	44d	1	0.67mi
2414 East Dr Unit Canal St unit Houston, TX	3.0	3.5	2063	$2,950	$1.43	8d	1	0.70mi
15 N Chenevert St Houston, TX	2.0	1.0–2.0	1351	$4,000	$2.96	1d	16	0.84mi
1222 Upton St Houston, TX	3.0	4.0	2055	$2,600	$1.27	44d	1	1.01mi
1475 Texas St Houston, TX	3.0	1.0–2.0	1304	$4,847	$3.72	44d	28	1.24mi
2504 Rusk St Unit 1563174P Houston, TX	2.0	2.0	1819	$4,036	$2.22	3d	1	1.26mi
2816 Rusk St Houston, TX	3.0	3.5	2107	$2,800	$1.33	44d	1	1.28mi
4706 Hershe St Houston, TX	3.0	2.5	2283	$3,300	$1.45	44d	1	1.31mi
409 Travis St Unit 425 Houston, TX	2.0	2.0	1495	$3,284	$2.20	3d	1	1.36mi
409 Travis St Unit 424 Houston, TX	2.0	2.0	1495	$3,292	$2.20	8d	1	1.36mi
409 Travis St Unit 432 Houston, TX	2.0	2.0	1495	$3,316	$2.22	11d	1	1.36mi
1757 Walker St Houston, TX	2.0	2.0	1575	$4,350	$2.76	24d	1	1.37mi
1625 N Main St Houston, TX	3.0	1.0–3.0	994	$2,007	$2.02	3d	42	1.37mi
808 Crawford St Houston, TX	1.0–3.0	1.0–3.5	1740	$7,281	$4.18	1d	30	1.37mi
413 Travis St Houston, TX	2.0	2.0	1495	$4,000	$2.68	44d	1	1.38mi
4712 Rawley St Unit B Houston, TX	3.0	2.5	1501	$2,045	$1.36	21d	1	1.39mi
4712 Rawley St Unit a Houston, TX	3.0	2.0	1501	$2,070	$1.38	21d	1	1.39mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	19d	1	1.40mi
915 Texas Ave Unit 420 Houston, TX	3.0	2.0	2366	$4,655	$1.97	44d	1	1.40mi
909 Texas Ave Houston, TX	2.0	1.0–2.0	1262	$3,129	$2.48	2d	36	1.42mi
414 Milam St Unit B1-2003 Houston, TX	2.0	2.0	1585	$4,513	$2.85	44d	1	1.42mi
414 Milam St Ph 2-4602 Houston, TX	2.0	2.0	2158	$8,990	$4.17	44d	1	1.42mi
414 Milam St Houston, TX	2.0	2.5	1585	$3,845	$2.43	22d	1	1.42mi
414 Milam St Unit 2162 Houston, TX	2.0	2.0	1585	$3,833	$2.42	5d	1	1.45mi
414 Milam St Unit 447 Houston, TX	3.0	2.0	2421	$8,991	$3.71	11d	1	1.45mi
414 Milam St Unit 447 Houston, TX	3.0	2.0	2421	$8,973	$3.71	44d	1	1.45mi
414 Milam St Unit 422 Houston, TX	2.0	2.0	1585	$3,833	$2.42	8d	1	1.45mi
414 Milam St Unit 437 Houston, TX	2.0	2.0	1585	$3,857	$2.43	11d	1	1.45mi
414 Milam St Unit 2165 Houston, TX	2.0	2.0	1585	$3,868	$2.44	5d	1	1.45mi
414 Milam St Unit 2148 Houston, TX	2.0	2.0	1585	$3,825	$2.41	3d	1	1.45mi

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 26 events

1. 2026-06-18
   days on market $330,000 Active 100 DOM
2. 2026-06-17
   days on market $330,000 Active 99 DOM
3. 2026-06-16
   days on market $330,000 Active 98 DOM
4. 2026-06-15
   days on market $330,000 Active 97 DOM
5. 2026-06-13
   days on market $330,000 Active 95 DOM
6. 2026-06-10
   days on market $330,000 Active 91 DOM
7. 2026-06-08
   days on market $330,000 Active 90 DOM
8. 2026-06-07
   days on market $330,000 Active 89 DOM
9. 2026-06-04
   days on market $330,000 Active 86 DOM
10. 2026-06-01
    days on market $330,000 Active 83 DOM
11. 2026-05-31
    days on market $330,000 Active 82 DOM
12. 2026-05-02
    status Active 809-char remark

    Show marketing remark (809 chars)

    INVESTMENT OPPORTUNITY! Tenant Occupied. Live in the heart of Houston’s rapidly evolving 77020 corridor, minutes from Downtown, East River, Buffalo Bayou trails, Shell Energy Stadium, and Daikin Park. This three-story single-family home blends space, character, and opportunity. A generously sized first-floor bedroom opens to a fully turfed backyard for effortless indoor-outdoor living. Upstairs, wood floors, vaulted ceilings, custom lighting, and a wine refrigerator create an inviting space to gather and unwind. The private third-floor primary retreat features a loft ideal for work or creative space. Ready for your personal touch, with seller offering fresh paint of buyers choosing. A rare chance to own, personalize, and build equity in one of Houston’s most exciting growth areas.

13. 2026-04-23
    historical 809-char remark

    Show marketing remark (809 chars)

    INVESTMENT OPPORTUNITY! Tenant Occupied. Live in the heart of Houston’s rapidly evolving 77020 corridor, minutes from Downtown, East River, Buffalo Bayou trails, Shell Energy Stadium, and Daikin Park. This three-story single-family home blends space, character, and opportunity. A generously sized first-floor bedroom opens to a fully turfed backyard for effortless indoor-outdoor living. Upstairs, wood floors, vaulted ceilings, custom lighting, and a wine refrigerator create an inviting space to gather and unwind. The private third-floor primary retreat features a loft ideal for work or creative space. Ready for your personal touch, with seller offering fresh paint of buyers choosing. A rare chance to own, personalize, and build equity in one of Houston’s most exciting growth areas.

14. 2026-04-22
    historical $2,300
15. 2026-03-18
    listed $2,300
16. 2026-03-01
    listed $330,000 Active 809-char remark

    Show marketing remark (809 chars)

    INVESTMENT OPPORTUNITY! Tenant Occupied. Live in the heart of Houston’s rapidly evolving 77020 corridor, minutes from Downtown, East River, Buffalo Bayou trails, Shell Energy Stadium, and Daikin Park. This three-story single-family home blends space, character, and opportunity. A generously sized first-floor bedroom opens to a fully turfed backyard for effortless indoor-outdoor living. Upstairs, wood floors, vaulted ceilings, custom lighting, and a wine refrigerator create an inviting space to gather and unwind. The private third-floor primary retreat features a loft ideal for work or creative space. Ready for your personal touch, with seller offering fresh paint of buyers choosing. A rare chance to own, personalize, and build equity in one of Houston’s most exciting growth areas.

17. 2016-07-10
    historical
18. 2016-06-13
    historical
19. 2016-06-13
    listed $299,900 Active
20. 2016-06-09
    price $299,900
21. 2016-05-03
    historical
22. 2016-05-03
    listed $305,000 Active
23. 2016-03-23
    listed $299,900 Active
24. 2016-03-23
    historical
25. 2016-02-11
    price $299,900
26. 2015-08-11
    listed $329,900 Active

ⓘ 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: $8,037 · $670/mo
• Projected year-2 tax: $8,037 · $670/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 (unshaded) · 24% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,340
• − Mortgage interest: −$18,485
• − Property taxes: −$8,037
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$948
• − Depreciation: −$9,600
• Taxable loss: −$21,635
• Est. tax savings @ 24.0%: +$5,192
• After-tax cash flow: $-10,141/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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

-99.3% since first listed

15 events — show timeline

• 2026-05-02 Relisted — HARMLS
• 2026-04-23 Listing Removed — HARMLS
• 2026-04-22 Rental Removed $2,300 HARMLS
• 2026-03-18 Listed for Rent $2,300 HARMLS
• 2026-03-01 Listed $330,000 HARMLS
• 2016-07-10 Listing Removed — HARMLS
• 2016-06-13 Listing Removed — HARMLS
• 2016-06-13 Listed $299,900 HARMLS
• 2016-06-09 Price Changed $299,900 HARMLS
• 2016-05-03 Listing Removed — HARMLS
• 2016-05-03 Listed $305,000 HARMLS
• 2016-03-23 Listed $299,900 HARMLS
• 2016-03-23 Listing Removed — HARMLS
• 2016-02-11 Price Changed $299,900 HARMLS
• 2015-08-11 Listed $329,900 HARMLS

Property tax history

+10.3%/yr

Latest (2025): $8,037 · +6.6% YoY. Source: county tax records.