3738 Dreyfus St · Houston, TX 77021

$99,950

3 bd · 1.0 ba · 1,113 sqft · SingleFamily public records · 9 Days on market

Built 1951 3,750 sqft lot Est $135k · 26% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect location!!!! Close to Pearland, the medical center, major freeways.

Key facts

• Medical center
• Major freeways
• Close to pearland

Tags

• CLOSE TO PEARLAND
• MEDICAL CENTER
• MAJOR FREEWAYS

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Gated community with attendant (community access/fees not specified)

Exterior

• Parking: Attached carport; Carport for 2 vehicles
• Security: Gated with attendant
• Utilities: Public water; Public sewer
• Home design: Residential property; One‑story (all main rooms listed on first floor); Entry level and facing direction not specified
• Construction: Built in 1951; Slab foundation; Composition roof
• Exterior features: Gated community with attendant; Lot features: Other

Interior

• Kitchen: Kitchen on the first floor (approx. 11x10); Electric oven, electric range, free‑standing range
• Bedrooms: Four bedrooms on the first floor (approx. 14x13, 13x9, 12x10, 9x9)
• Flooring: No flooring details provided
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (gas); Window cooling units
• Interior features: Electric oven and electric range (free‑standing range)
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.2% 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: 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 14% at this address vs 31% district-wide (-17 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); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 42% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $692 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 ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,950

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.94%
• DSCR: 1.93
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $134,673
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3825 Seabrook St	0.17mi	2/1.0 (-1)	1,062 (-5%)	4mo	$109,900	$103	76
3646 Mainer St	0.30mi	3/1.0	1,048 (-6%)	3mo	$120,000	$115	74
3521 Mount Pleasant St	0.37mi	3/1.0	1,168 (+5%)	8mo	$125,000	$107	68
3631 Wyoming St	0.37mi	4/2.0 (+1)	1,090 (-2%)	5mo	$265,000	$243	66
3846 Lydia St	0.35mi	3/2.0	1,164 (+5%)	7mo	$165,000	$142	66
7338 England St	0.49mi	3/1.5	1,045 (-6%)	3mo	$76,500	$73	63
7129 Foster St	0.62mi	2/1.0 (-1)	1,107 (-0%)	5mo	$120,000	$108	61
6911 Sherwood Dr	0.40mi	3/2.0	1,052 (-6%)	9mo	$140,000	$133	60
6719 Goforth St	0.72mi	3/1.0	1,075 (-3%)	3mo	$130,000	$121	58
3731 Alberta St	0.58mi	3/1.0	1,002 (-10%)	7mo	$110,000	$110	51
1026 Theresa St	0.59mi	3/2.0	960 (-14%)	5mo	$209,900	$219	42
6741 Goforth St	0.70mi	3/2.0	976 (-12%)	8mo	$139,000	$142	36

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $13,668
• Equity at exit: $14,903

10-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $46,945
• Equity at exit: $8,642

Cash invested: $27,986 (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: 467
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$524
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $488

Break-even live

Break-even rent $961

Max offer price $99,950

Occupancy floor 64%

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	4d	1	0.25mi
3603 Alice St Unit 15 Houston, TX	2.0	1.0	850	$999	$1.18	8d	1	0.26mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	24d	1	0.34mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.43mi
7812 Tierwester St Houston, TX	2.0	1.0	800	$950	$1.19	16d	2	0.57mi
3360 Alice St Unit 3174 Houston, TX	3.0	2.0	1154	$1,129	$0.98	3d	1	0.61mi
3360 Alice St Unit 3387 Houston, TX	2.0	2.0	968	$1,315	$1.36	3d	1	0.61mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$966	$1.02	16d	1	0.61mi
3360 Alice St Unit 2162 Houston, TX	2.0	2.0	968	$1,323	$1.37	8d	1	0.61mi
3360 Alice St Unit 510 Houston, TX	3.0	2.0	1154	$1,172	$1.02	12d	1	0.61mi
3360 Alice St Unit 2292 Houston, TX	2.0	2.0	945	$998	$1.06	44d	1	0.61mi
3360 Alice St Unit 2174 Houston, TX	2.0	2.0	945	$991	$1.05	14d	1	0.61mi
1600 Jester St Houston, TX	1.0–2.0	1.0	707	$1,395	$1.97	2d	4	0.61mi
3360 Alice St Unit 2047 Houston, TX	2.0	2.0	968	$1,347	$1.39	3d	1	0.62mi
3360 Alice St Unit 3047 Houston, TX	3.0	2.0	1154	$1,172	$1.02	11d	1	0.62mi
7823 Gladstone St Houston, TX	2.0	2.0	850	$1,600	$1.88	44d	1	0.75mi
7373 Ardmore St Houston, TX	1.0–3.0	1.0–2.0	1095	$1,887	$1.72	4d	24	0.82mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	44d	1	0.85mi
7379 Ardmore St Unit 1303 Houston, TX	3.0	2.0	1442	$1,967	$1.36	22d	1	0.85mi
7110 Ardmore St Houston, TX	2.0	1.0–2.0	831	$2,354	$2.83	3d	19	0.91mi
8010 Livingston St Houston, TX	3.0	2.0	1400	$1,800	$1.29	44d	1	0.94mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.99mi
3560 Dixie Dr Unit 2165 Houston, TX	2.0	2.0	1322	$1,402	$1.06	3d	1	1.01mi
3560 Dixie Dr Apt 422 Houston, TX	2.0	2.0	1322	$1,410	$1.07	8d	1	1.01mi
3560 Dixie Dr Unit 2162 Houston, TX	2.0	2.0	1322	$1,410	$1.07	5d	1	1.01mi
3560 Dixie Dr Unit 3617 Houston, TX	2.0	2.0	1322	$1,435	$1.09	44d	1	1.01mi
3560 Dixie Dr Unit 3597 Houston, TX	2.0	2.0	1322	$1,434	$1.08	11d	1	1.01mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.0	1241	$2,041	$1.64	24d	18	1.09mi
8181 El Mundo St Houston, TX	1.0–3.0	1.0–2.5	1356	$2,262	$1.67	2d	47	1.09mi
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	796	$2,000	$2.51	44d	10	1.12mi
2750 Holly Hall St Houston, TX	1.0–2.0	1.0–2.0	704	$2,000	$2.84	2d	12	1.12mi
7103 Grand Blvd Houston, TX	2.0	2.0	930	$1,382	$1.49	24d	1	1.13mi
3426 Tampa St Unit 4272026 Houston, TX	2.0	1.5	1046	$1,500	$1.43	44d	1	1.15mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	24d	1	1.18mi
2909 Dupree St Houston, TX	2.0	2.0	1027	$1,495	$1.46	44d	1	1.18mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	20d	1	1.20mi
8300 El Mundo St Unit 2174 Houston, TX	2.0	2.0	970	$1,300	$1.34	11d	1	1.21mi
8300 El Mundo St Unit 2112 Houston, TX	2.0	2.0	970	$1,257	$1.30	3d	1	1.21mi
8300 El Mundo St Unit 8357 Houston, TX	2.0	2.0	970	$1,289	$1.33	11d	1	1.21mi
8300 El Mundo St Unit 424 Houston, TX	2.0	2.0	970	$1,265	$1.30	5d	1	1.21mi

Listing history 7 events

1. 2026-06-18
   days on market $99,950 Active 9 DOM
2. 2026-06-17
   days on market $99,950 Active 8 DOM
3. 2026-06-16
   days on market $99,950 Active 7 DOM
4. 2026-06-15
   days on market $99,950 Active 6 DOM
5. 2026-06-13
   days on market $99,950 Active 4 DOM
6. 2026-06-10
   remarks 75-char remark
7. 2026-06-10
   listed $99,950 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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 19 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: $18,947
• − Mortgage interest: −$5,599
• − Property taxes: −$2,318
• − Insurance: −$500
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$2,908
• Taxable income: $4,591
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,759/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• 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%

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

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

+54.0% since first listed

10 events — show timeline

• 2026-06-09 Listed $99,950 HARMLS
• 2011-07-19 Sold (Public Records) — Public Records
• 2003-11-26 Sold (Public Records) — Public Records
• 2003-10-13 Listing Removed — HARMLS
• 2003-07-30 Listing Removed — HARMLS
• 2003-07-30 Listed $63,000 HARMLS
• 2003-01-23 Listed $62,900 HARMLS
• 2002-12-31 Listing Removed — HARMLS
• 2002-07-31 Listed $64,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,318 · +11.7% YoY. Source: county tax records.