[{"id":"griggs-6239","address":"6239 Griggs Rd","city":"Houston, TX 77023","type":"Land with old office and shop/garage · sold for lot value","decision":"Conditional","price":200000,"priceChecked":"2026-09-22","parcel":"Pending HCAD/title confirmation","lotAcres":0.31,"lotSqft":13502,"listingStatus":"Active for sale · source reported by HAR","mls":"HAR 11366356","mapPoint":{"lat":29.7056044,"lng":-95.3112055,"basis":"Google Maps address point; parcel boundaries pending"},"description":"A 13,502-square-foot unrestricted lot on Griggs Road with an old office and shop/garage structure, offered for lot value. HAR reports public water and sewer, electric availability, controlled driveway-gate access and potential retail, office or multi-unit residential development; all proposed uses still require independent verification.","photos":[{"url":"https://mediahar.harstatic.com/729936521/xl/729936561.jpeg","caption":"HAR listing photo 1"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936554.jpeg","caption":"HAR listing photo 2"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936555.jpeg","caption":"HAR listing photo 3"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936556.jpeg","caption":"HAR listing photo 4"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936557.jpeg","caption":"HAR listing photo 5"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936558.jpeg","caption":"HAR listing photo 6"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936559.jpeg","caption":"HAR listing photo 7"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936560.jpeg","caption":"HAR listing photo 8"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936562.jpeg","caption":"HAR listing photo 9"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936563.jpeg","caption":"HAR listing photo 10"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936565.jpeg","caption":"HAR listing photo 11"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936566.jpeg","caption":"HAR listing photo 12"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936567.jpeg","caption":"HAR listing photo 13"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936568.jpeg","caption":"HAR listing photo 14"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936569.jpeg","caption":"HAR listing photo 15"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936570.jpeg","caption":"HAR listing photo 16"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936571.jpeg","caption":"HAR listing photo 17"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936572.jpeg","caption":"HAR listing photo 18"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936573.jpeg","caption":"HAR listing photo 19"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936574.jpeg","caption":"HAR listing photo 20"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936575.jpeg","caption":"HAR listing photo 21"},{"url":"https://mediahar.harstatic.com/729936521/xl/729936576.jpeg","caption":"HAR listing photo 22"}],"links":{"listing":"https://www.har.com/homedetail/6239-griggs-rd-houston-tx-77023/3023056","gallery":"https://www.har.com/homedetail/6239-griggs-rd-houston-tx-77023/3023056","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Moderate lot for the price","state":"Preliminary","tone":"neutral","body":"The supplied $200,000 ask buys about 13,502 square feet, but all construction and site costs remain unknown.","source":"HAR listing","sourceUrl":"https://www.har.com/homedetail/6239-griggs-rd-houston-tx-77023/3023056","next":"Confirm price, dimensions, utilities and prepare an all-in budget."},{"title":"Program fit","state":"Needs test fit","tone":"caution","body":"At 0.31 acre, the site may support a focused lodge or housing concept but has no proven capacity for housing, chapter space and substantial parking together.","source":"HAR listing","sourceUrl":"https://www.har.com/homedetail/6239-griggs-rd-houston-tx-77023/3023056","next":"Commission a survey-based concept with drainage and fire access."},{"title":"Use and risk","state":"Unverified","tone":"unknown","body":"Access, restrictions, utilities, flood, safety and insurance remain unverified.","source":"Diligence pending","sourceUrl":"https://msc.fema.gov/","next":"Complete title, civil, flood, access and insurance review."}],"campus":{"building":"Tilman J. Fertitta Family College of Medicine · UH","mapLabel":"Tilman J. Fertitta Family College of Medicine · UH","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: Tilman J. Fertitta Family College of Medicine · UH. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"2.2 mi","time":"7 min observed","description":"Via Old Spanish Trl. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"2.2 mi","time":"7 min observed","description":"Via Old Spanish Trl. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"Tilman J. Fertitta Family College of Medicine, Houston, TX","point":{"lat":29.7114849,"lng":-95.3362253},"destinationKey":"uh-medicine-griggs-6239-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=6239+Griggs+Rd%2C+Houston%2C+TX+77023&destination=Tilman+J.+Fertitta+Family+College+of+Medicine%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/medicine/"},"plans":"Test a compact development program and compare it with larger parcels after full access, utility and drainage review.","bottomLine":"A plausible mid-size land candidate, but 0.31 acre still creates substantial parking and program tradeoffs.","sourcesDate":"2026-09-22","slug":"griggs-6239","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=6239%20Griggs%20Rd%2C%20Houston%2C%20TX%2077023&daddr=29.7114849%2C-95.3362253&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":28,"status":"Preliminary","rationale":"Facility and site utility received 28 of 50 points in the finalized Scoring Help assessment. Affordable middle-ground site with good proximity and capital left for improvements, but acreage may constrain lodge plus parking.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":36,"status":"Preliminary","rationale":"Value and financial fit received 36 of 45 points in the finalized Scoring Help assessment. Affordable middle-ground site with good proximity and capital left for improvements, but acreage may constrain lodge plus parking.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":29,"status":"Preliminary","rationale":"Location and UH proximity received 29 of 40 points in the finalized Scoring Help assessment. Affordable middle-ground site with good proximity and capital left for improvements, but acreage may constrain lodge plus parking.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":17,"status":"Preliminary","rationale":"Long-term growth potential received 17 of 35 points in the finalized Scoring Help assessment. Affordable middle-ground site with good proximity and capital left for improvements, but acreage may constrain lodge plus parking.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":12,"status":"Unverified","rationale":"Parking and access received 12 of 25 points in the finalized Scoring Help assessment. Affordable middle-ground site with good proximity and capital left for improvements, but acreage may constrain lodge plus parking.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Affordable middle-ground site with good proximity and capital left for improvements, but acreage may constrain lodge plus parking.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Affordable middle-ground site with good proximity and capital left for improvements, but acreage may constrain lodge plus parking.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Affordable middle-ground site with good proximity and capital left for improvements, but acreage may constrain lodge plus parking.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"SOURCE REPORTED","route":"ESTIMATED","photos":"SOURCE REPORTED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"6239 Griggs Rd, Houston, TX 77023","score":{"score":58,"rawScore":146,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"griggs-3629","address":"3629 Griggs Rd","city":"Houston, TX 77021","type":"Existing structure · marketed as land","decision":"Conditional","price":500000,"priceChecked":"2026-09-16","parcel":"041-031-034-0150","lotAcres":0.5091,"lotSqft":22176,"listingStatus":"Listed for sale in the cited listing; reconfirm before any action","mls":"96596674","mapPoint":{"lat":29.7061166,"lng":-95.3622282,"basis":"Approximate listing map center (Redfin); survey placement pending"},"description":"An approximately half-acre Tierwester parcel with an existing structure. The seller markets it as teardown-ready land. This is a previously discussed option, entered to start the comparison; its suitability for chapter use is unresolved.","photos":[{"url":"https://photos.zillowstatic.com/fp/fd03cdf15b14c1f7ad6f058e4ee0a653-cc_ft_960.jpg","caption":"Listing photo 1 · Zillow / HAR"},{"url":"https://photos.zillowstatic.com/fp/58b83e8fde52d49aae7e6dbf848aed95-cc_ft_576.jpg","caption":"Listing photo 2 · Zillow / HAR"},{"url":"https://photos.zillowstatic.com/fp/04f987a37cf3c237777196af50551fd1-cc_ft_576.jpg","caption":"Listing photo 3 · Zillow / HAR"}],"links":{"listing":"https://www.realtor.com/realestateandhomes-detail/3629-Griggs-Rd_Houston_TX_77021_M70481-22014","gallery":"https://www.zillow.com/homedetails/3629-Griggs-Rd-Houston-TX-77021/27797176_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Permitted chapter use","state":"Major question","tone":"caution","body":"The listing identifies deed and subdivision restrictions and describes possible use as single-family. The recorded instruments have not been reviewed. Meetings, events, and group housing require separate use and code review.","source":"Listing details","sourceUrl":"https://www.realtor.com/realestateandhomes-detail/3629-Griggs-Rd_Houston_TX_77021_M70481-22014","next":"Obtain the title commitment and all recorded restrictions; have counsel review them and submit the proposed uses to permitting staff."},{"title":"Size and program","state":"Preliminary","tone":"neutral","body":"The listing reports 22,176 square feet (0.5091 acre). That is below the earlier preferred 0.75–1 acre range. No scaled plan has tested a chapter building, resident count, fire access, drainage and parking together.","source":"Listing details","sourceUrl":"https://www.realtor.com/realestateandhomes-detail/3629-Griggs-Rd_Houston_TX_77021_M70481-22014","next":"Confirm area by survey and commission a concept site plan only if use restrictions permit the program."},{"title":"Flood and insurance","state":"Unverified","tone":"unknown","body":"No parcel-level effective FEMA determination, draft risk review, site drainage history, or insurance indication is recorded here. Being outside a mapped flood zone, if established, would not mean zero flood risk.","source":"FEMA and MAAPnext checks pending","sourceUrl":"https://msc.fema.gov/","next":"Check effective FEMA panel, Harris County draft map, local drainage and prior losses; obtain property and flood insurance indications."},{"title":"Transit and safety","state":"Unverified","tone":"unknown","body":"Rail and bus access, service to UH, nearby reported incidents, lighting, and evening conditions have not yet been measured. A citywide or ZIP-code score would be too coarse for this decision.","source":"METRO and site review pending","sourceUrl":"https://www.ridemetro.org/","next":"Measure walks to stops and actual service; review local incident data and visit at relevant times."},{"title":"Value and durability","state":"Uncosted","tone":"unknown","body":"The $500,000 ask is only land/structure acquisition. The listing says the existing home is teardown-ready and the property is in probate. Demolition, legal use, site work, improvements, taxes, insurance, reserves and a 50-year plan are unresolved.","source":"Listing details","sourceUrl":"https://www.realtor.com/realestateandhomes-detail/3629-Griggs-Rd_Houston_TX_77021_M70481-22014","next":"Resolve title/probate and lawful use first, then compare sold parcels and obtain a full project budget."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","confirmed":true,"route":"Closest practical drivable UH point for this property: the Lot 8A entrance on the southwest campus edge near Cullen Oaks. UH lists Lot 8A in Zone E south of Wheeler.","routes":{"quickest":{"offPeak":{"distance":"1.3 mi","time":"4 min observed","description":"Via Scott Street and North MacGregor Way. Google Maps snapshot for a Wednesday midday departure; this is a low-traffic observation, not a guaranteed traffic-free time.","source":"Google Maps directions","date":"16 Sep 2026"},"peak":{"distance":"1.3 mi","time":"typically 4–6 min","description":"Via Scott Street and North MacGregor Way. Google Maps typical estimate for Thursday 17 Sep 2026 at 8:00 a.m. Houston time.","source":"Google Maps departure-time estimate","date":"16 Sep 2026"}},"shortest":{"offPeak":{"distance":"1.2 mi","time":"4 min observed","description":"Via Swank Street, Parkwood Drive, Scott Street, North MacGregor Way and Cullen Boulevard. Shortest distance among Google’s displayed alternatives, not an exhaustive shortest-path proof. Wednesday midday snapshot.","source":"Google Maps directions","date":"16 Sep 2026"},"peak":{"distance":"1.2 mi","time":"typically 4–6 min","description":"Via Swank Street and Parkwood Drive before joining Scott Street. Google Maps typical estimate for Thursday 17 Sep 2026 at 8:00 a.m. Houston time.","source":"Google Maps departure-time estimate","date":"16 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-2026-09-16","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=3629+Griggs+Rd%2C+Houston%2C+TX+77021&destination=29.713614%2C-95.3486458&travelmode=driving","uhSource":"https://www.uh.edu/parking/zones-parking/"},"plans":"No site concept has been prepared. If restrictions allow the intended use, a survey and architect/civil layout should test legal occupancy, parking and drainage before any investment conclusion.","bottomLine":"The parcel is worth documenting because it has a clear listing and a meaningful lot, but the stated deed/subdivision restrictions are an early and potentially decisive barrier. We cannot yet say fraternity housing or a facility is permissible or that the $500,000 ask represents good value.","sourcesDate":"2026-09-16","slug":"griggs-3629","googleRouteEmbed":"https://www.google.com/maps/embed?pb=!1m26!1m12!1m3!1d13861.453772051766!2d-95.36576494350443!3d29.709229801502204!2m3!1f0!2f0!3f0!3m2!1i1024!2i768!4f13.1!4m11!3e0!4m5!1s0x8640bfb785d74b09%3A0x6183f4a0caa7fa5d!2s3629%20Griggs%20Rd%2C%20Houston%2C%20TX%2077021!3m2!1d29.706116599999998!2d-95.36222819999999!4m3!3m2!1d29.713614!2d-95.3486458!5e0!3m2!1sen!2sus!4v1789606493185!5m2!1sen!2sus","scoreAssessment":{"confidence":"Low","killSwitch":"Financial Fail — all-in cost exceeds the $650,000 ceiling","categories":{"utility":{"score":35,"status":"Preliminary","rationale":"Facility and site utility received 35 of 50 points in the finalized Scoring Help assessment. Strong location and useful acreage, but the working redevelopment scenario exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":0,"status":"Preliminary","rationale":"Value and financial fit received 0 of 45 points in the finalized Scoring Help assessment. Strong location and useful acreage, but the working redevelopment scenario exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":35,"status":"Preliminary","rationale":"Location and UH proximity received 35 of 40 points in the finalized Scoring Help assessment. Strong location and useful acreage, but the working redevelopment scenario exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":27,"status":"Preliminary","rationale":"Long-term growth potential received 27 of 35 points in the finalized Scoring Help assessment. Strong location and useful acreage, but the working redevelopment scenario exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":19,"status":"Unverified","rationale":"Parking and access received 19 of 25 points in the finalized Scoring Help assessment. Strong location and useful acreage, but the working redevelopment scenario exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Strong location and useful acreage, but the working redevelopment scenario exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Strong location and useful acreage, but the working redevelopment scenario exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":3,"status":"Preliminary","rationale":"Development burden and readiness received 3 of 15 points in the finalized Scoring Help assessment. Strong location and useful acreage, but the working redevelopment scenario exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Recorded restrictions may limit chapter use.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"3629 Griggs Rd, Houston, TX 77021","score":{"score":56,"rawScore":139,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Low","killSwitch":"Financial Fail — all-in cost exceeds the $650,000 ceiling","overrideCount":0}},{"id":"mcgowen-2303-2305","address":"2303–2305 McGowen St","city":"Houston, TX 77004","type":"Existing building · listed as duplex","decision":"Hold","price":370000,"priceChecked":"2026-09-16","parcel":"0190120000013","lotAcres":0.0941,"lotSqft":4098,"buildingSqft":5984,"yearBuilt":1947,"listingStatus":"Listed for sale in the cited listing; reconfirm before any action","mls":"19464127","mapPoint":{"lat":29.738697,"lng":-95.36246,"basis":"Approximate Google Maps address point; survey frontage and parcel outline pending"},"description":"A large two-story building on a very small Midtown parcel. The listing calls it a duplex; a Masonic lodge publicly identifies 2303 McGowen as its meeting address. This makes the existing assembly configuration worth investigating, but legal use, resident capacity and parking have not been established.","photos":[{"url":"https://photos.zillowstatic.com/fp/708857c80215a50a2dadec30ba0d5242-cc_ft_960.jpg","caption":"Exterior · Zillow listing"},{"url":"https://photos.zillowstatic.com/fp/2c244b97a83bbd2cb7e962afd0b50093-cc_ft_576.jpg","caption":"Listing interior · Zillow"},{"url":"https://photos.zillowstatic.com/fp/b2791fe794b95cb0fde4d806a307cf66-cc_ft_576.jpg","caption":"Listing interior · Zillow"},{"url":"https://photos.zillowstatic.com/fp/725d3b3e1140d088222a0b01ccd317ab-cc_ft_576.jpg","caption":"Listing interior · Zillow"}],"links":{"listing":"https://www.zillow.com/homedetails/2303-2305-McGowen-St-Houston-TX-77004/463358631_zpid/","gallery":"https://www.zillow.com/homedetails/2303-2305-McGowen-St-Houston-TX-77004/463358631_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Fraternity meeting and housing use","state":"Unconfirmed","tone":"caution","body":"Heights Ionic Pride Lodge #280 lists 2303 McGowen as its meeting address, a useful clue that an assembly use may have occurred. The sale listing classifies 2303–2305 as a duplex. Neither proves a current certificate of occupancy, transferable assembly rights, or authorization for Sigma Chi meetings, events, or group housing. No deed or HOA restriction search has been completed.","source":"Lodge address and Houston certificate-of-occupancy guidance","sourceUrl":"https://www.hip280pha.org/","next":"Obtain title commitment and recorded restrictions; request all certificates of occupancy and permit history; describe meeting, event and proposed sleeping uses to Houston permitting and fire staff in writing."},{"title":"Parking and site fit","state":"Critical constraint","tone":"caution","body":"The listed lot is about 4,098 square feet while the two-story building totals 5,984 square feet. The listing does not establish any on-site parking count. A 20-resident program with substantial visitor parking is unlikely to fit on this parcel without documented off-site rights, but a survey and parking plan are needed to determine legal capacity.","source":"Zillow listing · parcel and building areas","sourceUrl":"https://www.zillow.com/homedetails/2303-2305-McGowen-St-Houston-TX-77004/463358631_zpid/","next":"Get a current survey, parking layout and any recorded off-site parking agreement; test occupancy, loading, fire access and any applicable Houston parking rules with the actual use."},{"title":"Interior space and legal resident count","state":"Needs plans","tone":"neutral","body":"The listing reports 5,984 square feet and 1947 construction, but its three-bedroom, four-bath description conflicts with other listing data. Gross floor area is not proof of 20 legal sleeping spaces; accessibility, exits, sprinklers, bathrooms, common rooms and fire occupancy may sharply reduce usable capacity.","source":"Zillow listing · reported rooms and area","sourceUrl":"https://www.zillow.com/homedetails/2303-2305-McGowen-St-Houston-TX-77004/463358631_zpid/","next":"Obtain dimensioned floor plans, permit history and an architect/fire-code review for the exact proposed resident and event loads."},{"title":"Flood, drainage and insurance","state":"Unverified","tone":"unknown","body":"No parcel-level effective FEMA map result, draft Harris County risk review, prior-loss history or property/flood insurance quote has been verified. An effective map designation alone would not establish actual flood exposure or premium.","source":"FEMA Map Service Center · parcel check pending","sourceUrl":"https://msc.fema.gov/","next":"Check effective FEMA panel and Harris County draft map against surveyed parcel, request drainage/loss disclosures, and obtain property, liability and flood insurance indications for proposed use."},{"title":"Transit and nearby safety","state":"Partially checked","tone":"unknown","body":"METRO serves Midtown and the UH area, but the closest usable stop, walking route and service times have not been measured for this entrance. No block-level incident, lighting or nighttime site review has been completed; no safety rating is assigned.","source":"METRO service information","sourceUrl":"https://www.ridemetro.org/","next":"Measure walks and service to UH; review incident data and visit the block on an event evening and after dark."},{"title":"Cost, condition and 50-year use","state":"Uncosted","tone":"unknown","body":"The $370,000 ask is about $62 per reported building square foot and below the working $500,000 acquisition preference. Listing data reports annual taxes near $7,732; actual post-purchase taxes, financing, insurance and carrying cost may differ. A 1947 building needs structural, envelope, MEP, accessibility and fire-system diligence before a 50-year ownership claim or value judgment.","source":"Zillow listing · asking price, area, taxes and year built","sourceUrl":"https://www.zillow.com/homedetails/2303-2305-McGowen-St-Houston-TX-77004/463358631_zpid/","next":"Commission building assessments, obtain repair and code-upgrade budget, verify taxes and insurance, then compare all-in cost and annual reserves against alternatives."}],"campus":{"building":"Cougar Softball Stadium · Scott and Elgin","mapLabel":"Cougar Softball Stadium","confirmed":true,"route":"Closest practical drivable UH point for this property: Cougar Softball Stadium on the northwest campus edge at Scott and Elgin. Google Maps routes to its mapped stadium point; confirm event-day vehicle access and parking separately.","routes":{"quickest":{"offPeak":{"distance":"1.4 mi","time":"4 min observed","description":"Via McGowen Street and Scott Street. Google Maps leave-now snapshot observed during light evening traffic; this is not a guaranteed traffic-free baseline.","source":"Google Maps directions","date":"16 Sep 2026"},"peak":{"distance":"1.4 mi","time":"typically 4–6 min","description":"Via McGowen and Scott. Google Maps typical estimate for Thursday 17 Sep 2026 at 8:00 a.m. Houston time.","source":"Google Maps departure-time estimate","date":"16 Sep 2026"}},"shortest":{"offPeak":{"distance":"1.4 mi","time":"4 min observed","description":"The quickest McGowen–Scott route tied for shortest among displayed Google alternatives; Elgin was also 1.4 miles, while the freeway alternative was 1.8 miles.","source":"Google Maps displayed alternatives","date":"16 Sep 2026"},"peak":{"distance":"1.4 mi","time":"typically 4–6 min","description":"The McGowen–Scott and Elgin alternatives both displayed 1.4 miles and a typical 4–6 minutes at Thursday 8:00 a.m.","source":"Google Maps departure-time estimate","date":"16 Sep 2026"}}},"destination":"Cougar Softball Stadium, 3100 Cullen Blvd, Houston, TX 77204","point":{"lat":29.7273013,"lng":-95.3491418},"destinationKey":"uh-cougar-softball-stadium-2026-09-17","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=2303+McGowen+St%2C+Houston%2C+TX+77004&destination=Cougar+Softball+Stadium%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://uhcougars.com/sports/2018/6/12/facilities-softball-html","traceNote":"Google Maps embedded route leads from 2303 McGowen to the stadium point; exact drop-off or parking access should be checked on site."},"plans":"Evaluate the existing building as a possible chapter meeting facility first: verify current lawful assembly use, egress, fire capacity, accessibility, bathrooms and the ability to secure parking. Test group housing only after obtaining an approved occupancy program and dimensioned plans. No vacant-land phased construction scenario applies.","bottomLine":"Hold pending legal use and parking evidence. The ask and existing lodge association make it worth a focused review, but the approximately 0.094-acre site is a serious mismatch for a 20-resident chapter house with substantial parking. No flood, insurance, renovation or 50-year lifecycle cost is verified. Do not treat the $62/sf headline as project value.","sourcesDate":"2026-09-17","slug":"mcgowen-2303-2305","googleRouteEmbed":"https://www.google.com/maps/embed?pb=!1m28!1m12!1m3!1d13857.925766967905!2d-95.36671809006!3d29.73477674963024!2m3!1f0!2f0!3f0!3m2!1i1024!2i768!4f13.1!4m13!3e0!4m5!1s0x8640bf1aaa41a713%3A0x67696b2ca78e7e04!2s2303%20McGowen%20St%2C%20Houston%2C%20TX%2077004!3m2!1d29.738697!2d-95.36246!4m5!1s0x8640be5586b82819%3A0x20746f047b474ec3!2sCougar%20Softball%20Stadium%2C%203100%20Cullen%20Blvd%2C%20Houston%2C%20TX%2077204!3m2!1d29.727301299999997!2d-95.3491418!5e0!3m2!1sen!2sus!4v1789607536029!5m2!1sen!2sus","scoreAssessment":{"confidence":"High","killSwitch":"Requires investigation","categories":{"utility":{"score":40,"status":"Preliminary","rationale":"Facility and site utility received 40 of 50 points in the finalized Scoring Help assessment. Strong existing lodge and event-room utility with excellent location, but severe parking and long-term growth constraints.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":28,"status":"Preliminary","rationale":"Value and financial fit received 28 of 45 points in the finalized Scoring Help assessment. Strong existing lodge and event-room utility with excellent location, but severe parking and long-term growth constraints.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":35,"status":"Preliminary","rationale":"Location and UH proximity received 35 of 40 points in the finalized Scoring Help assessment. Strong existing lodge and event-room utility with excellent location, but severe parking and long-term growth constraints.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":2,"status":"Preliminary","rationale":"Long-term growth potential received 2 of 35 points in the finalized Scoring Help assessment. Strong existing lodge and event-room utility with excellent location, but severe parking and long-term growth constraints.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":2,"status":"Unverified","rationale":"Parking and access received 2 of 25 points in the finalized Scoring Help assessment. Strong existing lodge and event-room utility with excellent location, but severe parking and long-term growth constraints.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Strong existing lodge and event-room utility with excellent location, but severe parking and long-term growth constraints.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Strong existing lodge and event-room utility with excellent location, but severe parking and long-term growth constraints.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":8,"status":"Preliminary","rationale":"Development burden and readiness received 8 of 15 points in the finalized Scoring Help assessment. Strong existing lodge and event-room utility with excellent location, but severe parking and long-term growth constraints.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Very little land for chapter parking.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"2303–2305 McGowen St, Houston, TX 77004","score":{"score":54,"rawScore":135,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"High","killSwitch":"Requires investigation","overrideCount":0}},{"id":"simmons-3351","address":"3351 Simmons St","city":"Houston, TX 77004","type":"Vacant land · three listed lots","decision":"Hold","price":599900,"priceChecked":"2026-09-16","parcel":"0221330000035 · listing APN; verify all three lots","lotAcres":0.3444,"lotSqft":15000,"listingStatus":"Availability disputed: HAR shows Under Contract–P and Zillow Pending; Redfin shows For sale. Confirm directly with listing broker.","mls":"30564646","mapPoint":{"lat":29.7280015,"lng":-95.3542845,"basis":"Google Maps address point; parcel boundaries and entrance require survey"},"description":"A cleared corner assemblage described as lots 12, 13 and 14 of Block 5, George Kuhlman, near UH. The 15,000-square-foot listing area may allow a compact new facility, but it is far below the preferred 0.75–1 acre and has no existing building or proven chapter entitlement. Listing status conflicts across platforms.","photos":[{"url":"https://ssl.cdn-redfin.com/photo/104/bigphoto/646/30564646_8.jpg","caption":"Land listing photo · Redfin / HAR"},{"url":"https://ssl.cdn-redfin.com/photo/104/bigphoto/646/30564646_1_8.jpg","caption":"Land listing photo · Redfin / HAR"},{"url":"https://ssl.cdn-redfin.com/photo/104/bigphoto/646/30564646_3_7.jpg","caption":"Land listing photo · Redfin / HAR"},{"url":"https://ssl.cdn-redfin.com/photo/104/bigphoto/646/30564646_2_8.jpg","caption":"Land listing photo · Redfin / HAR"}],"links":{"listing":"https://www.redfin.com/TX/Houston/3351-Simmons-St-77004/home/29501618","gallery":"https://www.redfin.com/TX/Houston/3351-Simmons-St-77004/home/29501618","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/property-search/property-search","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/riding-metro/transit-services/metrorail"},"findings":[{"title":"Availability and parcel identity","state":"Conflicting listings","tone":"caution","body":"HAR calls MLS 30564646 Under Contract–P, Zillow says Pending, while Redfin displays For sale after an August 2026 relisting. HAR identifies lots 12, 13 and 14, Block 5, George Kuhlman; Redfin gives APN 0221330000035. It has not been proven that one HCAD account and one conveyance include all three lots.","source":"HAR property details and listing status","sourceUrl":"https://www.har.com/homedetail/3351-simmons-st-houston-tx-77004/2974231","next":"Call the listing broker for the current contract status and exactly what is included; obtain title commitment, survey and HCAD records for every lot."},{"title":"Chapter facility and housing permission","state":"Unconfirmed","tone":"caution","body":"A vacant residential-area lot and the absence of conventional Houston zoning do not authorize a fraternity lodge, event space or 20-person residence. Recorded deed/subdivision restrictions, plat/easements and fire, building and occupancy rules are unreviewed. Seller asks buyers to verify building requirements and utilities.","source":"HAR legal description and seller remarks","sourceUrl":"https://www.har.com/homedetail/3351-simmons-st-houston-tx-77004/2974231","next":"Get recorded restrictions and plat, have title counsel review chapter use, and submit specific meeting, event and resident programs to Houston permitting/fire staff."},{"title":"Size, parking and drainage","state":"Major mismatch","tone":"caution","body":"The listed 15,000 square feet (0.344 acre) are less than half the preferred 0.75 acre. Fifty conventional surface spaces alone can consume about 15,000 square feet including aisles as a rough planning allowance, before any lodge, residence, fire access or detention. The parcel cannot be presumed to fit the full program; no legal off-site parking agreement is known.","source":"HAR 15,000-square-foot area","sourceUrl":"https://www.har.com/homedetail/3351-simmons-st-houston-tx-77004/2974231","next":"Commission a scaled civil/architect concept showing building, 20 beds, event occupancy, accessible spaces, legal parking, fire access, setbacks and stormwater; test any off-site parking rights."},{"title":"Flood exposure and insurance","state":"Concerning model · map unverified","tone":"caution","body":"Redfin displays a First Street Flood Factor of 5/10 and a modeled 50–61% chance of a flood reaching a building at this address over 30 years. The parcel is currently vacant, so this is a modeled exposure signal, not a recorded building loss or an effective FEMA zone. No parcel-specific FEMA panel, MAAPnext review, elevation, drainage history or insurance quote has been verified.","source":"Redfin / First Street climate model","sourceUrl":"https://www.redfin.com/TX/Houston/3351-Simmons-St-77004/home/29501618","next":"Confirm the effective FEMA panel and draft local risk on all three lots, request elevation and prior water history, and obtain flood/property insurance indications for the proposed building."},{"title":"Rail access and neighborhood safety","state":"Transit measured · safety open","tone":"neutral","body":"Google Maps showed a 0.4-mile, roughly 9-minute walk via Elgin Street to the Elgin/Third Ward METRORail station; METRO’s Purple Line serves the UH area. Stop access and night service should be field-checked. No block-level incident or lighting review has been done, so no broad safety label is assigned.","source":"METRO Purple Line information","sourceUrl":"https://www.ridemetro.org/riding-metro/transit-services/metrorail","next":"Walk the route at day and night, confirm current frequency and campus stop, and review nearby incidents and lighting at relevant times."},{"title":"Value and 50-year flexibility","state":"Uncosted","tone":"unknown","body":"The $599,900 ask is about $40 per listed land square foot, already nearly $100,000 above the working $500,000 acquisition target. Redfin reports 2025 property tax of $10,283, which is not a post-purchase or developed-site forecast. Construction, detention, utilities, insurance, property tax, upkeep and 50-year reserves remain unpriced; nearby sold land comps have not been analyzed.","source":"Redfin asking price and tax history","sourceUrl":"https://www.redfin.com/TX/Houston/3351-Simmons-St-77004/home/29501618","next":"Obtain three-lot survey and sold-land comps, builder/civil concept, infrastructure and insurance quotes; model all-in and annual debt/operations before calling this good value."}],"campus":{"building":"UH Stadium Garage · visitor access","mapLabel":"UH Stadium Garage","confirmed":true,"route":"Closest practical drivable UH point for this property: Stadium Garage on the northwest campus edge. Google Maps also shows a roughly 12-minute walk (0.5 mile) from this address to the garage.","routes":{"quickest":{"offPeak":{"distance":"0.6 mi","time":"3 min observed","description":"Via Sampson Street and Holman Street, shortest and quickest among Google’s displayed alternatives in the observed Wednesday snapshot with usual traffic. Not an actual zero-traffic measurement.","source":"Google Maps driving directions","date":"16 Sep 2026"},"peak":{"distance":"0.7 mi","time":"typically 4 min","description":"Via Elgin Street, Scott Street and Holman Street for a Thursday 17 Sep 2026 8:00 a.m. departure. Google showed this longer alternative about a minute quicker than the shortest one.","source":"Google Maps departure-time alternatives","date":"16 Sep 2026"}},"shortest":{"offPeak":{"distance":"0.6 mi","time":"3 min observed","description":"Via Sampson and Holman; least distance among the displayed alternatives, not an exhaustive proof of shortest possible road path.","source":"Google Maps driving directions","date":"16 Sep 2026"},"peak":{"distance":"0.6 mi","time":"typically 5 min","description":"Via Sampson and Holman on Thursday at 8:00 a.m. The 0.7-mile Elgin/Scott alternative was displayed as typically quicker at 4 minutes.","source":"Google Maps departure-time alternatives","date":"16 Sep 2026"}}},"destination":"Stadium Garage, University of Houston, Houston, TX","point":{"lat":29.7233195,"lng":-95.3480349},"destinationKey":"uh-stadium-garage-2026-09-16","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=3351+Simmons+St%2C+Houston%2C+TX+77004&destination=Stadium+Garage%2C+University+of+Houston%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/maps/","traceNote":"The blue trace joins approximate street intersections for the selected Google Maps alternative. It is a sketch, not Google’s exact navigation geometry; distances and times are Google snapshots."},"plans":"Because this is vacant land, test two scaled concepts only after legal-use screening: (1) a meeting facility with parking and a documented path to later housing, and (2) the complete lodge-plus-20-resident program. Both must account for drainage, fire access, legal occupancy and parking. The 15,000-square-foot area may rule out the full on-site program; a concept plan is needed before promising any layout.","bottomLine":"Hold. Excellent proximity to UH and a walk to Purple Line rail are real advantages. The $599,900 ask exceeds the working target, listing availability is disputed, and 0.344 acre appears too constrained for a lodge, 20 residents and 50–75 surface spaces on site. The modeled flood signal is material and the effective FEMA status, deeds, insurance and all-in construction economics are unknown. Investigate only if the parcel is actually available and a smaller or legally shared-parking program is acceptable.","sourcesDate":"2026-09-16","slug":"simmons-3351","googleRouteEmbed":"https://www.google.com/maps/embed?pb=!1m28!1m12!1m3!1d6929.565670835673!2d-95.35622725652593!3d29.72604920034175!2m3!1f0!2f0!3f0!3m2!1i1024!2i768!4f13.1!4m13!3e0!4m5!1s0x8640bf0064c6b5bb%3A0x882220c9a94f20c!2s3351%20Simmons%20St%2C%20Houston%2C%20TX%2077004!3m2!1d29.728001499999998!2d-95.35428449999999!4m5!1s0x8640be543a04e925%3A0x8f3aa01eceab2146!2sStadium%20Garage%2C%20Houston%2C%20TX!3m2!1d29.7233195!2d-95.3480349!5e0!3m2!1sen!2sus!4v1789606651881!5m2!1sen!2sus","scoreAssessment":{"confidence":"Low","killSwitch":"Financial Fail — all-in cost exceeds the $650,000 ceiling","categories":{"utility":{"score":28,"status":"Preliminary","rationale":"Facility and site utility received 28 of 50 points in the finalized Scoring Help assessment. Outstanding proximity, but the land price leaves essentially no room to build within the $650,000 project ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":0,"status":"Preliminary","rationale":"Value and financial fit received 0 of 45 points in the finalized Scoring Help assessment. Outstanding proximity, but the land price leaves essentially no room to build within the $650,000 project ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":37,"status":"Preliminary","rationale":"Location and UH proximity received 37 of 40 points in the finalized Scoring Help assessment. Outstanding proximity, but the land price leaves essentially no room to build within the $650,000 project ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":17,"status":"Preliminary","rationale":"Long-term growth potential received 17 of 35 points in the finalized Scoring Help assessment. Outstanding proximity, but the land price leaves essentially no room to build within the $650,000 project ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":12,"status":"Unverified","rationale":"Parking and access received 12 of 25 points in the finalized Scoring Help assessment. Outstanding proximity, but the land price leaves essentially no room to build within the $650,000 project ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Outstanding proximity, but the land price leaves essentially no room to build within the $650,000 project ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Outstanding proximity, but the land price leaves essentially no room to build within the $650,000 project ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Outstanding proximity, but the land price leaves essentially no room to build within the $650,000 project ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Parcel availability and parking layout need resolution.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"3351 Simmons St, Houston, TX 77004","score":{"score":47,"rawScore":118,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Low","killSwitch":"Financial Fail — all-in cost exceeds the $650,000 ceiling","overrideCount":0}},{"id":"mlk-5151","address":"5151 Martin Luther King Blvd","city":"Houston, TX 77021","type":"Land listing · structure status to verify","decision":"Hold","price":2100000,"priceChecked":"2026-09-16","parcel":"0410070280004 · listing APN; confirm survey/title","lotAcres":1.396,"lotSqft":60810,"listingStatus":"Advertised for sale on Zillow and Redfin; confirm with broker.","mls":"53973071","mapPoint":{"lat":29.7041897,"lng":-95.333696,"basis":"Google Maps address point; parcel boundary, frontage and entrance require survey"},"description":"Approximately 1.4 acres marketed as vacant or unimproved land less than a mile from the UH College of Medicine. Large enough to warrant a real civil layout study, but $2.1 million before building is 4.2 times the working $500,000 acquisition preference. Redfin public-record fields still show a historic 5,800-square-foot structure; verify physical and demolition status.","photos":[{"url":"https://ssl.cdn-redfin.com/photo/104/bigphoto/071/53973071_6.jpg","caption":"Listing photo · Redfin / HAR"}],"links":{"listing":"https://www.zillow.com/homedetails/5151-Martin-Luther-King-Blvd-Houston-TX-77021/453061415_zpid/","gallery":"https://www.redfin.com/TX/Houston/5151-Martin-Luther-King-Blvd-77021/home/148073563","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/property-search/property-search","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/riding-metro/transit-services/metrorail"},"findings":[{"title":"Land status and title","state":"Conflicting records","tone":"caution","body":"Zillow classifies this as unimproved land and Redfin as vacant land, but Redfin public-record fields show a 1910, 5,800-square-foot one-story building and a 2018 commercial electrical permit. These may be stale historical records; they do not prove a current building. Listing APN 0410070280004 and L Moore subdivision are not a surveyed title package.","source":"Zillow listing and Redfin public-record panel","sourceUrl":"https://www.redfin.com/TX/Houston/5151-Martin-Luther-King-Blvd-77021/home/148073563","next":"Obtain current survey, HCAD improvement record, demolition/permit records, site photos and title commitment; confirm exactly what conveys."},{"title":"Fraternity facility and residential use","state":"Unconfirmed","tone":"caution","body":"The land listing and available utilities do not establish lawful fraternity meetings, events or overnight residence. No recorded restrictions, HOA/association instruments, plat notes or easements have been reviewed.","source":"Zillow listing parcel and subdivision fields","sourceUrl":"https://www.zillow.com/homedetails/5151-Martin-Luther-King-Blvd-Houston-TX-77021/453061415_zpid/","next":"Have title counsel review restrictions and obtain written city/fire feedback for a specific assembly, resident and parking concept."},{"title":"Size, access and parking","state":"Potential · untested","tone":"neutral","body":"The advertised 1.396 acres are roughly 60,810 square feet. A rough allowance for 50–75 surface stalls and aisles is 15,000–22,500 square feet, leaving land for other uses on paper; detention, setbacks, roads, trees and actual geometry can materially reduce capacity. Utilities are advertised as available, not capacity-confirmed.","source":"Redfin lot and utility fields","sourceUrl":"https://www.redfin.com/TX/Houston/5151-Martin-Luther-King-Blvd-77021/home/148073563","next":"Survey and engineer a scaled lodge, 20-bed, 50–75-space, fire-access and detention layout; verify utility capacity and curb access."},{"title":"Flood exposure and insurance","state":"Concerning model · official map open","tone":"caution","body":"Redfin displays a First Street Flood Factor of 6/10 and modeled 80%+ chance of a flood reaching a building within 30 years. Its building wording may refer to the stale public-record structure. This is neither a FEMA designation nor an insurance quote. Effective FEMA panel, draft MAAPnext, elevations, drainage and loss history remain unverified.","source":"Redfin / First Street climate model","sourceUrl":"https://www.redfin.com/TX/Houston/5151-Martin-Luther-King-Blvd-77021/home/148073563","next":"Check FEMA effective panel and MAAPnext parcel footprint, obtain elevation/drainage history and insurer indications for the proposed structure before advancing."},{"title":"Transit and site safety","state":"Rail nearby · walking access open","tone":"unknown","body":"The listing claims easy access to METRORail, but no nearest station walk or service frequency was verified. METRO publishes rail and route maps. No block-level incident analysis, lighting review or safe road crossing assessment has been done.","source":"Listing transit claim and METRO rail information","sourceUrl":"https://www.ridemetro.org/riding-metro/transit-services/metrorail","next":"Measure the actual walk to the nearest usable bus and rail stops, check frequency and crossings, review localized incidents and visit after dark."},{"title":"Value and 50-year hold","state":"High cost · unpriced","tone":"caution","body":"The $2.1 million ask is about $34.50 per advertised land square foot and 4.2 times the working $500,000 acquisition preference before construction. A larger near-UH holding could provide flexibility, but flood exposure, restrictions and lifetime insurance and capital reserves could undermine it. No sold-land appraisal, financing, construction or 50-year operating model exists.","source":"Zillow and Redfin asking price / lot area","sourceUrl":"https://www.zillow.com/homedetails/5151-Martin-Luther-King-Blvd-Houston-TX-77021/453061415_zpid/","next":"Obtain comparable land sales, civil/build estimates, insurer quotes, financing and post-development tax analysis; model 10-, 25- and 50-year costs."}],"campus":{"building":"Tilman J. Fertitta Family College of Medicine · UH","mapLabel":"UH College of Medicine","confirmed":true,"route":"Closest practical drivable UH point for this property: the College of Medicine on the southeast campus edge. Google Maps displayed an approximately 15-minute walk.","routes":{"quickest":{"offPeak":{"distance":"0.6 mi","time":"3 min observed","description":"Via Martin Luther King Blvd and Medical Cir in a Wednesday usual-traffic observation; not a measured zero-traffic baseline.","source":"Google Maps driving directions","date":"16 Sep 2026"},"peak":{"distance":"0.6 mi","time":"typically 4 min","description":"Google Maps Thursday 17 Sep 2026, 8 a.m. departure estimate via Martin Luther King Blvd and Medical Cir.","source":"Google Maps departure-time alternatives","date":"16 Sep 2026"}},"shortest":{"offPeak":{"distance":"0.6 mi","time":"3 min observed","description":"Least-distance route among Google Maps displayed alternatives, also quickest in observed snapshot.","source":"Google Maps driving directions","date":"16 Sep 2026"},"peak":{"distance":"0.6 mi","time":"typically 4 min","description":"Least-distance displayed alternative for Thursday 8 a.m., tied with quickest.","source":"Google Maps departure-time alternatives","date":"16 Sep 2026"}}},"destination":"Tilman J. Fertitta Family College of Medicine, Houston, TX","point":{"lat":29.7114849,"lng":-95.3362253},"destinationKey":"uh-medicine-2026-09-16","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=5151+Martin+Luther+King+Blvd%2C+Houston%2C+TX+77021&destination=Tilman+J.+Fertitta+Family+College+of+Medicine%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/medicine/","traceNote":"Line is an approximate street sketch; Google Maps provides exact live navigation, distance and dated drive-time snapshots."},"plans":"Because the listing is for land, compare a scaled meeting-facility-first concept with a full lodge and 20-resident build, both with legal parking, detention, utilities and fire access. Before either, reconcile the historic building record and confirm use and flood feasibility. The conceptual 50–75 stall area is only a planning allowance, not a permit or design.","bottomLine":"Hold. Roughly 1.4 acres close to a UH building is promising for a long-lived site, but $2.1 million land acquisition alone is 4.2 times the working target, a third-party model flags high flood exposure, and recorded use rights and structure status are unresolved. Advance only if a credible funding path, flood/insurance due diligence, title/use clearance and civil concept support it.","sourcesDate":"2026-09-16","slug":"mlk-5151","googleRouteEmbed":"https://www.google.com/maps/embed?pb=!1m28!1m12!1m3!1d6930.825706872071!2d-95.3406660065287!3d29.707798050379207!2m3!1f0!2f0!3f0!3m2!1i1024!2i768!4f13.1!4m13!3e0!4m5!1s0x8640be3f9d36894d%3A0x7a3983724aa678d0!2s5151%20Martin%20Luther%20King%20Blvd%2C%20Houston%2C%20TX%2077021!3m2!1d29.704189699999997!2d-95.33369599999999!4m5!1s0x8640bf867396732b%3A0xe89f371fe0edbd!2sTilman%20J.%20Fertitta%20Family%20College%20of%20Medicine%2C%205075-5039%20Medical%20Cir%2C%20Houston%2C%20TX%2077021!3m2!1d29.7114849!2d-95.3362253!5e0!3m2!1sen!2sus!4v1789606740196!5m2!1sen!2sus","scoreAssessment":{"confidence":"Medium","killSwitch":"Financial Fail — all-in cost exceeds the $650,000 ceiling","categories":{"utility":{"score":47,"status":"Preliminary","rationale":"Facility and site utility received 47 of 50 points in the finalized Scoring Help assessment. Excellent physical and location potential, but the asking price exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":0,"status":"Preliminary","rationale":"Value and financial fit received 0 of 45 points in the finalized Scoring Help assessment. Excellent physical and location potential, but the asking price exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":37,"status":"Preliminary","rationale":"Location and UH proximity received 37 of 40 points in the finalized Scoring Help assessment. Excellent physical and location potential, but the asking price exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":35,"status":"Preliminary","rationale":"Long-term growth potential received 35 of 35 points in the finalized Scoring Help assessment. Excellent physical and location potential, but the asking price exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":25,"status":"Unverified","rationale":"Parking and access received 25 of 25 points in the finalized Scoring Help assessment. Excellent physical and location potential, but the asking price exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Excellent physical and location potential, but the asking price exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Excellent physical and location potential, but the asking price exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":8,"status":"Preliminary","rationale":"Development burden and readiness received 8 of 15 points in the finalized Scoring Help assessment. Excellent physical and location potential, but the asking price exceeds the $650,000 ceiling.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"High asking price and land status need verification.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"5151 Martin Luther King Blvd, Houston, TX 77021","score":{"score":69,"rawScore":172,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Financial Fail — all-in cost exceeds the $650,000 ceiling","overrideCount":0}},{"id":"scott-8203","address":"8203 Scott St (approx.)","city":"Houston, TX 77051","type":"Vacant land · legal address 0 Sunflower St","decision":"Hold","price":379470,"priceChecked":"2026-09-16","parcel":"0650100150001 · listing APN; HAR: TRS 1B & 2A BLK O BROOKHAVEN R/P","lotAcres":0.5808,"lotSqft":25298,"listingStatus":"HAR Active / For Sale; broker to confirm.","mls":"24323570","mapPoint":{"lat":29.6732007,"lng":-95.3667963,"basis":"Google Maps approximate 8203 Scott St address point, explicitly imprecise; nearby 4006 Sunflower corresponds to same Brookhaven block. Surveyed parcel center and legal access NOT verified."},"description":"Listing for approximately 0.58 acre in Brookhaven R/P. HAR identifies tracts 1B and 2A of Block O; the seller calls 8203 Scott an approximate address and 0 Sunflower the legal address. The map pin and campus route use a nearby Google address point and could shift after survey. Seller calls it a commercial zone, which is not proof that fraternity meetings, events or housing are legal.","photos":[{"url":"https://photos.zillowstatic.com/fp/b0374b2957ffd7172df6ef658af40499-cc_ft_960.jpg","caption":"Land listing photo · Zillow / HAR"},{"url":"https://photos.zillowstatic.com/fp/c774a790dfa1abfaa367e1e71933b76a-cc_ft_960.jpg","caption":"Land listing photo · Zillow / HAR"}],"links":{"listing":"https://www.zillow.com/homedetails/8203-Scott-St-Houston-TX-77051/452674195_zpid/","gallery":"https://www.zillow.com/homedetails/8203-Scott-St-Houston-TX-77051/452674195_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/property-search/property-search","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://map.ridemetro.org/"},"findings":[{"title":"Exact parcel, frontage and access","state":"Material address uncertainty","tone":"caution","body":"HAR gives TRS 1B & 2A BLK O BROOKHAVEN R/P and 25,298 square feet; Zillow gives APN 0650100150001. Seller explicitly says legal address 0 Sunflower Street and 8203 Scott Street only approximate. Google labels its Scott point imprecise. Do not assume legal Scott frontage, curb cut or that the pin marks the surveyed tract.","source":"HAR legal description and seller remarks","sourceUrl":"https://www.har.com/homedetail/8203-scott-st-houston-tx-77051/17219452","next":"Obtain HCAD parcel map, current survey and title commitment for both tracts; verify Scott/Sunflower access, easements, right-of-way and permissible driveway."},{"title":"Fraternity housing and lodge permission","state":"Unconfirmed","tone":"caution","body":"Seller says commercial zone, but the City of Houston has no conventional zoning; this wording does not establish deed rights or city approval. Brookhaven R/P restrictions, any association, plat notes, fire, assembly, housing and parking rules have not been cleared.","source":"HAR seller description and subdivision","sourceUrl":"https://www.har.com/homedetail/8203-scott-st-houston-tx-77051/17219452","next":"Read recorded restrictions, plat and amendments; present precise meeting, event and 20-resident concept to title counsel and city permitting/fire staff for written guidance."},{"title":"Size, parking and 50-year flexibility","state":"Constrained · layout untested","tone":"caution","body":"Listed 25,298 square feet / 0.5808 acre are below the preferred 0.75 acre. Fifty conventional surface stalls can consume roughly 15,000 square feet including circulation; 75 around 22,500 square feet, before lodge, housing, setbacks and stormwater. A smaller program or legally documented off-site parking might be needed; no expansion land is confirmed.","source":"HAR 25,298-square-foot lot listing","sourceUrl":"https://www.har.com/homedetail/8203-scott-st-houston-tx-77051/17219452","next":"Commission a survey-based civil concept with building, residents, event occupant load, parking, fire apparatus access, drainage and any permanent off-site rights."},{"title":"Flood and insurance","state":"Official map unverified","tone":"unknown","body":"The effective FEMA zone, Harris County draft MAAPnext, street/drainage history, elevations and usable buildable area have not been verified for the actual tracts. Generic listing mortgage and insurance estimates are not site-specific property/flood/liability premiums. Do not infer flood safety from surrounding listings.","source":"FEMA Flood Map Service Center","sourceUrl":"https://msc.fema.gov/","next":"Use verified surveyed location and APN to check effective FEMA map and MAAPnext; request loss disclosures and actual quotes for proposed chapter use and building."},{"title":"Transit and neighborhood conditions","state":"Bus route present · access open","tone":"neutral","body":"METRO lists Route 54 Scott on its system map, potentially useful for this Scott Street area; exact stop, direction, walk and schedule must be checked from the surveyed entrance. No rail station within a verified walk, nor block-level incident, lighting or crossing assessment, has been established.","source":"METRO interactive system map","sourceUrl":"https://map.ridemetro.org/","next":"Locate actual entrance and Route 54 stops, check bus-to-UH trip and rail transfer, walk sidewalks and crossings after dark, review localized incident data."},{"title":"Value and longevity","state":"Under land-price target · all-in unknown","tone":"neutral","body":"Ask $379,470 is about $15 per listed land square foot, under the $500,000 working acquisition preference. Zillow history shows $295,000 in May 2025 and $379,470 in September 2025; this is asking-price history, not sold comps. Annual tax shown $3,599 is not the developed-use forecast. The cost of any buildings, utilities, drainage, parking, insurance and 50-year upkeep is unknown.","source":"Zillow price history and HAR area","sourceUrl":"https://www.zillow.com/homedetails/8203-Scott-St-Houston-TX-77051/452674195_zpid/","next":"Compare actual nearby vacant-land closings, survey and title, then estimate complete build and operating cash flow with insurance and renewal reserves."}],"campus":{"building":"Tilman J. Fertitta Family College of Medicine · UH","mapLabel":"UH College of Medicine","confirmed":true,"route":"Closest practical drivable UH point for this property: the College of Medicine on the southeast campus edge. The listing’s Scott address and Google origin are approximate, so the route still requires a surveyed entrance.","routes":{"quickest":{"offPeak":{"distance":"3.8 mi","time":"11 min observed","description":"Via Scott St and Old Spanish Trail; Google Maps Wednesday observed traffic snapshot from approximate Scott address point, not zero-traffic timing.","source":"Google Maps driving alternatives","date":"16 Sep 2026"},"peak":{"distance":"3.8 mi","time":"typically 9–16 min","description":"Via Scott St and Old Spanish Trail for Thu Sep 17, 8 a.m. departure; Google showed arrival around 8:16 a.m. Exact parcel driveway may change results.","source":"Google Maps departure-time alternatives","date":"16 Sep 2026"}},"shortest":{"offPeak":{"distance":"3.8 mi","time":"11 min observed","description":"Scott/Old Spanish Trail and Cullen alternatives each displayed 3.8 miles and 11 minutes; tied least-distance among alternatives, not proof of absolute shortest road path.","source":"Google Maps driving alternatives","date":"16 Sep 2026"},"peak":{"distance":"3.8 mi","time":"typically 9–16 min","description":"Scott/Old Spanish Trail was tied for least-distance displayed alternative; Cullen route displayed 3.8 miles and typically 10–16 minutes.","source":"Google Maps departure-time alternatives","date":"16 Sep 2026"}}},"destination":"Tilman J. Fertitta Family College of Medicine, Houston, TX","point":{"lat":29.7114849,"lng":-95.3362253},"destinationKey":"uh-medicine-scott-2026-09-16","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=8203+Scott+St%2C+Houston%2C+TX+77051&destination=Tilman+J.+Fertitta+Family+College+of+Medicine%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/medicine/","traceNote":"Approximate route sketch from an imprecise Scott address point. Neither the pin nor the drawn line is a surveyed parcel or exact Google navigation geometry."},"plans":"As land, test both a meeting-facility-first concept reserving a credible later residence envelope and a complete lodge/20-resident concept, with measured fire access, parking, drainage and utilities. Neither is proven viable on this 0.58-acre parcel; first confirm both tracts and driveway.","bottomLine":"Hold. The $379,470 asking price is below the working land target and Scott Street bus access is possible, but the 0.58-acre area strains the full lodge, housing and 50–75-space program. The advertised address is approximate, the Google drive to a provisional UH medical building is about 11 minutes observed and typically 9–16 minutes at 8 a.m., and deed/use, effective flood and insurance are unknown. Advance only after exact parcel/access, use and drainage checks and a scaled concept.","sourcesDate":"2026-09-16","slug":"scott-8203","googleRouteEmbed":"https://www.google.com/maps/embed?pb=!1m28!1m12!1m3!1d27727.568999995157!2d-95.37111795888586!3d29.692341606545497!2m3!1f0!2f0!3f0!3m2!1i1024!2i768!4f13.1!4m13!3e0!4m5!1s0x864095643c7e8697%3A0x3e15714a80778f93!2s8203%20Scott%20St%2C%20Houston%2C%20TX%2077051!3m2!1d29.6732007!2d-95.36679629999999!4m5!1s0x8640bf867396732b%3A0xe89f371fe0edbd!2sTilman%20J.%20Fertitta%20Family%20College%20of%20Medicine%2C%205075-5039%20Medical%20Cir%2C%20Houston%2C%20TX%2077021!3m2!1d29.7114849!2d-95.3362253!5e0!3m2!1sen!2sus!4v1789606809930!5m2!1sen!2sus","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":39,"status":"Preliminary","rationale":"Facility and site utility received 39 of 50 points in the finalized Scoring Help assessment. Useful medium-to-large vacant site with flexibility, but weaker proximity and less remaining construction capital than Niagara.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":21,"status":"Preliminary","rationale":"Value and financial fit received 21 of 45 points in the finalized Scoring Help assessment. Useful medium-to-large vacant site with flexibility, but weaker proximity and less remaining construction capital than Niagara.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":17,"status":"Preliminary","rationale":"Location and UH proximity received 17 of 40 points in the finalized Scoring Help assessment. Useful medium-to-large vacant site with flexibility, but weaker proximity and less remaining construction capital than Niagara.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":27,"status":"Preliminary","rationale":"Long-term growth potential received 27 of 35 points in the finalized Scoring Help assessment. Useful medium-to-large vacant site with flexibility, but weaker proximity and less remaining construction capital than Niagara.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":19,"status":"Unverified","rationale":"Parking and access received 19 of 25 points in the finalized Scoring Help assessment. Useful medium-to-large vacant site with flexibility, but weaker proximity and less remaining construction capital than Niagara.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Useful medium-to-large vacant site with flexibility, but weaker proximity and less remaining construction capital than Niagara.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Useful medium-to-large vacant site with flexibility, but weaker proximity and less remaining construction capital than Niagara.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Useful medium-to-large vacant site with flexibility, but weaker proximity and less remaining construction capital than Niagara.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Exact parcel and access are uncertain.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"8203 Scott St (approx.), Houston, TX 77051","score":{"score":59,"rawScore":147,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"reed-0-72141905","address":"0 Reed Rd · MLS 72141905","city":"Houston, TX 77033","type":"Vacant fenced land · Edgewood Terrace Sec 02","decision":"Conditional","price":299000,"priceChecked":"2026-09-16","parcel":"0870580000034 · RES A BLK 7 EDGEWOOD TERRACE SEC 2 (listing)","lotAcres":1.2162,"lotSqft":52978,"listingStatus":"Zillow for sale after Sep 11 price cut; broker to reconfirm.","mls":"72141905","mapPoint":{"lat":29.6589,"lng":-95.3366,"basis":"NEARBY ROUTE PROXY ONLY: Reed Rd/MLK Blvd vicinity; Google recognizes this coordinate as 8520 MLK Blvd. Listing tract APN 0870580000034 boundaries and true driveway NOT confirmed. Do not rely on pin for navigation or due diligence."},"description":"Approximately 1.22-acre cleared, fenced vacant land offering in Edgewood Terrace Sec 02. The $299,000 listing is unusually attractive per square foot relative to smaller nearby candidates, but the listing explicitly says no water or sewer available. Pin is a Reed/MLK neighborhood proxy, NOT a surveyed tract marker; verify legal location before using any commute estimate or concept.","photos":[{"url":"https://photos.zillowstatic.com/fp/c4c58106450f097e6404d6e4bf0363c3-cc_ft_960.jpg","caption":"Listing image · Zillow / HAR"},{"url":"https://photos.zillowstatic.com/fp/0698d1e081f03055e2fab7f21136138b-cc_ft_576.jpg","caption":"Listing image · Zillow / HAR"},{"url":"https://photos.zillowstatic.com/fp/a89db37f60c84969254781c258dfbf4a-cc_ft_576.jpg","caption":"Listing image · Zillow / HAR"}],"links":{"listing":"https://www.zillow.com/homedetails/0-Reed-Rd-Houston-TX-77033/2082952393_zpid/","gallery":"https://www.zillow.com/homedetails/0-Reed-Rd-Houston-TX-77033/2082952393_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/property-search/property-search","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://map.ridemetro.org/"},"findings":[{"title":"Water, sewer and service","state":"Critical feasibility gate","tone":"caution","body":"Zillow lists electricity/gas as available but WATER NOT AVAILABLE and SEWER NOT AVAILABLE. This is a listing field, not an engineering availability determination. A 20-resident lodge needs reliable permitted water, wastewater and fire flow; line extensions or capacity work could materially exceed the land price.","source":"Zillow property utilities","sourceUrl":"https://www.zillow.com/homedetails/0-Reed-Rd-Houston-TX-77033/2082952393_zpid/","next":"Request written Houston Public Works water/wastewater availability and capacity, utility maps, line distances, fire-flow and engineer-priced connection/extension alternatives before pursuing design."},{"title":"Deed, HOA and chapter-use permission","state":"Unconfirmed","tone":"caution","body":"Seller calls the lot “zoned commercial” and suggests church/townhomes, but Houston has no conventional zoning; neither statement establishes permission for fraternity residence, assembly or events. Edgewood Terrace Sec 02 recorded covenants, plat restrictions, easements and any association are unreviewed.","source":"Zillow seller remarks and subdivision","sourceUrl":"https://www.zillow.com/homedetails/0-Reed-Rd-Houston-TX-77033/2082952393_zpid/","next":"Obtain title commitment, recorded deed/restrictions/plat and amendments; obtain written municipal/fire guidance separately for lodge meetings, events and 20-person residence."},{"title":"Parcel, access and map pin","state":"Exact tract location unverified","tone":"caution","body":"Listing APN 0870580000034 and RES A BLK 7 EDGEWOOD TERRACE SEC 2 distinguish this offering from other “0 Reed Rd” listings. The visible map pin is a neighborhood proxy near MLK; Google resolves those coordinates to a neighboring business. True frontage, driveway and buildable rectangle require a survey.","source":"Zillow parcel and listing","sourceUrl":"https://www.zillow.com/homedetails/0-Reed-Rd-Houston-TX-77033/2082952393_zpid/","next":"Match HCAD tract, HAR map, current survey and title; replace pin and Google Maps route origin with surveyed entrance before decision or site visit."},{"title":"Size, parking and 50-year use","state":"Promising area · untested fit","tone":"neutral","body":"At a listed 52,978 square feet / 1.2162 acres, the land exceeds the preferred 0.75–1 acre. A rough 50–75 conventional stalls plus aisles could use about 15,000–22,500 square feet before structures, fire access, setbacks, utility easements and drainage detention. It may support the complete chapter program and expansion, but no scaled civil plan or 50-year lifecycle cost exists.","source":"Redfin listed lot size","sourceUrl":"https://www.redfin.com/TX/Houston/Reed-Rd-77033/home/29554454","next":"Prepare survey-based layout for meeting/event occupancy, 20 beds, 50–75 spaces, stormwater, access, fire turnarounds and future maintenance/expansion."},{"title":"Floodplain and insurance","state":"Official status unverified","tone":"unknown","body":"Redfin/First Street displays 1/10 Flood Factor for a hypothetical building over 30 years, a model only. Effective FEMA map, draft MAAPnext, road ponding and parcel drainage have not been checked; there is no property-specific flood, property or liability quote for a fraternity facility. Zillow monthly home-insurance estimate is not such a quote.","source":"Redfin third-party Flood Factor","sourceUrl":"https://www.redfin.com/TX/Houston/Reed-Rd-77033/home/29554454","next":"After locating the exact tract, obtain effective FEMA determination, draft county map, elevation/drainage and loss history; solicit quotes for planned occupancy before underwriting."},{"title":"Transit and neighborhood safety","state":"Unverified at entrance","tone":"unknown","body":"Zillow calls the broader area somewhat walkable and “some transit,” but this is an area index, not a verified bus stop, service hours or safe walking route. Rail walking access and localized incident/lighting conditions have not been measured.","source":"Zillow neighborhood overview","sourceUrl":"https://www.zillow.com/homedetails/0-Reed-Rd-Houston-TX-77033/2082952393_zpid/","next":"With surveyed entrance, map METRO stops, walking crossings and evening service; visit after dark and review incident data in context."},{"title":"Land value and operating economics","state":"Low ask · total cost unknown","tone":"neutral","body":"The September 11 reduction to $299,000 is about $5.64 per listed square foot. Zillow shows previous pending episodes and a much higher prior ask; request reasons those transactions failed. The $8,166 tax figure and generic mortgage insurance estimate are not a developed property tax or chapter insurance forecast. Construction, utility extensions, civil work, annual operations and financing remain unpriced.","source":"Zillow price history and tax field","sourceUrl":"https://www.zillow.com/homedetails/0-Reed-Rd-Houston-TX-77033/2082952393_zpid/","next":"Confirm availability and prior contract failures; compare closed land transactions and appraised value; obtain full civil/build/insurance/tax/financing estimates before claiming good value."}],"campus":{"building":"Tilman J. Fertitta Family College of Medicine · UH","mapLabel":"UH College of Medicine","confirmed":true,"route":"Closest practical drivable UH point for this property: the College of Medicine on the southeast campus edge. The route begins at nearby 8520 MLK Blvd, not a verified entrance on the Reed tract.","routeOrigin":"29.6589,-95.3366","routes":{"quickest":{"offPeak":{"distance":"4.0 mi","time":"11 min observed","description":"Via Martin Luther King Blvd; Google Maps Wednesday lighter-than-usual traffic observation from nearby proxy, not a zero-traffic measurement.","source":"Google Maps driving alternatives","date":"16 Sep 2026"},"peak":{"distance":"4.0 mi","time":"typically 10–20 min","description":"Via Martin Luther King Blvd for Thu Sep 17 at 8 a.m.; Google indicated arrival around 8:20 a.m. from nearby proxy. Range is typical, not a guaranteed trip.","source":"Google Maps departure-time alternatives","date":"16 Sep 2026"}},"shortest":{"offPeak":{"distance":"4.0 mi","time":"11 min observed","description":"Martin Luther King Blvd was the shortest among Google displayed alternatives; alternatives via Mykawa and Cullen were 5.5 miles. Least displayed distance is not proof of absolute shortest road path.","source":"Google Maps driving alternatives","date":"16 Sep 2026"},"peak":{"distance":"4.0 mi","time":"typically 10–20 min","description":"Martin Luther King Blvd was also the least-distance displayed alternative at Thu Sep 17 8 a.m.; Cullen and Mykawa each showed 5.5 miles, typically 12–22 min.","source":"Google Maps departure-time alternatives","date":"16 Sep 2026"}}},"destination":"Tilman J. Fertitta Family College of Medicine, Houston, TX","point":{"lat":29.7114849,"lng":-95.3362253},"destinationKey":"uh-medicine-reed-2026-09-16","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=29.6589%2C-95.3366&destination=Tilman+J.+Fertitta+Family+College+of+Medicine%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/medicine/","traceNote":"This property pin is a nearby proxy, not the surveyed tract, and no route line is drawn here because a correct driveway/road geometry has not been verified. Open Google Maps for actual alternatives."},"plans":"Vacant-land-only concepts: (1) meeting facility first with a reserved realistic residence envelope; (2) full lodge and 20-resident housing at once. Compare both against a surveyed 50–75-stall plan, detention, fire access and actual water/wastewater extension costs. Neither concept has been proven buildable.","bottomLine":"Conditional — potentially one of the better-sized and lower-ask land options, but no purchase recommendation yet. The listing says no water and sewer are available, while use rights, exact boundaries/entrance, FEMA status and insured total project cost remain unresolved. A nearby route proxy showed 4.0 miles / 11 minutes in lighter observed traffic and typically 10–20 minutes at 8 a.m. First price the utilities and establish title/use and flood; abandon if these gates are uneconomic or blocked.","sourcesDate":"2026-09-16","slug":"reed-0-72141905","googleRouteEmbed":"https://www.google.com/maps/embed?pb=!1m26!1m12!1m3!1d55459.18592916604!2d-95.37756790563854!3d29.685006176996307!2m3!1f0!2f0!3f0!3m2!1i1024!2i768!4f13.1!4m11!3e0!4m3!3m2!1d29.6589!2d-95.33659999999999!4m5!1s0x8640bf867396732b%3A0xe89f371fe0edbd!2sTilman%20J.%20Fertitta%20Family%20College%20of%20Medicine%2C%205075-5039%20Medical%20Cir%2C%20Houston%2C%20TX%2077021!3m2!1d29.7114849!2d-95.3362253!5e0!3m2!1sen!2sus!4v1789606378601!5m2!1sen!2sus","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":47,"status":"Preliminary","rationale":"Facility and site utility received 47 of 50 points in the finalized Scoring Help assessment. Exceptional acreage and long-term canvas for lodge, parking, and future housing, but farther from UH and requiring full development.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":30,"status":"Preliminary","rationale":"Value and financial fit received 30 of 45 points in the finalized Scoring Help assessment. Exceptional acreage and long-term canvas for lodge, parking, and future housing, but farther from UH and requiring full development.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":17,"status":"Preliminary","rationale":"Location and UH proximity received 17 of 40 points in the finalized Scoring Help assessment. Exceptional acreage and long-term canvas for lodge, parking, and future housing, but farther from UH and requiring full development.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":35,"status":"Preliminary","rationale":"Long-term growth potential received 35 of 35 points in the finalized Scoring Help assessment. Exceptional acreage and long-term canvas for lodge, parking, and future housing, but farther from UH and requiring full development.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":25,"status":"Unverified","rationale":"Parking and access received 25 of 25 points in the finalized Scoring Help assessment. Exceptional acreage and long-term canvas for lodge, parking, and future housing, but farther from UH and requiring full development.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Exceptional acreage and long-term canvas for lodge, parking, and future housing, but farther from UH and requiring full development.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Exceptional acreage and long-term canvas for lodge, parking, and future housing, but farther from UH and requiring full development.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Exceptional acreage and long-term canvas for lodge, parking, and future housing, but farther from UH and requiring full development.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Water and sewer availability is a critical gate.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"0 Reed Rd · MLS 72141905, Houston, TX 77033","score":{"score":71,"rawScore":178,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"new-york-6531","address":"6531 New York St","city":"Houston, TX 77021","type":"Warehouse / redevelopment site","decision":"Conditional","price":279000,"priceChecked":"2026-09-20","parcel":"LTS 9 & 10 BLK 3 WILSEY SOUTH END; appraisal account pending confirmation","lotAcres":0.2342,"lotSqft":10200,"buildingSqft":3600,"listingStatus":"Active in cited HAR and Zillow listings; long-term tenant reported; reconfirm availability and possession terms","mls":"25367740","mapPoint":{"lat":29.6959,"lng":-95.3512,"basis":"Approximate listing-area center; exact parcel pin pending verification"},"description":"A roughly 10,200-square-foot site with an approximately 3,600-square-foot warehouse. The listing presents rehabilitation or teardown as alternatives and reports a long-term tenant. Existing occupancy, lease termination rights, building condition, residential conversion feasibility and fraternity use are not established.","photos":[{"url":"/properties/new-york-6531-1.jpg","caption":"Warehouse and site aerial · Zillow listing"},{"url":"/properties/new-york-6531-2.jpg","caption":"Warehouse exterior and yard · Zillow listing"},{"url":"/properties/new-york-6531-3.jpg","caption":"Warehouse interior · Zillow listing"},{"url":"/properties/new-york-6531-4.jpg","caption":"Street-side warehouse view · Zillow listing"},{"url":"/properties/new-york-6531-5.jpg","caption":"Parcel aerial · Zillow listing"},{"url":"/properties/new-york-6531-6.jpg","caption":"Site and surrounding blocks · Zillow listing"}],"links":{"listing":"https://www.har.com/homedetail/6531-new-york-st-houston-tx-77021/3092797","gallery":"https://www.zillow.com/homedetails/6531-New-York-St-Houston-TX-77021/2093826423_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Existing warehouse and tenant","state":"Major diligence item","tone":"neutral","body":"The listing reports about 3,600 square feet of warehouse space and a long-term tenant. It does not establish usable residential or assembly condition, vacant possession, lease economics or a lawful conversion path.","source":"HAR / Zillow listing","sourceUrl":"https://www.har.com/homedetail/6531-new-york-st-houston-tx-77021/3092797","next":"Obtain the lease, rent roll, inspection access, certificate of occupancy and a contractor/code feasibility review."},{"title":"Legal chapter use","state":"Unverified","tone":"unknown","body":"Recorded restrictions, plat notes and approval for fraternity residence, meetings and events have not been reviewed. The property's current warehouse or land marketing does not prove the proposed uses are permitted.","source":"County and City review pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Order title/restriction documents and request written use and change-of-occupancy guidance for the exact program."},{"title":"Flood, safety and insurance","state":"Unverified","tone":"unknown","body":"Effective flood mapping, local drainage history, site-specific safety conditions and fraternity-related insurance pricing remain unverified.","source":"Property-specific diligence pending","sourceUrl":"https://msc.fema.gov/","next":"Complete parcel flood/drainage review, evening site visit, incident-context review and insurance indications."},{"title":"Small site envelope","state":"Known constraint","tone":"risk","body":"At about 0.234 acre, the site must accommodate any building program, accessible and fire access, drainage and parking. The warehouse footprint further limits the starting layout.","source":"HAR lot and building descriptions","sourceUrl":"https://www.har.com/homedetail/6531-new-york-st-houston-tx-77021/3092797","next":"Prepare a survey-based test fit before assuming 10 residents, chapter space or parking can coexist."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":true,"route":"Closest practical drivable UH point for this property: the Lot 8A entrance on the southwest campus edge. Google Maps selected Calhoun Road as the quickest observed route.","routes":{"quickest":{"offPeak":{"distance":"2.4 mi","time":"7 min observed","description":"Via Calhoun Road. Google Maps Sunday afternoon snapshot; live traffic and routing can change.","source":"Google Maps driving directions","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"2.3 mi","time":"8 min observed","description":"Via Scott Street; shortest distance among the Google alternatives displayed in the same snapshot.","source":"Google Maps displayed alternatives","date":"20 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-new-york-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=6531+New+York+St%2C+Houston%2C+TX+77021&destination=UH+Lot+8A%2C+Cullen+Boulevard%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Existing-property concepts only: first test whether the warehouse can legally and economically convert to housing and chapter functions; compare that against demolition and a replacement building. Do not treat a phased vacant-land plan as the default while the structure and tenancy remain in place.","bottomLine":"Conditional — the ask is below the acquisition target, but the small site, warehouse conversion, tenant rights, legal use, housing capacity and all-in cost are unresolved. The first gate is a lease/title/code package plus a measured site and building test fit.","sourcesDate":"2026-09-20","slug":"new-york-6531","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=6531%20New%20York%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":28,"status":"Preliminary","rationale":"Facility and site utility received 28 of 50 points in the finalized Scoring Help assessment. Reasonably priced and close to UH, but the site limits ultimate lodge, parking, and expansion capacity.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":31,"status":"Preliminary","rationale":"Value and financial fit received 31 of 45 points in the finalized Scoring Help assessment. Reasonably priced and close to UH, but the site limits ultimate lodge, parking, and expansion capacity.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":29,"status":"Preliminary","rationale":"Location and UH proximity received 29 of 40 points in the finalized Scoring Help assessment. Reasonably priced and close to UH, but the site limits ultimate lodge, parking, and expansion capacity.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":17,"status":"Preliminary","rationale":"Long-term growth potential received 17 of 35 points in the finalized Scoring Help assessment. Reasonably priced and close to UH, but the site limits ultimate lodge, parking, and expansion capacity.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":12,"status":"Unverified","rationale":"Parking and access received 12 of 25 points in the finalized Scoring Help assessment. Reasonably priced and close to UH, but the site limits ultimate lodge, parking, and expansion capacity.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Reasonably priced and close to UH, but the site limits ultimate lodge, parking, and expansion capacity.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Reasonably priced and close to UH, but the site limits ultimate lodge, parking, and expansion capacity.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Reasonably priced and close to UH, but the site limits ultimate lodge, parking, and expansion capacity.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Warehouse conversion, tenant rights and the small site are the first gates.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"6531 New York St, Houston, TX 77021","score":{"score":56,"rawScore":141,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"foster-6310","address":"6310 Foster St","city":"Houston, TX 77021","type":"Vacant land · individual lot","decision":"Conditional","price":180000,"priceChecked":"2026-09-20","parcel":"Individual parcel identification pending title/HCAD confirmation","lotAcres":0.2296,"lotSqft":10000,"listingStatus":"Active in cited listing; also marketed as one of six separately purchasable or package lots","mls":"49383155","mapPoint":{"lat":29.6962,"lng":-95.3515,"basis":"Approximate Foster/Eastwood listing aerial center; exact parcel pin pending verification"},"description":"A 10,000-square-foot vacant lot marketed individually and alongside five nearby 5,000-square-foot lots. This review scores the lot by itself; the separate assemblage entry evaluates the advertised six-lot package concept.","photos":[{"url":"/properties/foster-6310-1.jpg","caption":"Open-lot view · Zillow listing"},{"url":"/properties/foster-6310-2.jpg","caption":"6310 Foster and nearby advertised lots · Zillow listing aerial"},{"url":"/properties/foster-6310-3.jpg","caption":"Lot frontage and mature trees · Zillow listing"},{"url":"/properties/foster-6310-4.jpg","caption":"Fenced street view · Zillow listing"},{"url":"/properties/foster-6310-5.jpg","caption":"Alternate ground view · Zillow listing"}],"links":{"listing":"https://www.har.com/homedetail/6310-foster-st-houston-tx-77021/3090139","gallery":"https://www.har.com/homedetail/6310-foster-st-houston-tx-77021/3090139","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Individual versus package","state":"Both views retained","tone":"neutral","body":"This entry evaluates 6310 Foster alone. Separate listing language says six nearby lots may be purchased separately or as a package, but that does not confirm common ownership, simultaneous availability, clean title or package terms.","source":"6319 Eastwood HAR listing and supplied aerial","sourceUrl":"https://www.har.com/homedetail/6319-eastwood-st-houston-tx-77021/3089956","next":"Ask the broker for the six-parcel schedule, seller names, surveys, title commitments and written package price."},{"title":"Legal and development path","state":"Unverified","tone":"unknown","body":"No recorded restriction, plat, utility, fire-access or written fraternity-use review has been completed for this exact lot.","source":"Property records review pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Confirm title restrictions, subdivision controls, utilities and intended residential/assembly use before design spending."},{"title":"Site capacity","state":"Constrained individually","tone":"risk","body":"The approximately 0.23-acre individual lot is well below the preferred site range. Housing, chapter functions, parking, drainage and emergency access have not been shown to fit together.","source":"HAR listing lot area","sourceUrl":"https://www.har.com/homedetail/6310-foster-st-houston-tx-77021/3090139","next":"Prepare an individual-lot test fit and compare it directly with the six-lot assemblage."},{"title":"Flood, safety and insurance","state":"Unverified","tone":"unknown","body":"Floodplain, drainage, street flooding, immediate-area safety and insurance costs remain unverified.","source":"Property-specific diligence pending","sourceUrl":"https://msc.fema.gov/","next":"Complete official flood/drainage, nighttime site and insurance review."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":true,"route":"Closest practical drivable UH point for this property: the Lot 8A entrance on the southwest campus edge. Google Maps selected Calhoun Road and Cullen Boulevard as the quickest observed route.","routes":{"quickest":{"offPeak":{"distance":"2.4 mi","time":"7 min observed","description":"Via Calhoun Road and Cullen Boulevard. Google Maps Sunday afternoon snapshot; live traffic and routing can change.","source":"Google Maps driving directions","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"2.0 mi","time":"7 min observed","description":"Via Scott Street; shortest distance among the Google alternatives displayed in the same snapshot.","source":"Google Maps displayed alternatives","date":"20 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-foster-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=6310+Foster+St%2C+Houston%2C+TX+77021&destination=UH+Lot+8A%2C+Cullen+Boulevard%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Vacant-land concepts may be tested in phases: a meeting facility first with a protected future housing envelope, and a full housing-plus-lodge concept. Both must prove 10+ beds, chapter function, parking, drainage, fire access and utilities on this small individual lot.","bottomLine":"Conditional — low land ask, but the individual lot is too small to assume the complete fraternity program will fit. Keep it in the list while testing it separately and as part of the advertised assemblage.","sourcesDate":"2026-09-20","slug":"foster-6310","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=6310%20Foster%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":20,"status":"Preliminary","rationale":"Facility and site utility received 20 of 50 points in the finalized Scoring Help assessment. Low acquisition price and moderate site size, but not enough room to comfortably achieve every long-term objective.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":36,"status":"Preliminary","rationale":"Value and financial fit received 36 of 45 points in the finalized Scoring Help assessment. Low acquisition price and moderate site size, but not enough room to comfortably achieve every long-term objective.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":29,"status":"Preliminary","rationale":"Location and UH proximity received 29 of 40 points in the finalized Scoring Help assessment. Low acquisition price and moderate site size, but not enough room to comfortably achieve every long-term objective.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":10,"status":"Preliminary","rationale":"Long-term growth potential received 10 of 35 points in the finalized Scoring Help assessment. Low acquisition price and moderate site size, but not enough room to comfortably achieve every long-term objective.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":7,"status":"Unverified","rationale":"Parking and access received 7 of 25 points in the finalized Scoring Help assessment. Low acquisition price and moderate site size, but not enough room to comfortably achieve every long-term objective.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Low acquisition price and moderate site size, but not enough room to comfortably achieve every long-term objective.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Low acquisition price and moderate site size, but not enough room to comfortably achieve every long-term objective.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Low acquisition price and moderate site size, but not enough room to comfortably achieve every long-term objective.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"The individual lot is constrained; compare it with the advertised assemblage.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"6310 Foster St, Houston, TX 77021","score":{"score":50,"rawScore":126,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"eastwood-6319","address":"6319 Eastwood St","city":"Houston, TX 77021","type":"Vacant land · individual lot","decision":"Conditional","price":90000,"priceChecked":"2026-09-20","parcel":"LT 12 BLK 18 BELMONT SEC 2; appraisal account pending confirmation","lotAcres":0.1148,"lotSqft":5000,"listingStatus":"Active in cited HAR listing; one of six lots marketed separately or as a package","mls":"66579269","mapPoint":{"lat":29.6958,"lng":-95.3509,"basis":"Approximate Foster/Eastwood listing aerial center; exact parcel pin pending verification"},"description":"A roughly 5,000-square-foot vacant lot marketed individually and as part of a possible six-lot package. The individual parcel is extremely constrained for the full fraternity program; the assemblage is evaluated separately.","photos":[{"url":"/properties/eastwood-6319-1.webp","caption":"Six-lot listing aerial · Realtor.com / HAR"},{"url":"/properties/eastwood-6319-2.webp","caption":"Fenced lot view · Realtor.com / HAR"},{"url":"/properties/eastwood-6319-3.webp","caption":"Open-lot view toward adjacent development · Realtor.com / HAR"},{"url":"/properties/eastwood-6319-4.webp","caption":"Alternate ground view · Realtor.com / HAR"}],"links":{"listing":"https://www.har.com/homedetail/6319-eastwood-st-houston-tx-77021/3089956","gallery":"https://www.har.com/homedetail/6319-eastwood-st-houston-tx-77021/3089956","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Individual versus package","state":"Both views retained","tone":"neutral","body":"This entry evaluates only 6319 Eastwood. The listing states that six lots may be purchased separately or as a package; common ownership, simultaneous availability, title continuity and package price remain unverified.","source":"HAR listing","sourceUrl":"https://www.har.com/homedetail/6319-eastwood-st-houston-tx-77021/3089956","next":"Obtain a broker parcel schedule, written package terms, surveys and title commitments."},{"title":"Site capacity","state":"Severely constrained individually","tone":"risk","body":"At about 0.115 acre, this lot alone has no demonstrated path to combine 10+ beds, chapter space, parking, drainage and fire access.","source":"HAR 5,000-square-foot lot area","sourceUrl":"https://www.har.com/homedetail/6319-eastwood-st-houston-tx-77021/3089956","next":"Do not advance the individual lot without a credible compact test fit or controlled adjoining land."},{"title":"Legal use and infrastructure","state":"Unverified","tone":"unknown","body":"Restrictions, plat conditions, utilities and fraternity residence/assembly approvals have not been verified.","source":"Property records review pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Complete title, utility and written use-path review."},{"title":"Flood, safety and insurance","state":"Unverified","tone":"unknown","body":"Flood, drainage, immediate-area safety and insurance costs remain unverified.","source":"Property-specific diligence pending","sourceUrl":"https://msc.fema.gov/","next":"Complete official flood/drainage, nighttime site and insurance review."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":true,"route":"Closest practical drivable UH point for this property: the Lot 8A entrance on the southwest campus edge. Google Maps selected Calhoun Road and Cullen Boulevard as the quickest observed route.","routes":{"quickest":{"offPeak":{"distance":"2.4 mi","time":"6 min observed","description":"Via Calhoun Road and Cullen Boulevard. Google Maps Sunday afternoon snapshot; live traffic and routing can change.","source":"Google Maps driving directions","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"2.1 mi","time":"7 min observed","description":"Via Scott Street; shortest distance among the Google alternatives displayed in the same snapshot.","source":"Google Maps displayed alternatives","date":"20 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-eastwood-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=6319+Eastwood+St%2C+Houston%2C+TX+77021&destination=UH+Lot+8A%2C+Cullen+Boulevard%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Vacant-land concepts can be tested, but the individual lot should first be treated as a compact or supplemental parcel. A complete 10+ resident fraternity facility with chapter functions and parking is not established on 5,000 square feet.","bottomLine":"Conditional with a major site warning — the price is low, but the individual lot is too small to assume it can meet the core program. Its stronger strategic role may be within the six-lot assemblage, subject to verified package control.","sourcesDate":"2026-09-20","slug":"eastwood-6319","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=6319%20Eastwood%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":14,"status":"Preliminary","rationale":"Facility and site utility received 14 of 50 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":36,"status":"Preliminary","rationale":"Value and financial fit received 36 of 45 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":30,"status":"Preliminary","rationale":"Location and UH proximity received 30 of 40 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":5,"status":"Preliminary","rationale":"Long-term growth potential received 5 of 35 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":3,"status":"Unverified","rationale":"Parking and access received 3 of 25 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"The 5,000-square-foot lot is likely more useful within an assemblage.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"6319 Eastwood St, Houston, TX 77021","score":{"score":45,"rawScore":112,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"foster-6315","address":"6315 Foster St","city":"Houston, TX 77021","type":"Vacant land · package component","decision":"Conditional","price":90000,"priceChecked":"2026-09-20","parcel":"LT 13 BLK 19 BELMONT SEC 2","lotAcres":0.1148,"lotSqft":5000,"listingStatus":"Updated review price: $90,000. Supplied HAR address page says currently not for sale; individual availability and terms still require broker confirmation","mls":"13357016 (attributed in package schedule; confirm)","mapPoint":{"lat":29.6959,"lng":-95.35155,"basis":"Approximate address-area point; survey placement pending"},"description":"A 5,000-square-foot Belmont lot included in the six-property review. Pricing has been updated to $90,000. HAR's address page says the property is not currently for sale, so availability and current terms still require confirmation.","photos":[{"url":"/properties/foster-6310-2.jpg","caption":"Representative six-lot package aerial · listing materials"},{"url":"/properties/eastwood-6319-2.webp","caption":"Representative fenced parcel view · package listing"}],"links":{"listing":"https://www.har.com/homedetail/6315-foster-st-houston-tx-77021/3090201","gallery":"https://www.har.com/homedetail/6315-foster-st-houston-tx-77021/3090201","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Availability and price","state":"$90,000 review price · confirm availability","tone":"caution","body":"Pricing has been updated to $90,000. The supplied HAR address page says the property is not currently for sale, while separate package marketing says six lots may be bought separately or together. Written availability and current seller terms remain necessary.","source":"Updated pricing and HAR address/package pages","sourceUrl":"https://www.har.com/homedetail/6315-foster-st-houston-tx-77021/3090201","next":"Obtain written confirmation of availability, price, seller and MLS number."},{"title":"Individual site capacity","state":"Severely constrained","tone":"risk","body":"A 5,000-square-foot lot has no demonstrated path to combine 10+ beds, chapter functions, parking, drainage and fire access.","source":"HAR appraisal-district lot area","sourceUrl":"https://www.har.com/homedetail/6315-foster-st-houston-tx-77021/3090201","next":"Evaluate primarily as a package component unless a compact code-compliant test fit proves otherwise."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":true,"route":"Closest practical drivable UH point: Lot 8A. The recorded timing is a nearby-block proxy pending an address-specific snapshot.","routes":{"quickest":{"offPeak":{"distance":"2.4 mi","time":"6–7 min nearby-block proxy","description":"Based on observed routes from the adjacent six-lot group; live routing and the final entrance can change.","source":"Google Maps nearby-block snapshots","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"about 2.1 mi","time":"about 7 min proxy","description":"Nearby-block proxy via Scott Street; verify for this exact address.","source":"Google Maps nearby-block snapshots","date":"20 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-foster-6315-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=6315+Foster+St%2C+Houston%2C+TX+77021&destination=UH+Lot+8A%2C+Cullen+Boulevard%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Treat as a small individual lot and as one component of the six-property package. Do not assume the full fraternity program fits on this parcel alone.","bottomLine":"Conditional — the strategic value is mainly in the six-property package. Confirm that it is actually available, its individual price and its title before relying on it.","sourcesDate":"2026-09-20","slug":"foster-6315","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=6315%20Foster%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":14,"status":"Preliminary","rationale":"Facility and site utility received 14 of 50 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":36,"status":"Preliminary","rationale":"Value and financial fit received 36 of 45 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":30,"status":"Preliminary","rationale":"Location and UH proximity received 30 of 40 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":5,"status":"Preliminary","rationale":"Long-term growth potential received 5 of 35 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":3,"status":"Unverified","rationale":"Parking and access received 3 of 25 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Confirm current availability, the attributed ask and package participation.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"6315 Foster St, Houston, TX 77021","score":{"score":45,"rawScore":112,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"eastwood-6314","address":"6314 Eastwood St","city":"Houston, TX 77021","type":"Vacant land · package component","decision":"Conditional","price":90000,"priceChecked":"2026-09-20","parcel":"LT 4 BLK 19 BELMONT SEC 2","lotAcres":0.1148,"lotSqft":5000,"listingStatus":"Updated review price: $90,000. Supplied HAR address page says currently not for sale; availability and terms require broker confirmation","mls":"71559928 (attributed in package schedule; confirm)","mapPoint":{"lat":29.69612,"lng":-95.35116,"basis":"Approximate address-area point; survey placement pending"},"description":"A 5,000-square-foot Belmont lot evaluated separately and as part of the six-property package. Pricing has been updated to $90,000. HAR currently labels the address not for sale, so availability and current terms still require confirmation.","photos":[{"url":"/properties/foster-6310-2.jpg","caption":"Representative six-lot package aerial · listing materials"},{"url":"/properties/eastwood-6319-3.webp","caption":"Representative open parcel view · package listing"}],"links":{"listing":"https://www.har.com/homedetail/6314-eastwood-st-houston-tx-77021/8734054","gallery":"https://www.har.com/homedetail/6314-eastwood-st-houston-tx-77021/8734054","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Availability and price","state":"$90,000 review price · confirm availability","tone":"caution","body":"Pricing has been updated to $90,000. HAR says this address is not currently for sale, while separate package marketing supports investigating it. Written availability and current seller terms remain necessary.","source":"Updated pricing and HAR address/package pages","sourceUrl":"https://www.har.com/homedetail/6314-eastwood-st-houston-tx-77021/8734054","next":"Request written availability, price, seller and MLS confirmation."},{"title":"Individual site capacity","state":"Severely constrained","tone":"risk","body":"The 5,000-square-foot lot alone has no demonstrated capacity for the full fraternity program.","source":"HAR lot area","sourceUrl":"https://www.har.com/homedetail/6314-eastwood-st-houston-tx-77021/8734054","next":"Test it chiefly as part of the verified package boundary."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":true,"route":"Closest practical drivable UH point: Lot 8A. Timing uses the adjacent-group route pending an exact snapshot.","routes":{"quickest":{"offPeak":{"distance":"2.4 mi","time":"6–7 min nearby-block proxy","description":"Adjacent-group proxy; live routing can change.","source":"Google Maps nearby-block snapshots","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"about 2.1 mi","time":"about 7 min proxy","description":"Nearby-block proxy via Scott Street.","source":"Google Maps nearby-block snapshots","date":"20 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-eastwood-6314-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=6314+Eastwood+St%2C+Houston%2C+TX+77021&destination=UH+Lot+8A%2C+Cullen+Boulevard%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Treat as an individual 5,000-square-foot lot and a potential package component; verify control before design assumptions.","bottomLine":"Conditional — likely useful only in a verified assemblage. Availability and price are not confirmed by the supplied address page.","sourcesDate":"2026-09-20","slug":"eastwood-6314","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=6314%20Eastwood%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":14,"status":"Preliminary","rationale":"Facility and site utility received 14 of 50 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":36,"status":"Preliminary","rationale":"Value and financial fit received 36 of 45 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":30,"status":"Preliminary","rationale":"Location and UH proximity received 30 of 40 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":5,"status":"Preliminary","rationale":"Long-term growth potential received 5 of 35 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":3,"status":"Unverified","rationale":"Parking and access received 3 of 25 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Confirm current availability, the attributed ask and package participation.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"6314 Eastwood St, Houston, TX 77021","score":{"score":45,"rawScore":112,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"eastwood-6318","address":"6318 Eastwood St","city":"Houston, TX 77021","type":"Vacant land · package component","decision":"Conditional","price":90000,"priceChecked":"2026-09-20","parcel":"LT 5 BLK 19 BELMONT SEC 2","lotAcres":0.1148,"lotSqft":5000,"listingStatus":"Updated review price: $90,000. Supplied HAR address page says currently not for sale; availability and terms require broker confirmation","mls":"79829004 (attributed in package schedule; confirm)","mapPoint":{"lat":29.696,"lng":-95.35098,"basis":"Approximate address-area point; survey placement pending"},"description":"A 5,000-square-foot Belmont lot evaluated individually and within the six-property package. Pricing has been updated to $90,000. HAR currently labels this address not for sale, so availability and current terms still require confirmation.","photos":[{"url":"/properties/eastwood-6319-1.webp","caption":"Representative six-lot package aerial · HAR listing"},{"url":"/properties/eastwood-6319-2.webp","caption":"Representative fenced parcel view · package listing"}],"links":{"listing":"https://www.har.com/homedetail/6318-eastwood-st-houston-tx-77021/7936354","gallery":"https://www.har.com/homedetail/6318-eastwood-st-houston-tx-77021/7936354","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Availability and price","state":"$90,000 review price · confirm availability","tone":"caution","body":"Pricing has been updated to $90,000. HAR says this address is not currently for sale, while the active package listing makes it relevant to investigate. Written availability and current seller terms remain necessary.","source":"Updated pricing and HAR address/package pages","sourceUrl":"https://www.har.com/homedetail/6318-eastwood-st-houston-tx-77021/7936354","next":"Request current written terms and parcel schedule."},{"title":"Individual site capacity","state":"Severely constrained","tone":"risk","body":"The individual 5,000-square-foot lot cannot be assumed to support the full housing, chapter and parking program.","source":"HAR lot area","sourceUrl":"https://www.har.com/homedetail/6318-eastwood-st-houston-tx-77021/7936354","next":"Use a package-level survey and test fit."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":true,"route":"Closest practical drivable UH point: Lot 8A. Timing uses the adjacent-group route pending an exact snapshot.","routes":{"quickest":{"offPeak":{"distance":"2.4 mi","time":"6–7 min nearby-block proxy","description":"Adjacent-group proxy; live routing can change.","source":"Google Maps nearby-block snapshots","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"about 2.1 mi","time":"about 7 min proxy","description":"Nearby-block proxy via Scott Street.","source":"Google Maps nearby-block snapshots","date":"20 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-eastwood-6318-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=6318+Eastwood+St%2C+Houston%2C+TX+77021&destination=UH+Lot+8A%2C+Cullen+Boulevard%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Treat as a small individual lot and a possible component of the six-lot package.","bottomLine":"Conditional — package value is plausible, but current individual availability and price need broker confirmation.","sourcesDate":"2026-09-20","slug":"eastwood-6318","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=6318%20Eastwood%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":14,"status":"Preliminary","rationale":"Facility and site utility received 14 of 50 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":36,"status":"Preliminary","rationale":"Value and financial fit received 36 of 45 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":30,"status":"Preliminary","rationale":"Location and UH proximity received 30 of 40 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":5,"status":"Preliminary","rationale":"Long-term growth potential received 5 of 35 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":3,"status":"Unverified","rationale":"Parking and access received 3 of 25 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Confirm current availability, the attributed ask and package participation.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"6318 Eastwood St, Houston, TX 77021","score":{"score":45,"rawScore":112,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"eastwood-6315","address":"6315 Eastwood St","city":"Houston, TX 77021","type":"Vacant land · package component","decision":"Conditional","price":90000,"priceChecked":"2026-09-20","parcel":"LT 13 BLK 18 BELMONT SEC 2","lotAcres":0.1148,"lotSqft":5000,"listingStatus":"Updated review price: $90,000. Supplied HAR address page says currently not for sale; availability and terms require broker confirmation","mls":"29692284 (attributed in package schedule; confirm)","mapPoint":{"lat":29.69584,"lng":-95.35112,"basis":"Approximate address-area point; survey placement pending"},"description":"A 5,000-square-foot Belmont lot evaluated individually and as part of the six-property package. Pricing has been updated to $90,000. HAR currently says this address is not for sale, so availability and current terms still require confirmation.","photos":[{"url":"/properties/eastwood-6319-1.webp","caption":"Representative six-lot package aerial · HAR listing"},{"url":"/properties/eastwood-6319-3.webp","caption":"Representative open parcel view · package listing"}],"links":{"listing":"https://www.har.com/homedetail/6315-eastwood-st-houston-tx-77021/3090250","gallery":"https://www.har.com/homedetail/6315-eastwood-st-houston-tx-77021/3090250","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Availability and price","state":"$90,000 review price · confirm availability","tone":"caution","body":"Pricing has been updated to $90,000. HAR says this address is not currently for sale, while the six-lot marketing keeps it relevant to investigate. Written availability and current seller terms remain necessary.","source":"Updated pricing and HAR address/package pages","sourceUrl":"https://www.har.com/homedetail/6315-eastwood-st-houston-tx-77021/3090250","next":"Obtain current written availability, price and title details."},{"title":"Individual site capacity","state":"Severely constrained","tone":"risk","body":"At 5,000 square feet, this parcel is best considered a package component rather than a stand-alone full-program site.","source":"HAR lot area","sourceUrl":"https://www.har.com/homedetail/6315-eastwood-st-houston-tx-77021/3090250","next":"Test the consolidated boundary only after control is verified."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":true,"route":"Closest practical drivable UH point: Lot 8A. Timing uses the adjacent-group route pending an exact snapshot.","routes":{"quickest":{"offPeak":{"distance":"2.4 mi","time":"6–7 min nearby-block proxy","description":"Adjacent-group proxy; live routing can change.","source":"Google Maps nearby-block snapshots","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"about 2.1 mi","time":"about 7 min proxy","description":"Nearby-block proxy via Scott Street.","source":"Google Maps nearby-block snapshots","date":"20 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-eastwood-6315-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=6315+Eastwood+St%2C+Houston%2C+TX+77021&destination=UH+Lot+8A%2C+Cullen+Boulevard%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Treat as an individual record and package component; do not infer full-program feasibility from package marketing.","bottomLine":"Conditional — only compelling within a controlled package, and the supplied page does not confirm current availability or ask.","sourcesDate":"2026-09-20","slug":"eastwood-6315","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=6315%20Eastwood%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":14,"status":"Preliminary","rationale":"Facility and site utility received 14 of 50 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":36,"status":"Preliminary","rationale":"Value and financial fit received 36 of 45 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":30,"status":"Preliminary","rationale":"Location and UH proximity received 30 of 40 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":5,"status":"Preliminary","rationale":"Long-term growth potential received 5 of 35 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":3,"status":"Unverified","rationale":"Parking and access received 3 of 25 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Excellent affordability but too small individually for the long-term fraternity-campus vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Confirm current availability, the attributed ask and package participation.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"6315 Eastwood St, Houston, TX 77021","score":{"score":45,"rawScore":112,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"southmund-5931","address":"5931 Southmund St","city":"Houston, TX 77033","type":"Vacant / storage land","decision":"Conditional","price":125000,"priceChecked":"2026-09-20","parcel":"Parcel identification pending title/HCAD confirmation","lotAcres":0.1739,"lotSqft":7575,"listingStatus":"Shown for sale in cited Zillow and Redfin listings; reconfirm current availability","mls":"10449447","mapPoint":{"lat":29.6668,"lng":-95.3332,"basis":"Approximate address-area pin; exact parcel coordinates pending verification"},"description":"A roughly 7,575-square-foot fenced lot described as being used for business storage and parking. The ask is low, but the site is individually small and no residential, assembly, parking or utility program has been established.","photos":[{"url":"/properties/southmund-5931-1.jpg","caption":"Site and immediate surroundings · Zillow listing aerial"},{"url":"/properties/southmund-5931-2.jpg","caption":"Lot, storage area and street frontage · Zillow listing aerial"},{"url":"/properties/southmund-5931-3.jpg","caption":"Neighborhood context toward downtown · Zillow listing aerial"},{"url":"/properties/southmund-5931-4.jpg","caption":"Site boundary context · Zillow listing aerial"},{"url":"/properties/southmund-5931-5.jpg","caption":"Top-down lot view · Zillow listing aerial"},{"url":"/properties/southmund-5931-6.jpg","caption":"Alternate site and block view · Zillow listing aerial"}],"links":{"listing":"https://www.zillow.com/homedetails/5931-Southmund-St-Houston-TX-77033/97664057_zpid/","gallery":"https://www.redfin.com/TX/Houston/5931-Southmund-St-77033/home/30026990","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Site capacity","state":"Known constraint","tone":"risk","body":"The approximately 0.174-acre parcel is far below the preferred range. Current storage/parking use does not demonstrate that 10+ beds, chapter space, resident/event parking, drainage and fire access can fit.","source":"Zillow listing and supplied images","sourceUrl":"https://www.zillow.com/homedetails/5931-Southmund-St-Houston-TX-77033/97664057_zpid/","next":"Prepare a survey-based test fit and identify any controllable adjoining property."},{"title":"Legal and utility path","state":"Unverified","tone":"unknown","body":"Current business storage use, recorded restrictions, utilities and approval for fraternity housing, meetings and events are unverified.","source":"Property records review pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Confirm title, existing use/permits, utility capacity and written conversion/development path."},{"title":"Flood, drainage and insurance","state":"Unverified","tone":"unknown","body":"Official flood status, drainage history, elevation and property/flood/liability insurance costs are not verified.","source":"Property-specific diligence pending","sourceUrl":"https://msc.fema.gov/","next":"Complete official flood/drainage review and obtain insurance indications for the proposed program."},{"title":"Safety and access","state":"Unverified","tone":"unknown","body":"Lighting, block-level incidents, pedestrian conditions, transit and late-night access have not been reviewed at the property.","source":"Site review pending","sourceUrl":"https://www.ridemetro.org/","next":"Visit by day and after dark and map transit, crossings and recurring access conditions."}],"campus":{"building":"Tilman J. Fertitta Family College of Medicine · UH","mapLabel":"UH College of Medicine","confirmed":true,"route":"Closest practical drivable UH point for this property: the College of Medicine on the southeast campus edge. Google Maps selected Martin Luther King Boulevard as the quickest observed route.","routes":{"quickest":{"offPeak":{"distance":"2.8 mi","time":"9 min observed","description":"Via Martin Luther King Boulevard. Google Maps Sunday afternoon snapshot; live traffic and routing can change.","source":"Google Maps driving directions","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"2.8 mi","time":"9 min observed","description":"The quickest Martin Luther King Boulevard route was also the shortest Google alternative displayed in the same snapshot.","source":"Google Maps displayed alternatives","date":"20 Sep 2026"}}},"destination":"Tilman J. Fertitta Family College of Medicine, Houston, TX","point":{"lat":29.7114849,"lng":-95.3362253},"destinationKey":"uh-medicine-southmund-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=5931+Southmund+St%2C+Houston%2C+TX+77033&destination=Tilman+J.+Fertitta+Family+College+of+Medicine%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/medicine/"},"plans":"Vacant-land concepts may be tested in phases, but the small individual parcel must first prove a feasible 10+ bed footprint, chapter function, parking, drainage, utilities and emergency access. Adjoining land may be necessary.","bottomLine":"Conditional — the low ask is attractive, but the individual site is small and nearly every feasibility gate remains open. Advance only to a low-cost survey/title/utility test fit unless adjoining land materially changes the program.","sourcesDate":"2026-09-20","slug":"southmund-5931","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=5931%20Southmund%20St%2C%20Houston%2C%20TX%2077033&daddr=29.7114849%2C-95.3362253&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":20,"status":"Preliminary","rationale":"Facility and site utility received 20 of 50 points in the finalized Scoring Help assessment. Cheap enough to leave construction capital, but small acreage limits parking and long-term expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":38,"status":"Preliminary","rationale":"Value and financial fit received 38 of 45 points in the finalized Scoring Help assessment. Cheap enough to leave construction capital, but small acreage limits parking and long-term expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":23,"status":"Preliminary","rationale":"Location and UH proximity received 23 of 40 points in the finalized Scoring Help assessment. Cheap enough to leave construction capital, but small acreage limits parking and long-term expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":10,"status":"Preliminary","rationale":"Long-term growth potential received 10 of 35 points in the finalized Scoring Help assessment. Cheap enough to leave construction capital, but small acreage limits parking and long-term expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":7,"status":"Unverified","rationale":"Parking and access received 7 of 25 points in the finalized Scoring Help assessment. Cheap enough to leave construction capital, but small acreage limits parking and long-term expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Cheap enough to leave construction capital, but small acreage limits parking and long-term expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Cheap enough to leave construction capital, but small acreage limits parking and long-term expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Cheap enough to leave construction capital, but small acreage limits parking and long-term expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Low price, but the small site has no proven complete-program layout.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"5931 Southmund St, Houston, TX 77033","score":{"score":49,"rawScore":122,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"foster-eastwood-assemblage","address":"Foster / Eastwood six-lot assemblage","city":"Houston, TX 77021","type":"Vacant land · potential six-lot package","decision":"Conditional","price":630000,"priceChecked":"2026-09-20","parcel":"Six separately listed parcels: 6310 & 6315 Foster; 6314, 6315, 6318 & 6319 Eastwood. Exact accounts, ownership and title continuity pending","lotAcres":0.8035,"lotSqft":35000,"listingStatus":"Listings state six lots may be bought separately or as a package; simultaneous availability and package terms are unverified","mls":"49383155, 13357016, 71559928, 79829004, 29692284, 66579269","mapPoint":{"lat":29.6959,"lng":-95.3512,"basis":"Approximate center of user-provided six-lot aerial; survey boundary pending"},"description":"A potential assemblage of one 10,000-square-foot lot and five 5,000-square-foot lots, totaling 35,000 square feet or 0.8035 acre if every advertised lot can be acquired together. The displayed $630,000 is the updated arithmetic sum of $180,000 for 6310 Foster plus $90,000 for each of the other five lots—not a verified package quote. Availability and coordinated terms still require confirmation.","components":[{"id":"foster-6310","address":"6310 Foster St","price":180000,"lotAcres":0.2296,"lotSqft":10000,"mls":"49383155","listing":"https://www.har.com/homedetail/6310-foster-st-houston-tx-77021/3090139"},{"id":"foster-6315","address":"6315 Foster St","price":90000,"lotAcres":0.1148,"lotSqft":5000,"mls":"13357016 · confirm","listing":"https://www.har.com/homedetail/6315-foster-st-houston-tx-77021/3090201"},{"id":"eastwood-6314","address":"6314 Eastwood St","price":90000,"lotAcres":0.1148,"lotSqft":5000,"mls":"71559928 · confirm","listing":"https://www.har.com/homedetail/6314-eastwood-st-houston-tx-77021/8734054"},{"id":"eastwood-6318","address":"6318 Eastwood St","price":90000,"lotAcres":0.1148,"lotSqft":5000,"mls":"79829004 · confirm","listing":"https://www.har.com/homedetail/6318-eastwood-st-houston-tx-77021/7936354"},{"id":"eastwood-6315","address":"6315 Eastwood St","price":90000,"lotAcres":0.1148,"lotSqft":5000,"mls":"29692284 · confirm","listing":"https://www.har.com/homedetail/6315-eastwood-st-houston-tx-77021/3090250"},{"id":"eastwood-6319","address":"6319 Eastwood St","price":90000,"lotAcres":0.1148,"lotSqft":5000,"mls":"66579269","listing":"https://www.har.com/homedetail/6319-eastwood-st-houston-tx-77021/3089956"}],"photos":[{"url":"/properties/foster-6310-2.jpg","caption":"Six advertised parcels and surrounding blocks · Zillow listing aerial"},{"url":"/properties/eastwood-6319-1.webp","caption":"Alternate six-lot listing aerial · Realtor.com / HAR"},{"url":"/properties/foster-6310-1.jpg","caption":"Representative open-lot view · Zillow listing"},{"url":"/properties/eastwood-6319-2.webp","caption":"Representative fenced parcel view · Realtor.com / HAR"},{"url":"/properties/eastwood-6319-3.webp","caption":"Representative open parcel and adjacent development · Realtor.com / HAR"}],"links":{"listing":"https://www.har.com/homedetail/6319-eastwood-st-houston-tx-77021/3089956","gallery":"https://www.redfin.com/TX/Houston/6315-Foster-St-77021/home/201077931","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Package is marketed, not yet controlled","state":"Critical verification note","tone":"risk","body":"The cited listing expressly says six lots may be purchased separately or as a package. That confirms package marketing only. Common ownership or coordinated sellers, simultaneous availability, clean and compatible title, parcel contiguity/access, and a negotiated package price or discount are not verified.","source":"6319 Eastwood HAR listing and supplied aerial","sourceUrl":"https://www.har.com/homedetail/6319-eastwood-st-houston-tx-77021/3089956","next":"Obtain written package terms, seller/parcel schedule, surveys, title commitments and evidence every parcel can close together."},{"title":"Price basis","state":"$630,000 sum · not package quote","tone":"neutral","body":"The displayed amount adds $180,000 for 6310 Foster to five updated $90,000 figures. This arithmetic total still exceeds the working $500,000 acquisition target before construction and is not a negotiated package price. Availability and coordinated terms require confirmation.","source":"Updated pricing and HAR listing/address pages","sourceUrl":"https://www.har.com/homedetail/6310-foster-st-houston-tx-77021/3090139","next":"Request a written parcel schedule and assemblage price, then model acquisition, closing, holding and full development costs."},{"title":"Program potential","state":"Promising size · untested layout","tone":"neutral","body":"At roughly 0.80 acre, the combined area reaches the lower end of the preferred land range and is materially more plausible than any lot alone. Shape, alley/street separations, setbacks, detention, fire access, parking and a 10+ bed program have not been tested.","source":"Advertised lot areas and supplied aerial","sourceUrl":"https://www.har.com/homedetail/6319-eastwood-st-houston-tx-77021/3089956","next":"Commission a boundary/utility review and concept plan using all six legal parcels."},{"title":"Legal, flood and infrastructure","state":"Unverified","tone":"unknown","body":"Restrictions, replat requirements, fraternity use, utilities, flood/drainage, safety and insurance have not been verified across all six parcels.","source":"Six-parcel diligence pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Run coordinated title, plat, use, utility, flood and insurance diligence before treating the assemblage as one buildable site."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":true,"route":"Closest practical drivable UH point for the assemblage: the Lot 8A entrance on the southwest campus edge. The route uses 6319 Eastwood as the assemblage origin until a final entrance is established.","routes":{"quickest":{"offPeak":{"distance":"2.4 mi","time":"6 min observed","description":"Via Calhoun Road and Cullen Boulevard from 6319 Eastwood. Google Maps Sunday afternoon snapshot; the eventual assemblage entrance may change the result.","source":"Google Maps driving directions","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"2.1 mi","time":"7 min observed","description":"Via Scott Street from 6319 Eastwood; shortest distance among the Google alternatives displayed in the same snapshot.","source":"Google Maps displayed alternatives","date":"20 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-assemblage-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=6319+Eastwood+St%2C+Houston%2C+TX+77021&destination=UH+Lot+8A%2C+Cullen+Boulevard%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Vacant-land concepts should compare (1) a meeting facility first with a protected 10+ bed future phase and (2) a complete lodge/housing build. Both concepts must use the verified combined boundary and show chapter space, parking, drainage, fire access and utilities.","bottomLine":"Conditional — this is strategically more plausible than any of the six lots alone because the advertised total reaches about 0.80 acre. It is not yet a controlled assemblage: the $630,000 shown is the updated sum of the six individual figures, and package availability, negotiated price, ownership, title continuity and buildability must all be verified.","sourcesDate":"2026-09-20","slug":"foster-eastwood-assemblage","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=6319%20Eastwood%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Low","killSwitch":"Financial Fail — all-in cost exceeds the $650,000 ceiling","categories":{"utility":{"score":43,"status":"Preliminary","rationale":"Facility and site utility received 43 of 50 points in the finalized Scoring Help assessment. Useful assemblage near UH, but the land acquisition consumes almost the entire budget before construction.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":0,"status":"Preliminary","rationale":"Value and financial fit received 0 of 45 points in the finalized Scoring Help assessment. Useful assemblage near UH, but the land acquisition consumes almost the entire budget before construction.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":31,"status":"Preliminary","rationale":"Location and UH proximity received 31 of 40 points in the finalized Scoring Help assessment. Useful assemblage near UH, but the land acquisition consumes almost the entire budget before construction.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":31,"status":"Preliminary","rationale":"Long-term growth potential received 31 of 35 points in the finalized Scoring Help assessment. Useful assemblage near UH, but the land acquisition consumes almost the entire budget before construction.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":22,"status":"Unverified","rationale":"Parking and access received 22 of 25 points in the finalized Scoring Help assessment. Useful assemblage near UH, but the land acquisition consumes almost the entire budget before construction.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Useful assemblage near UH, but the land acquisition consumes almost the entire budget before construction.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Useful assemblage near UH, but the land acquisition consumes almost the entire budget before construction.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Useful assemblage near UH, but the land acquisition consumes almost the entire budget before construction.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Package marketing is confirmed; control, title, price and buildability are not.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"Foster / Eastwood six-lot assemblage, Houston, TX 77021","score":{"score":60,"rawScore":151,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Low","killSwitch":"Financial Fail — all-in cost exceeds the $650,000 ceiling","overrideCount":0}},{"id":"niagara-1031","address":"1031 Niagara St","city":"Houston, TX 77051","type":"Vacant land · individual property","decision":"Conditional","price":228990,"priceChecked":"2026-09-20","parcel":"0650090010009","lotAcres":0.7231,"lotSqft":31500,"listingStatus":"Listed for sale on Zillow / HAR; reconfirm before any action","mls":"54438246","mapPoint":{"lat":29.6781542,"lng":-95.3585553,"basis":"Google Maps address point; survey placement pending"},"description":"A 31,500-square-foot unimproved parcel in Brookhaven. The listing states no restrictions and reports public water, public sewer, natural gas, cable and electricity availability, but title documents, capacity and connection costs still need verification.","photos":[{"url":"https://photos.zillowstatic.com/fp/985a2471da7bfd3e869b6124cb0db387-cc_ft_960.jpg","caption":"Listing photo 1 · Zillow / HAR"},{"url":"https://photos.zillowstatic.com/fp/4519e59b5175538239545be6fa40e419-cc_ft_576.jpg","caption":"Listing photo 2 · Zillow / HAR"},{"url":"https://photos.zillowstatic.com/fp/4462ce02720755a853d38adaa596dee7-cc_ft_576.jpg","caption":"Listing photo 3 · Zillow / HAR"}],"links":{"listing":"https://www.zillow.com/homedetails/1031-Niagara-St-Houston-TX-77051/97603449_zpid/","gallery":"https://www.zillow.com/homedetails/1031-Niagara-St-Houston-TX-77051/97603449_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Legal chapter use","state":"Unverified","tone":"caution","body":"The listing says “no restrictions,” but marketing language is not a title opinion or municipal approval for fraternity housing, meetings or events.","source":"Zillow listing","sourceUrl":"https://www.zillow.com/homedetails/1031-Niagara-St-Houston-TX-77051/97603449_zpid/","next":"Obtain the title commitment and recorded instruments, then request written use and occupancy guidance for the exact program."},{"title":"Site size and capacity","state":"Preliminary","tone":"neutral","body":"The listed 31,500 square feet is more workable than many individual options, but no survey-based concept has tested 10+ residents, chapter space, parking, drainage and fire access together.","source":"Zillow / HAR listing","sourceUrl":"https://www.zillow.com/homedetails/1031-Niagara-St-Houston-TX-77051/97603449_zpid/","next":"Confirm area by survey and commission a code-aware test fit."},{"title":"Utilities and development","state":"Listing claim only","tone":"neutral","body":"Public water and sewer and multiple utilities are reported as available. Availability does not establish capacity, tap location, fees, fire flow or development readiness.","source":"Zillow listing","sourceUrl":"https://www.zillow.com/homedetails/1031-Niagara-St-Houston-TX-77051/97603449_zpid/","next":"Obtain written utility availability, capacity and connection-cost confirmations."},{"title":"Flood, drainage and insurance","state":"Unverified","tone":"unknown","body":"No parcel-specific effective FEMA determination, draft county review, drainage history or insurance indication is recorded.","source":"Official review pending","sourceUrl":"https://msc.fema.gov/","next":"Check effective and draft maps, site drainage and prior losses; obtain insurance indications."},{"title":"Cost and long-term fit","state":"Uncosted","tone":"unknown","body":"The $228,990 ask covers land only. Construction, site work, permitting, financing, taxes, insurance and reserves remain unpriced.","source":"Zillow listing","sourceUrl":"https://www.zillow.com/homedetails/1031-Niagara-St-Houston-TX-77051/97603449_zpid/","next":"Prepare an all-in development budget after legal use and site capacity survive initial review."}],"campus":{"building":"Tilman J. Fertitta Family College of Medicine · UH","mapLabel":"Fertitta Family College of Medicine","confirmed":true,"route":"Closest practical drivable UH point for this property: the Fertitta Family College of Medicine on the southeast campus edge. Google Maps showed 3.1 miles and 9 minutes in the current snapshot.","routes":{"quickest":{"offPeak":{"distance":"3.1 mi","time":"9 min observed","description":"Via Cullen Boulevard and Old Spanish Trail in the current Google Maps snapshot.","source":"Google Maps directions","date":"20 Sep 2026"},"peak":{"distance":"3.1 mi","time":"Peak not recorded","description":"A weekday peak departure-time estimate has not been recorded yet.","source":"Google Maps follow-up pending","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"3.1 mi","time":"9 min observed","description":"Shortest displayed alternative in the current Google Maps snapshot.","source":"Google Maps directions","date":"20 Sep 2026"},"peak":{"distance":"3.1 mi","time":"Peak not recorded","description":"A weekday peak departure-time estimate has not been recorded yet.","source":"Google Maps follow-up pending","date":"20 Sep 2026"}}},"destination":"29.7114849,-95.3362253","point":{"lat":29.7114849,"lng":-95.3362253},"destinationKey":"uh-medicine-niagara-1031-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=1031+Niagara+St%2C+Houston%2C+TX+77051&destination=29.7114849%2C-95.3362253&travelmode=driving","uhSource":"https://www.uh.edu/medicine/"},"plans":"Test a complete lodge and housing concept that protects parking, drainage, emergency access and outdoor space. Also compare this individual parcel with the two-property Niagara package scenario.","bottomLine":"Conditional — the price and 0.7231-acre size justify deeper review, but legal chapter use, a realistic site plan and all-in cost remain unverified.","sourcesDate":"2026-09-20","slug":"niagara-1031","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=1031%20Niagara%20St%2C%20Houston%2C%20TX%2077051&daddr=29.7114849%2C-95.3362253&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":43,"status":"Preliminary","rationale":"Facility and site utility received 43 of 50 points in the finalized Scoring Help assessment. Large, relatively inexpensive site with strong lodge, parking, and long-term development potential. Ground-up construction and due diligence remain.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":35,"status":"Preliminary","rationale":"Value and financial fit received 35 of 45 points in the finalized Scoring Help assessment. Large, relatively inexpensive site with strong lodge, parking, and long-term development potential. Ground-up construction and due diligence remain.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":23,"status":"Preliminary","rationale":"Location and UH proximity received 23 of 40 points in the finalized Scoring Help assessment. Large, relatively inexpensive site with strong lodge, parking, and long-term development potential. Ground-up construction and due diligence remain.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":31,"status":"Preliminary","rationale":"Long-term growth potential received 31 of 35 points in the finalized Scoring Help assessment. Large, relatively inexpensive site with strong lodge, parking, and long-term development potential. Ground-up construction and due diligence remain.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":22,"status":"Unverified","rationale":"Parking and access received 22 of 25 points in the finalized Scoring Help assessment. Large, relatively inexpensive site with strong lodge, parking, and long-term development potential. Ground-up construction and due diligence remain.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":15,"status":"Verified","rationale":"Outside of FEMA & Harris County Flood Planes","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status.","ownerOverride":{"explanation":"Outside of FEMA & Harris County Flood Planes","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status.","status":"Verified","updatedAt":"2026-09-22T15:09:54.553Z"}},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Large, relatively inexpensive site with strong lodge, parking, and long-term development potential. Ground-up construction and due diligence remain.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Large, relatively inexpensive site with strong lodge, parking, and long-term development potential. Ground-up construction and due diligence remain.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"VERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"VERIFIED","deedRestrictions":"VERIFIED","legalUse":"VERIFIED","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Confirm chapter use and prove the full program fits the individual parcel.","updatedAt":"2026-09-22T05:05:00Z","buildingSqft":null,"bedrooms":null,"bathrooms":null,"yearBuilt":null,"dataUpdatedAt":"2026-09-22T14:32:13.834Z","fullAddress":"1031 Niagara St, Houston, TX 77051","score":{"score":73,"rawScore":183,"maxRawScore":250,"unverified":1,"preliminary":6,"verified":1,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":1}},{"id":"niagara-1034","address":"1034 Niagara St","city":"Houston, TX 77051","type":"Vacant land · individual property","decision":"Conditional","price":230000,"priceChecked":"2026-09-20","parcel":"0650090020009","lotAcres":0.7231,"lotSqft":31500,"listingStatus":"Listed for sale on Zillow / HAR; reconfirm before any action","mls":"94887478","mapPoint":{"lat":29.678534,"lng":-95.359837,"basis":"Google Maps address point; survey placement pending"},"description":"A wooded 105-by-300-foot unimproved parcel in Brookhaven. The listing reports 31,500 square feet with public water, public sewer, natural gas, cable and electricity available. Legal use, utility capacity and site fit remain unverified.","photos":[{"url":"https://photos.zillowstatic.com/fp/dd95119a0c95917787ff7ff2070b8c1c-cc_ft_960.jpg","caption":"Listing photo 1 · Zillow / HAR"},{"url":"https://photos.zillowstatic.com/fp/e30add67d227a1beeb2567a0131e944c-cc_ft_576.jpg","caption":"Listing photo 2 · Zillow / HAR"},{"url":"https://photos.zillowstatic.com/fp/7b480497bb186292db8eb9ec92d5ea64-cc_ft_576.jpg","caption":"Listing photo 3 · Zillow / HAR"}],"links":{"listing":"https://www.zillow.com/homedetails/1034-Niagara-St-Houston-TX-77051/27864616_zpid/","gallery":"https://www.zillow.com/homedetails/1034-Niagara-St-Houston-TX-77051/27864616_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Legal chapter use","state":"Unverified","tone":"caution","body":"Recorded restrictions and approval for fraternity residence, meetings and events have not been reviewed.","source":"Title and permitting review pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Obtain the title commitment and written use and occupancy guidance for the exact program."},{"title":"Site size and capacity","state":"Preliminary","tone":"neutral","body":"The listing reports a 105-by-300-foot, 31,500-square-foot rectangular lot. No survey-based concept proves the full housing, chapter-space and parking program.","source":"Zillow / HAR listing","sourceUrl":"https://www.zillow.com/homedetails/1034-Niagara-St-Houston-TX-77051/27864616_zpid/","next":"Confirm dimensions by survey and commission a code-aware test fit."},{"title":"Utilities and development","state":"Listing claim only","tone":"neutral","body":"Public water and sewer and multiple utilities are reported as available, but capacity, taps, fees, fire flow and site-development scope are unknown.","source":"Zillow listing","sourceUrl":"https://www.zillow.com/homedetails/1034-Niagara-St-Houston-TX-77051/27864616_zpid/","next":"Obtain written utility availability, capacity and connection-cost confirmations."},{"title":"Flood, drainage and insurance","state":"Unverified","tone":"unknown","body":"No parcel-specific effective FEMA determination, draft county review, drainage history or insurance indication is recorded.","source":"Official review pending","sourceUrl":"https://msc.fema.gov/","next":"Check effective and draft maps, site drainage and prior losses; obtain insurance indications."},{"title":"Cost and long-term fit","state":"Uncosted","tone":"unknown","body":"The $230,000 ask covers land only. Construction, clearing, site work, permitting, financing, taxes, insurance and reserves remain unpriced.","source":"Zillow listing","sourceUrl":"https://www.zillow.com/homedetails/1034-Niagara-St-Houston-TX-77051/27864616_zpid/","next":"Prepare an all-in development budget after legal use and site capacity survive initial review."}],"campus":{"building":"Tilman J. Fertitta Family College of Medicine · UH","mapLabel":"Fertitta Family College of Medicine","confirmed":true,"route":"Closest practical drivable UH point for this property: the Fertitta Family College of Medicine on the southeast campus edge. Google Maps showed 3.1 miles and 9 minutes in the current snapshot.","routes":{"quickest":{"offPeak":{"distance":"3.1 mi","time":"9 min observed","description":"Via Cullen Boulevard and Old Spanish Trail in the current Google Maps snapshot.","source":"Google Maps directions","date":"20 Sep 2026"},"peak":{"distance":"3.1 mi","time":"Peak not recorded","description":"A weekday peak departure-time estimate has not been recorded yet.","source":"Google Maps follow-up pending","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"3.1 mi","time":"9 min observed","description":"Shortest displayed alternative in the current Google Maps snapshot.","source":"Google Maps directions","date":"20 Sep 2026"},"peak":{"distance":"3.1 mi","time":"Peak not recorded","description":"A weekday peak departure-time estimate has not been recorded yet.","source":"Google Maps follow-up pending","date":"20 Sep 2026"}}},"destination":"29.7114849,-95.3362253","point":{"lat":29.7114849,"lng":-95.3362253},"destinationKey":"uh-medicine-niagara-1034-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=1034+Niagara+St%2C+Houston%2C+TX+77051&destination=29.7114849%2C-95.3362253&travelmode=driving","uhSource":"https://www.uh.edu/medicine/"},"plans":"Test a complete lodge and housing concept that protects parking, drainage, emergency access and outdoor space. Also compare this individual parcel with the two-property Niagara package scenario.","bottomLine":"Conditional — the price, rectangular geometry and 0.7231-acre size justify deeper review, but legal chapter use, a realistic site plan and all-in cost remain unverified.","sourcesDate":"2026-09-20","slug":"niagara-1034","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=1034%20Niagara%20St%2C%20Houston%2C%20TX%2077051&daddr=29.7114849%2C-95.3362253&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":43,"status":"Preliminary","rationale":"Facility and site utility received 43 of 50 points in the finalized Scoring Help assessment. Strong acreage-to-price relationship and growth potential, with conceptual development assumptions still requiring verification.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":35,"status":"Preliminary","rationale":"Value and financial fit received 35 of 45 points in the finalized Scoring Help assessment. Strong acreage-to-price relationship and growth potential, with conceptual development assumptions still requiring verification.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":23,"status":"Preliminary","rationale":"Location and UH proximity received 23 of 40 points in the finalized Scoring Help assessment. Strong acreage-to-price relationship and growth potential, with conceptual development assumptions still requiring verification.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":31,"status":"Preliminary","rationale":"Long-term growth potential received 31 of 35 points in the finalized Scoring Help assessment. Strong acreage-to-price relationship and growth potential, with conceptual development assumptions still requiring verification.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":22,"status":"Unverified","rationale":"Parking and access received 22 of 25 points in the finalized Scoring Help assessment. Strong acreage-to-price relationship and growth potential, with conceptual development assumptions still requiring verification.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Strong acreage-to-price relationship and growth potential, with conceptual development assumptions still requiring verification.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Strong acreage-to-price relationship and growth potential, with conceptual development assumptions still requiring verification.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Strong acreage-to-price relationship and growth potential, with conceptual development assumptions still requiring verification.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"VERIFIED","deedRestrictions":"VERIFIED","legalUse":"VERIFIED","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Confirm chapter use and prove the full program fits the individual parcel.","updatedAt":"2026-09-22T05:05:00Z","buildingSqft":null,"bedrooms":null,"bathrooms":null,"yearBuilt":null,"dataUpdatedAt":"2026-09-22T13:38:31.392Z","fullAddress":"1034 Niagara St, Houston, TX 77051","score":{"score":71,"rawScore":178,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"colgate-4020","address":"4020 Colgate St","city":"Houston, TX 77087","type":"Existing single-family home","decision":"Conditional","price":339000,"priceChecked":"2026-09-20","parcel":"LT 12 BLK 2 PARK PLACE","lotAcres":0.2961,"lotSqft":12900,"buildingSqft":2050,"yearBuilt":1995,"listingStatus":"Shown active for sale at $339,000 in current HAR/Realtor indexing; reconfirm before action","mls":"2613606","mapPoint":{"lat":29.6828129,"lng":-95.2819232,"basis":"Google Maps address point; survey placement remains pending"},"description":"A two-story, 3-bedroom, 2.5-bath single-family home on a listed 12,900-square-foot Park Place lot. The existing home and sub-$350,000 ask make it worth comparing, but the residential layout does not establish 10+ bed capacity, legal fraternity use, chapter space or adequate event parking.","photos":[{"url":"https://photos.zillowstatic.com/fp/f6a63312e7026206b65ba7f73504ef4e-p_e.webp","caption":"Front exterior · Zillow / HAR listing"}],"links":{"listing":"https://www.har.com/homedetail/4020-colgate-st-houston-tx-77087/7945750","gallery":"https://www.har.com/homedetail/4020-colgate-st-houston-tx-77087/7945750","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Existing building and housing capacity","state":"Known starting point","tone":"neutral","body":"HAR reports a 2,050-square-foot, two-story house with 3 bedrooms and 2.5 bathrooms. That is useful existing space, but it does not currently demonstrate the 10+ legal and comfortable resident capacity sought for the chapter.","source":"HAR listing · MLS 2613606","sourceUrl":"https://www.har.com/homedetail/4020-colgate-st-houston-tx-77087/7945750","next":"Obtain measured plans and have an architect/code professional test bedroom count, bathrooms, egress, fire protection and occupant load."},{"title":"Lot, parking and chapter function","state":"Likely constraint","tone":"caution","body":"The listed 12,900-square-foot lot is about 0.296 acre. The listing describes room for expansion or additional parking, but no scaled plan shows housing, full-chapter meeting space, drainage, emergency access and event parking together.","source":"HAR listed lot area and marketing remarks","sourceUrl":"https://www.har.com/homedetail/4020-colgate-st-houston-tx-77087/7945750","next":"Confirm the survey and existing parking count, then prepare a concept plan before relying on expansion or parking claims."},{"title":"Legal fraternity use","state":"Unverified","tone":"unknown","body":"The property is listed as single-family. Recorded restrictions, occupancy classification and approval for fraternity residence, meetings and events have not been reviewed.","source":"Title and permitting review pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Obtain the title commitment and restrictions and seek written use, occupancy, fire and life-safety guidance for the proposed program."},{"title":"Flood, drainage and insurance","state":"Unverified","tone":"unknown","body":"No parcel-level FEMA determination, drainage history, prior-loss information, elevation review or insurance indication has been recorded for this option.","source":"Property-specific diligence pending","sourceUrl":"https://msc.fema.gov/","next":"Check FEMA and Harris County mapping, inspect drainage conditions and obtain property, flood and liability insurance indications."},{"title":"Location, transit and safety","state":"Route measured","tone":"neutral","body":"At the requested UH destination, Google Maps showed a 6.3-mile, 12-minute current drive to the C. T. Bauer College of Business via I-45 North. Weekday peak traffic, transit service, lighting and block-level safety conditions remain unverified.","source":"Google Maps current driving directions · 20 Sep 2026","sourceUrl":"https://www.google.com/maps/dir/4020+Colgate+St,+Houston,+TX+77087/C.T.+Bauer+College+of+Business,+4250+Martin+Luther+King+Blvd,+Houston,+TX+77204","next":"Record weekday morning and evening peak estimates, map transit and visit the block during day and evening conditions."}],"campus":{"building":"C. T. Bauer College of Business · UH","mapLabel":"Bauer College of Business","confirmed":true,"route":"User-selected UH destination: the C. T. Bauer College of Business at 4250 Martin Luther King Boulevard. Google Maps selected I-45 North as the fastest current route.","routes":{"quickest":{"offPeak":{"distance":"6.3 mi","time":"12 min observed","description":"Via I-45 North. Google Maps identified this as the fastest route under usual traffic in the current Sunday snapshot.","source":"Google Maps driving directions","date":"20 Sep 2026"},"peak":{"distance":"6.3 mi","time":"Peak not recorded","description":"A weekday departure-time estimate has not yet been recorded for this destination.","source":"Google Maps follow-up pending","date":"20 Sep 2026"}},"shortest":{"offPeak":{"distance":"6.3 mi","time":"12 min observed","description":"The fastest I-45 North route was also the shortest of the displayed Google alternatives; the other two displayed routes were 6.5 miles.","source":"Google Maps displayed alternatives","date":"20 Sep 2026"},"peak":{"distance":"6.3 mi","time":"Peak not recorded","description":"A weekday departure-time estimate has not yet been recorded for the shortest displayed route.","source":"Google Maps follow-up pending","date":"20 Sep 2026"}}},"destination":"C. T. Bauer College of Business, 4250 Martin Luther King Blvd, Houston, TX 77204","point":{"lat":29.7207464,"lng":-95.3390041},"destinationKey":"uh-bauer-colgate-4020-2026-09-20","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=4020+Colgate+St%2C+Houston%2C+TX+77087&destination=C.+T.+Bauer+College+of+Business%2C+4250+Martin+Luther+King+Blvd%2C+Houston%2C+TX+77204&travelmode=driving","uhSource":"https://www.bauer.uh.edu/"},"plans":"Test the existing home as a renovation/adaptive-use option, but do not assume the current 3-bedroom layout can serve the housing goal. A measured-plan and survey-based concept must prove bedrooms, bathrooms, chapter space, parking, drainage and fire access.","bottomLine":"Conditional — the $339,000 ask, existing 2,050-square-foot home and oversized residential lot justify comparison. The principal risks are whether chapter uses are lawful and whether this 0.296-acre site can realistically support 10+ residents, meetings and parking without an impractical reconstruction.","sourcesDate":"2026-09-20","slug":"colgate-4020","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=4020%20Colgate%20St%2C%20Houston%2C%20TX%2077087&daddr=C.%20T.%20Bauer%20College%20of%20Business%2C%204250%20Martin%20Luther%20King%20Blvd%2C%20Houston%2C%20TX%2077204&dirflg=d","scoreAssessment":{"confidence":"High","killSwitch":"Requires investigation","categories":{"utility":{"score":28,"status":"Preliminary","rationale":"Facility and site utility received 28 of 50 points in the finalized Scoring Help assessment. Affordable and relatively ready, but it does not solve enough of the chapter’s event, parking, housing, and long-term needs.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":35,"status":"Preliminary","rationale":"Value and financial fit received 35 of 45 points in the finalized Scoring Help assessment. Affordable and relatively ready, but it does not solve enough of the chapter’s event, parking, housing, and long-term needs.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":13,"status":"Preliminary","rationale":"Location and UH proximity received 13 of 40 points in the finalized Scoring Help assessment. Affordable and relatively ready, but it does not solve enough of the chapter’s event, parking, housing, and long-term needs.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":15,"status":"Preliminary","rationale":"Long-term growth potential received 15 of 35 points in the finalized Scoring Help assessment. Affordable and relatively ready, but it does not solve enough of the chapter’s event, parking, housing, and long-term needs.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":9,"status":"Unverified","rationale":"Parking and access received 9 of 25 points in the finalized Scoring Help assessment. Affordable and relatively ready, but it does not solve enough of the chapter’s event, parking, housing, and long-term needs.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Affordable and relatively ready, but it does not solve enough of the chapter’s event, parking, housing, and long-term needs.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Affordable and relatively ready, but it does not solve enough of the chapter’s event, parking, housing, and long-term needs.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":13,"status":"Preliminary","rationale":"Development burden and readiness received 13 of 15 points in the finalized Scoring Help assessment. Affordable and relatively ready, but it does not solve enough of the chapter’s event, parking, housing, and long-term needs.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"keyQuestion":"Confirm fraternity use and whether the existing home and 0.296-acre site can support 10+ residents, chapter space and parking.","updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"4020 Colgate St, Houston, TX 77087","score":{"score":53,"rawScore":133,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"High","killSwitch":"Requires investigation","overrideCount":0}},{"id":"dixie-3371","address":"3371 Dixie Dr","city":"Houston, TX 77021","type":"Land with existing warehouse","decision":"Conditional","price":490000,"priceChecked":"2026-09-21","parcel":"033-201-003-0017 plus additional parcel 033-201-003-0016","lotAcres":0.23,"lotSqft":10001,"buildingSqft":4472,"listingStatus":"Listed for sale on Zillow at the supplied asking price; reconfirm availability","mls":"2602529","mapPoint":{"lat":29.7043369,"lng":-95.369318,"basis":"Google Maps address point; parcel boundaries pending"},"description":"Two-parcel property marketed as 10,001 square feet of land with an approximately 4,472-square-foot warehouse. It is close to UH and Levit Green, but the existing building, legal-use path, parking and long-term fraternity program have not been tested.","photos":[{"url":"https://photos.zillowstatic.com/fp/0fac99e99293417e3762e94fc1c217a2-cc_ft_960.jpg","caption":"Listing photo · source listing"}],"links":{"listing":"https://www.zillow.com/homedetails/3371-Dixie-Dr-Houston-TX-77021/2107416464_zpid/","gallery":"https://www.redfin.com/TX/Houston/3371-Dixie-Dr-77021/home/55227987","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Existing warehouse and two parcels","state":"Needs verification","tone":"neutral","body":"The listing reports two parcels and a 4,472-square-foot warehouse on 10,001 square feet. The structure may add value or constrain redevelopment; condition and lawful occupancy are unknown.","source":"Zillow listing","sourceUrl":"https://www.zillow.com/homedetails/3371-Dixie-Dr-Houston-TX-77021/2107416464_zpid/","next":"Obtain surveys, title documents, permits and a building inspection."},{"title":"Program fit","state":"Major question","tone":"caution","body":"A 0.23-acre site is well below the preferred range and must fit any building, parking, drainage and fire access together.","source":"Listing lot area","sourceUrl":"https://www.zillow.com/homedetails/3371-Dixie-Dr-Houston-TX-77021/2107416464_zpid/","next":"Prepare a measured site and reuse test fit before assuming chapter capacity."},{"title":"Flood, safety and legal use","state":"Unverified","tone":"unknown","body":"Flood exposure, block-level safety, recorded restrictions and permission for fraternity housing, meetings and events remain unverified.","source":"Property-specific diligence pending","sourceUrl":"https://msc.fema.gov/","next":"Complete title, flood, insurance, safety and written use review."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: UH Lot 8A · Cullen Boulevard entrance. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"1.8 mi","time":"5 min observed","description":"Via S MacGregor Way. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"1.8 mi","time":"5 min observed","description":"Via S MacGregor Way. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-dixie-3371-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=3371+Dixie+Dr%2C+Houston%2C+TX+77021&destination=29.713614%2C-95.3486458&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Test warehouse reuse and a redevelopment alternative against the same housing, chapter-space, parking, drainage and life-safety program.","bottomLine":"Worth investigating because of proximity and the existing warehouse, but the $490,000 ask buys only 0.23 acre and the full fraternity program is unproven.","sourcesDate":"2026-09-21","slug":"dixie-3371","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=3371%20Dixie%20Dr%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Low","killSwitch":"Requires investigation","categories":{"utility":{"score":28,"status":"Preliminary","rationale":"Facility and site utility received 28 of 50 points in the finalized Scoring Help assessment. Excellent UH proximity but relatively expensive for a constrained site.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":20,"status":"Preliminary","rationale":"Value and financial fit received 20 of 45 points in the finalized Scoring Help assessment. Excellent UH proximity but relatively expensive for a constrained site.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":33,"status":"Preliminary","rationale":"Location and UH proximity received 33 of 40 points in the finalized Scoring Help assessment. Excellent UH proximity but relatively expensive for a constrained site.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":17,"status":"Preliminary","rationale":"Long-term growth potential received 17 of 35 points in the finalized Scoring Help assessment. Excellent UH proximity but relatively expensive for a constrained site.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":12,"status":"Unverified","rationale":"Parking and access received 12 of 25 points in the finalized Scoring Help assessment. Excellent UH proximity but relatively expensive for a constrained site.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Excellent UH proximity but relatively expensive for a constrained site.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Excellent UH proximity but relatively expensive for a constrained site.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":8,"status":"Preliminary","rationale":"Development burden and readiness received 8 of 15 points in the finalized Scoring Help assessment. Excellent UH proximity but relatively expensive for a constrained site.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"3371 Dixie Dr, Houston, TX 77021","score":{"score":55,"rawScore":138,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Low","killSwitch":"Requires investigation","overrideCount":0}},{"id":"dupont-4233","address":"4233 Dupont St","city":"Houston, TX 77021","type":"Existing residential structure","decision":"Conditional","price":375000,"priceChecked":"2026-09-21","parcel":"Pending HCAD/title confirmation","lotAcres":0.1148,"lotSqft":5000,"listingStatus":"Price supplied by user; current listing status requires confirmation","mls":"Pending","mapPoint":{"lat":29.7017134,"lng":-95.3523598,"basis":"Google Maps address point; parcel boundaries pending"},"description":"A 5,000-square-foot residential property near other Dupont candidates. Its small lot is the central constraint; building configuration, lawful chapter use and parking remain unverified.","photos":[{"url":"https://photos.zillowstatic.com/fp/e689e14c19779a3d7da81b18fb2791fe-cc_ft_960.jpg","caption":"Listing photo · source listing"}],"links":{"listing":"https://www.zillow.com/homedetails/4233-Dupont-St-Houston-TX-77021/27833074_zpid/","gallery":"https://www.zillow.com/homedetails/4233-Dupont-St-Houston-TX-77021/27833074_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Price needs reconciliation","state":"Verify","tone":"caution","body":"The $375,000 figure is the supplied review price. A current broker confirmation is needed before relying on it.","source":"User-supplied property list","sourceUrl":"https://www.zillow.com/homedetails/4233-Dupont-St-Houston-TX-77021/27833074_zpid/","next":"Confirm active status, asking price and included real estate."},{"title":"Very small site","state":"Known constraint","tone":"risk","body":"At 5,000 square feet, the parcel must carry the existing structure, resident and event parking, access and drainage.","source":"Supplied lot size","sourceUrl":"https://www.zillow.com/homedetails/4233-Dupont-St-Houston-TX-77021/27833074_zpid/","next":"Obtain a survey and measured building/parking test fit."},{"title":"Use and risk","state":"Unverified","tone":"unknown","body":"Restrictions, occupancy, flood, condition, safety and insurance remain unverified.","source":"Diligence pending","sourceUrl":"https://msc.fema.gov/","next":"Complete title, permit, inspection, flood and insurance checks."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: UH Lot 8A · Cullen Boulevard entrance. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"1.6 mi","time":"5 min observed","description":"Via Griggs Rd and Scott St. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"1.6 mi","time":"5 min observed","description":"Via Griggs Rd and Scott St. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-dupont-4233-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=4233+Dupont+St%2C+Houston%2C+TX+77021&destination=29.713614%2C-95.3486458&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Evaluate the existing structure only after confirming price, condition and legal occupancy; the site likely needs off-site parking or adjoining control.","bottomLine":"Near campus, but the 0.115-acre lot is a major limitation and the supplied price needs confirmation.","sourcesDate":"2026-09-21","slug":"dupont-4233","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=4233%20Dupont%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":22,"status":"Preliminary","rationale":"Facility and site utility received 22 of 50 points in the finalized Scoring Help assessment. Very good proximity and existing improvements, but the parcel is highly constrained for an 80-man chapter.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":31,"status":"Preliminary","rationale":"Value and financial fit received 31 of 45 points in the finalized Scoring Help assessment. Very good proximity and existing improvements, but the parcel is highly constrained for an 80-man chapter.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":33,"status":"Preliminary","rationale":"Location and UH proximity received 33 of 40 points in the finalized Scoring Help assessment. Very good proximity and existing improvements, but the parcel is highly constrained for an 80-man chapter.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":5,"status":"Preliminary","rationale":"Long-term growth potential received 5 of 35 points in the finalized Scoring Help assessment. Very good proximity and existing improvements, but the parcel is highly constrained for an 80-man chapter.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":3,"status":"Unverified","rationale":"Parking and access received 3 of 25 points in the finalized Scoring Help assessment. Very good proximity and existing improvements, but the parcel is highly constrained for an 80-man chapter.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Very good proximity and existing improvements, but the parcel is highly constrained for an 80-man chapter.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Very good proximity and existing improvements, but the parcel is highly constrained for an 80-man chapter.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":13,"status":"Preliminary","rationale":"Development burden and readiness received 13 of 15 points in the finalized Scoring Help assessment. Very good proximity and existing improvements, but the parcel is highly constrained for an 80-man chapter.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"4233 Dupont St, Houston, TX 77021","score":{"score":51,"rawScore":127,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"beachwood-6821","address":"6821 Beachwood St","city":"Houston, TX 77021","type":"Vacant land","decision":"Conditional","price":85000,"priceChecked":"2026-09-22","parcel":"Pending HCAD/title confirmation","lotAcres":0.1594,"lotSqft":6942,"listingStatus":"Under Contract - OP · source reported by HAR","mls":"HAR 76513312","mapPoint":{"lat":29.6908164,"lng":-95.3607508,"basis":"Google Maps address point; parcel boundaries pending"},"description":"A 6,942-square-foot wide-front vacant lot south of UH. HAR reports public water and sewer, electric and gas availability and markets the site for a single-family build; the listing is currently Under Contract - OP. It remains too small to assume the complete fraternity program without a survey-based test fit or adjoining land.","photos":[{"url":"https://mediahar.harstatic.com/801398809/xl/801399054.jpeg","caption":"HAR listing photo 1"},{"url":"https://mediahar.harstatic.com/801398809/xl/803032718.jpeg","caption":"HAR listing photo 2"},{"url":"https://mediahar.harstatic.com/801398809/xl/803032720.jpeg","caption":"HAR listing photo 3"},{"url":"https://mediahar.harstatic.com/801398809/xl/803032723.jpeg","caption":"HAR listing photo 4"},{"url":"https://mediahar.harstatic.com/801398809/xl/803032725.jpeg","caption":"HAR listing photo 5"},{"url":"https://mediahar.harstatic.com/801398809/xl/803032727.jpeg","caption":"HAR listing photo 6"},{"url":"https://mediahar.harstatic.com/801398809/xl/803032729.jpeg","caption":"HAR listing photo 7"},{"url":"https://mediahar.harstatic.com/801398809/xl/803032841.jpeg","caption":"HAR listing photo 8"},{"url":"https://mediahar.harstatic.com/801398809/xl/803033018.jpeg","caption":"HAR listing photo 9"},{"url":"https://mediahar.harstatic.com/801398809/xl/803033020.jpeg","caption":"HAR listing photo 10"}],"links":{"listing":"https://www.har.com/homedetail/6821-beachwood-st-houston-tx-77021/2996967","gallery":"https://www.har.com/homedetail/6821-beachwood-st-houston-tx-77021/2996967","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Low acquisition price","state":"Preliminary","tone":"neutral","body":"The supplied $85,000 ask is attractive, but construction, utilities, drainage, insurance and operations are unpriced.","source":"HAR listing","sourceUrl":"https://www.har.com/homedetail/6821-beachwood-st-houston-tx-77021/2996967","next":"Confirm the active ask and prepare an all-in development budget."},{"title":"Site capacity","state":"Known constraint","tone":"risk","body":"The 0.159-acre parcel is far below the preferred area and has no demonstrated complete-program layout.","source":"HAR listing","sourceUrl":"https://www.har.com/homedetail/6821-beachwood-st-houston-tx-77021/2996967","next":"Test a realistic building, parking, drainage and fire-access plan; identify adjoining land."},{"title":"Use and risk","state":"Unverified","tone":"unknown","body":"Legal use, title restrictions, utilities, flood, safety and insurance remain open.","source":"Diligence pending","sourceUrl":"https://msc.fema.gov/","next":"Complete title, use, utility, flood and insurance diligence."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: UH Lot 8A · Cullen Boulevard entrance. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"2.1 mi","time":"6 min observed","description":"Via Scott St. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"2.1 mi","time":"6 min observed","description":"Via Scott St. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-beachwood-6821-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=6821+Beachwood+St%2C+Houston%2C+TX+77021&destination=29.713614%2C-95.3486458&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Treat as a small-site or assemblage candidate until a survey-based concept proves otherwise.","bottomLine":"The $85,000 ask is appealing, but the individual 6,943-square-foot lot is unlikely to meet the full program without adjoining control.","sourcesDate":"2026-09-22","slug":"beachwood-6821","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=6821%20Beachwood%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":20,"status":"Preliminary","rationale":"Facility and site utility received 20 of 50 points in the finalized Scoring Help assessment. Very inexpensive and close enough to UH, but the small site constrains parking and future growth.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":37,"status":"Preliminary","rationale":"Value and financial fit received 37 of 45 points in the finalized Scoring Help assessment. Very inexpensive and close enough to UH, but the small site constrains parking and future growth.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":31,"status":"Preliminary","rationale":"Location and UH proximity received 31 of 40 points in the finalized Scoring Help assessment. Very inexpensive and close enough to UH, but the small site constrains parking and future growth.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":10,"status":"Preliminary","rationale":"Long-term growth potential received 10 of 35 points in the finalized Scoring Help assessment. Very inexpensive and close enough to UH, but the small site constrains parking and future growth.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":7,"status":"Unverified","rationale":"Parking and access received 7 of 25 points in the finalized Scoring Help assessment. Very inexpensive and close enough to UH, but the small site constrains parking and future growth.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Very inexpensive and close enough to UH, but the small site constrains parking and future growth.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Very inexpensive and close enough to UH, but the small site constrains parking and future growth.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Very inexpensive and close enough to UH, but the small site constrains parking and future growth.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"SOURCE REPORTED","route":"ESTIMATED","photos":"SOURCE REPORTED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"6821 Beachwood St, Houston, TX 77021","score":{"score":52,"rawScore":129,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"new-york-0","address":"0 New York St","city":"Houston, TX 77021","type":"Vacant land","decision":"Conditional","price":500000,"priceChecked":"2026-09-21","parcel":"Pending HCAD/title confirmation","lotAcres":0.4591,"lotSqft":20000,"listingStatus":"Listed at the supplied asking price; reconfirm availability","mls":"Pending","mapPoint":{"lat":29.6907887,"lng":-95.3513106,"basis":"Approximate Google Maps result for a zero-number listing; exact parcel point pending"},"description":"Approximately 20,000 square feet of vacant land south of UH. The half-acre scale is meaningful, but the $500,000 ask reaches the working acquisition target before construction.","photos":[{"url":"https://photos.zillowstatic.com/fp/70019f3a0cc36c682f4d0f448d3ee0cb-cc_ft_768.webp","caption":"Listing photo · source listing"}],"links":{"listing":"https://www.zillow.com/homedetails/0-New-York-St-Houston-TX-77021/2098416820_zpid/","gallery":"https://www.zillow.com/homedetails/0-New-York-St-Houston-TX-77021/2098416820_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Acquisition consumes budget","state":"Known concern","tone":"caution","body":"The $500,000 ask reaches the working acquisition preference before construction, utilities, drainage, financing or insurance.","source":"Supplied Zillow listing","sourceUrl":"https://www.zillow.com/homedetails/0-New-York-St-Houston-TX-77021/2098416820_zpid/","next":"Obtain an all-in development budget and comparable land sales."},{"title":"Half-acre site","state":"Preliminary","tone":"neutral","body":"At 0.459 acre, the parcel is more workable than the small-lot options but still below the preferred range for housing, chapter space and large surface parking.","source":"Supplied lot size","sourceUrl":"https://www.zillow.com/homedetails/0-New-York-St-Houston-TX-77021/2098416820_zpid/","next":"Verify dimensions and prepare a complete-program test fit."},{"title":"Parcel identity and use","state":"Unverified","tone":"unknown","body":"The zero-number address requires exact parcel matching. Restrictions, utilities, flood and fraternity-use approval remain unverified.","source":"Diligence pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Match the listing to HCAD/title and complete use, utility and flood review."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: UH Lot 8A · Cullen Boulevard entrance. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"2.5 mi","time":"7 min observed","description":"Via Calhoun Rd. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"2.5 mi","time":"7 min observed","description":"Via Calhoun Rd. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-new-york-0-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=0+New+York+St%2C+Houston%2C+TX+77021&destination=29.713614%2C-95.3486458&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Develop only after a survey and full budget establish that the half-acre can support the program within the total funding envelope.","bottomLine":"Meaningful land area near UH, but the acquisition price leaves no room under the working $500,000 target for development.","sourcesDate":"2026-09-21","slug":"new-york-0","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=0%20New%20York%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Low","killSwitch":"Financial Fail — all-in cost exceeds the $650,000 ceiling","categories":{"utility":{"score":34,"status":"Preliminary","rationale":"Facility and site utility received 34 of 50 points in the finalized Scoring Help assessment. Physically useful site, but the land price leaves insufficient room under the ceiling for a meaningful Phase 1 facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":0,"status":"Preliminary","rationale":"Value and financial fit received 0 of 45 points in the finalized Scoring Help assessment. Physically useful site, but the land price leaves insufficient room under the ceiling for a meaningful Phase 1 facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":29,"status":"Preliminary","rationale":"Location and UH proximity received 29 of 40 points in the finalized Scoring Help assessment. Physically useful site, but the land price leaves insufficient room under the ceiling for a meaningful Phase 1 facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":23,"status":"Preliminary","rationale":"Long-term growth potential received 23 of 35 points in the finalized Scoring Help assessment. Physically useful site, but the land price leaves insufficient room under the ceiling for a meaningful Phase 1 facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":16,"status":"Unverified","rationale":"Parking and access received 16 of 25 points in the finalized Scoring Help assessment. Physically useful site, but the land price leaves insufficient room under the ceiling for a meaningful Phase 1 facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Physically useful site, but the land price leaves insufficient room under the ceiling for a meaningful Phase 1 facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Physically useful site, but the land price leaves insufficient room under the ceiling for a meaningful Phase 1 facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Physically useful site, but the land price leaves insufficient room under the ceiling for a meaningful Phase 1 facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"0 New York St, Houston, TX 77021","score":{"score":50,"rawScore":126,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Low","killSwitch":"Financial Fail — all-in cost exceeds the $650,000 ceiling","overrideCount":0}},{"id":"dupont-0","address":"0 Dupont St","city":"Houston, TX 77021","type":"Vacant land","decision":"Conditional","price":120000,"priceChecked":"2026-09-22","parcel":"Pending HCAD/title confirmation","lotAcres":0.0574,"lotSqft":2500,"listingStatus":"Active for sale · source reported by Zillow","mls":"MLS 3325548","mapPoint":{"lat":29.7014718,"lng":-95.3520115,"basis":"Approximate Google Maps result for a zero-number listing; exact parcel point pending"},"description":"A very small 2,500-square-foot vacant lot on Dupont Street. It is not a standalone fraternity site and is relevant primarily as a potential assemblage component.","photos":[{"url":"https://photos.zillowstatic.com/fp/704126ec0de1d17ac19fb1df0614f54f-cc_ft_1536.jpg","caption":"Listing photo 1"},{"url":"https://photos.zillowstatic.com/fp/c1afc74938d911b45be40b46a635b8b1-cc_ft_1536.jpg","caption":"Listing photo 2"}],"links":{"listing":"https://www.zillow.com/homedetails/0-Dupont-St-Houston-TX-77021/464661017_zpid/","gallery":"https://www.zillow.com/homedetails/0-Dupont-St-Houston-TX-77021/464661017_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Assemblage-only scale","state":"Known constraint","tone":"risk","body":"At 2,500 square feet, this parcel cannot support the stated housing, lodge and parking program alone.","source":"Zillow listing","sourceUrl":"https://www.zillow.com/homedetails/0-Dupont-St-Houston-TX-77021/464661017_zpid/","next":"Identify exact boundaries and adjoining owners before spending on design."},{"title":"High land basis","state":"Preliminary","tone":"caution","body":"The $120,000 ask equals about $48 per square foot before closing or site work.","source":"Zillow listing","sourceUrl":"https://www.zillow.com/homedetails/0-Dupont-St-Houston-TX-77021/464661017_zpid/","next":"Compare nearby land sales and price only as part of a coherent assemblage."},{"title":"Parcel identity and use","state":"Unverified","tone":"unknown","body":"The zero-number address, legal description, access, utilities, restrictions and flood status require confirmation.","source":"Diligence pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Match listing, HCAD, title and survey records."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: UH Lot 8A · Cullen Boulevard entrance. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"1.5 mi","time":"5 min observed","description":"Via Griggs Rd and Scott St. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"1.5 mi","time":"5 min observed","description":"Via Griggs Rd and Scott St. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-dupont-0-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=0+Dupont+St%2C+Houston%2C+TX+77021&destination=29.713614%2C-95.3486458&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Do not advance as a standalone candidate; assess only with verified adjoining parcels and one coordinated site plan.","bottomLine":"Not a standalone solution. Its only credible role is as a strategic piece of a larger Dupont assemblage.","sourcesDate":"2026-09-22","slug":"dupont-0","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=0%20Dupont%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":8,"status":"Preliminary","rationale":"Facility and site utility received 8 of 50 points in the finalized Scoring Help assessment. Excellent location and low acquisition price, but too small for a meaningful standalone fraternity facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":35,"status":"Preliminary","rationale":"Value and financial fit received 35 of 45 points in the finalized Scoring Help assessment. Excellent location and low acquisition price, but too small for a meaningful standalone fraternity facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":33,"status":"Preliminary","rationale":"Location and UH proximity received 33 of 40 points in the finalized Scoring Help assessment. Excellent location and low acquisition price, but too small for a meaningful standalone fraternity facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":2,"status":"Preliminary","rationale":"Long-term growth potential received 2 of 35 points in the finalized Scoring Help assessment. Excellent location and low acquisition price, but too small for a meaningful standalone fraternity facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":1,"status":"Unverified","rationale":"Parking and access received 1 of 25 points in the finalized Scoring Help assessment. Excellent location and low acquisition price, but too small for a meaningful standalone fraternity facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Excellent location and low acquisition price, but too small for a meaningful standalone fraternity facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Excellent location and low acquisition price, but too small for a meaningful standalone fraternity facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Excellent location and low acquisition price, but too small for a meaningful standalone fraternity facility.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"SOURCE REPORTED","route":"ESTIMATED","photos":"SOURCE REPORTED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"0 Dupont St, Houston, TX 77021","score":{"score":41,"rawScore":103,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"dupont-4301","address":"4301 Dupont St","city":"Houston, TX 77021","type":"Vacant land","decision":"Conditional","price":250000,"priceChecked":"2026-09-22","parcel":"Pending HCAD/title confirmation","lotAcres":0.2296,"lotSqft":10000,"listingStatus":"Active for sale · source reported by HAR","mls":"HAR 16336604","mapPoint":{"lat":29.701609,"lng":-95.3517876,"basis":"Google Maps address point; parcel boundaries pending"},"description":"A 10,000-square-foot corner lot with reported 100-by-100-foot dimensions and access from two street frontages. HAR identifies an adjoining 10,000-square-foot property as also available, potentially creating a 20,000-square-foot assemblage; the adjacency, ownership, package terms, survey and permissible uses still require verification.","photos":[{"url":"https://mediahar.harstatic.com/804626183/xl/804695225.jpeg","caption":"HAR listing photo 1"},{"url":"https://mediahar.harstatic.com/804626183/xl/804690882.jpeg","caption":"HAR listing photo 2"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695747.jpeg","caption":"HAR listing photo 3"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695227.jpeg","caption":"HAR listing photo 4"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695228.jpeg","caption":"HAR listing photo 5"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695229.jpeg","caption":"HAR listing photo 6"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695230.jpeg","caption":"HAR listing photo 7"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695231.jpeg","caption":"HAR listing photo 8"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695232.jpeg","caption":"HAR listing photo 9"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695233.jpeg","caption":"HAR listing photo 10"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695234.jpeg","caption":"HAR listing photo 11"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695237.jpeg","caption":"HAR listing photo 12"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695238.jpeg","caption":"HAR listing photo 13"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695241.jpeg","caption":"HAR listing photo 14"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695242.jpeg","caption":"HAR listing photo 15"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695243.jpeg","caption":"HAR listing photo 16"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695246.jpeg","caption":"HAR listing photo 17"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695247.jpeg","caption":"HAR listing photo 18"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695250.jpeg","caption":"HAR listing photo 19"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695251.jpeg","caption":"HAR listing photo 20"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695252.jpeg","caption":"HAR listing photo 21"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695253.jpeg","caption":"HAR listing photo 22"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695254.jpeg","caption":"HAR listing photo 23"},{"url":"https://mediahar.harstatic.com/804626183/xl/804695255.jpeg","caption":"HAR listing photo 24"}],"links":{"listing":"https://www.har.com/homedetail/4301-dupont-st-houston-tx-77021/3095049","gallery":"https://www.har.com/homedetail/4301-dupont-st-houston-tx-77021/3095049","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Potential Dupont assemblage","state":"Investigate","tone":"neutral","body":"The parcel is close to 0 Dupont and 4233 Dupont, but adjacency, shared boundaries and coordinated availability are not established.","source":"HAR listing","sourceUrl":"https://www.har.com/homedetail/4301-dupont-st-houston-tx-77021/3095049","next":"Obtain parcel maps, surveys, ownership and broker confirmation for all three."},{"title":"Standalone capacity","state":"Known constraint","tone":"risk","body":"A 0.23-acre site is unlikely to hold the complete housing, chapter-space and parking program without significant tradeoffs.","source":"HAR listing","sourceUrl":"https://www.har.com/homedetail/4301-dupont-st-houston-tx-77021/3095049","next":"Test individual and combined layouts."},{"title":"Use and risk","state":"Unverified","tone":"unknown","body":"Restrictions, utilities, flood, safety and insurance remain unverified.","source":"Diligence pending","sourceUrl":"https://msc.fema.gov/","next":"Complete title, civil, flood, safety and insurance review."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: UH Lot 8A · Cullen Boulevard entrance. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"1.5 mi","time":"5 min observed","description":"Via Griggs Rd and Scott St. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"1.5 mi","time":"5 min observed","description":"Via Griggs Rd and Scott St. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-dupont-4301-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=4301+Dupont+St%2C+Houston%2C+TX+77021&destination=29.713614%2C-95.3486458&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Evaluate independently and alongside the other Dupont listings once parcel relationships are documented.","bottomLine":"Too small to assume a complete standalone solution, but strategically interesting if a real Dupont assemblage can be formed.","sourcesDate":"2026-09-22","slug":"dupont-4301","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=4301%20Dupont%20St%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":20,"status":"Preliminary","rationale":"Facility and site utility received 20 of 50 points in the finalized Scoring Help assessment. Excellent proximity with a modest development envelope; parking and future housing require careful site planning.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":32,"status":"Preliminary","rationale":"Value and financial fit received 32 of 45 points in the finalized Scoring Help assessment. Excellent proximity with a modest development envelope; parking and future housing require careful site planning.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":33,"status":"Preliminary","rationale":"Location and UH proximity received 33 of 40 points in the finalized Scoring Help assessment. Excellent proximity with a modest development envelope; parking and future housing require careful site planning.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":10,"status":"Preliminary","rationale":"Long-term growth potential received 10 of 35 points in the finalized Scoring Help assessment. Excellent proximity with a modest development envelope; parking and future housing require careful site planning.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":7,"status":"Unverified","rationale":"Parking and access received 7 of 25 points in the finalized Scoring Help assessment. Excellent proximity with a modest development envelope; parking and future housing require careful site planning.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Excellent proximity with a modest development envelope; parking and future housing require careful site planning.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Excellent proximity with a modest development envelope; parking and future housing require careful site planning.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Excellent proximity with a modest development envelope; parking and future housing require careful site planning.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"SOURCE REPORTED","route":"ESTIMATED","photos":"SOURCE REPORTED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"4301 Dupont St, Houston, TX 77021","score":{"score":50,"rawScore":126,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"cullen-0","address":"0 Cullen Blvd","city":"Houston, TX 77021","type":"Vacant land","decision":"Conditional","price":140000,"priceChecked":"2026-09-21","parcel":"Pending HCAD/title confirmation","lotAcres":0.1148,"lotSqft":5000,"listingStatus":"Listed at the supplied asking price; exact parcel and availability require confirmation","mls":"Pending","mapPoint":{"lat":29.6950681,"lng":-95.3512253,"basis":"Approximate Google Maps result for a zero-number listing; exact parcel point pending"},"description":"A 5,000-square-foot vacant lot on Cullen Boulevard. It offers proximity but not enough area for the complete program as a standalone purchase.","photos":[{"url":"https://photos.zillowstatic.com/fp/43227770914868ad2cd193e4173c5158-cc_ft_960.jpg","caption":"Listing photo · source listing"}],"links":{"listing":"https://www.zillow.com/homedetails/0-Cullen-Blvd-Houston-TX-77021/439688754_zpid/","gallery":"https://www.zillow.com/homedetails/0-Cullen-Blvd-Houston-TX-77021/439688754_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Standalone site capacity","state":"Known constraint","tone":"risk","body":"At 5,000 square feet, the lot cannot reasonably support the target housing, lodge and parking program alone.","source":"Supplied lot size","sourceUrl":"https://www.zillow.com/homedetails/0-Cullen-Blvd-Houston-TX-77021/439688754_zpid/","next":"Identify any adjoining land and verify access before design work."},{"title":"Corridor access","state":"Needs review","tone":"caution","body":"Cullen frontage may aid visibility but access, curb cuts, traffic, pedestrian conditions and usable depth are unverified.","source":"Address context","sourceUrl":"https://www.zillow.com/homedetails/0-Cullen-Blvd-Houston-TX-77021/439688754_zpid/","next":"Confirm access permits, dimensions and safe circulation."},{"title":"Use and risk","state":"Unverified","tone":"unknown","body":"Parcel identity, restrictions, utilities, flood and insurance remain unverified.","source":"Diligence pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Match title/HCAD records and complete use, utility and flood review."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: UH Lot 8A · Cullen Boulevard entrance. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"2.1 mi","time":"6 min observed","description":"Via Griggs Rd and Cullen Blvd. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"2.1 mi","time":"6 min observed","description":"Via Griggs Rd and Cullen Blvd. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-cullen-0-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=0+Cullen+Blvd%2C+Houston%2C+TX+77021&destination=29.713614%2C-95.3486458&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Treat as an assemblage component unless a narrow, limited program proves feasible.","bottomLine":"Close to UH and inexpensive relative to larger parcels, but far too small for the full standalone program.","sourcesDate":"2026-09-21","slug":"cullen-0","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=0%20Cullen%20Blvd%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":14,"status":"Preliminary","rationale":"Facility and site utility received 14 of 50 points in the finalized Scoring Help assessment. Inexpensive and close enough, but too constrained for the full lodge, parking, and housing vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":36,"status":"Preliminary","rationale":"Value and financial fit received 36 of 45 points in the finalized Scoring Help assessment. Inexpensive and close enough, but too constrained for the full lodge, parking, and housing vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":31,"status":"Preliminary","rationale":"Location and UH proximity received 31 of 40 points in the finalized Scoring Help assessment. Inexpensive and close enough, but too constrained for the full lodge, parking, and housing vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":5,"status":"Preliminary","rationale":"Long-term growth potential received 5 of 35 points in the finalized Scoring Help assessment. Inexpensive and close enough, but too constrained for the full lodge, parking, and housing vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":3,"status":"Unverified","rationale":"Parking and access received 3 of 25 points in the finalized Scoring Help assessment. Inexpensive and close enough, but too constrained for the full lodge, parking, and housing vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Inexpensive and close enough, but too constrained for the full lodge, parking, and housing vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Inexpensive and close enough, but too constrained for the full lodge, parking, and housing vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Inexpensive and close enough, but too constrained for the full lodge, parking, and housing vision.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"0 Cullen Blvd, Houston, TX 77021","score":{"score":45,"rawScore":113,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"cullen-6910","address":"6910 Cullen Blvd","city":"Houston, TX 77021","type":"Land with existing residence · sold for land value","decision":"Conditional","price":595000,"priceChecked":"2026-09-22","parcel":"Pending HCAD/title confirmation","lotAcres":0.5581,"lotSqft":24313,"listingStatus":"Active for sale · source reported by HAR","mls":"HAR 2311933","mapPoint":{"lat":29.6876335,"lng":-95.3545567,"basis":"Google Maps address point; parcel boundaries pending"},"description":"An active 24,313-square-foot land offering covering a reported 60% of the block at Cullen and Eastwood. HAR describes two tracts, metal fencing, public utilities and an existing three-bedroom residence under lease that is being sold for land value without inspection. Parcel configuration, tenancy, access and unrestricted-use claims require independent verification.","photos":[{"url":"https://mediahar.harstatic.com/724590043/xl/724599025.jpeg","caption":"HAR listing photo 1"},{"url":"https://mediahar.harstatic.com/724590043/xl/724599027.jpeg","caption":"HAR listing photo 2"},{"url":"https://mediahar.harstatic.com/724590043/xl/724599028.jpeg","caption":"HAR listing photo 3"},{"url":"https://mediahar.harstatic.com/724590043/xl/724599029.jpeg","caption":"HAR listing photo 4"},{"url":"https://mediahar.harstatic.com/724590043/xl/724599282.jpeg","caption":"HAR listing photo 5"},{"url":"https://mediahar.harstatic.com/724590043/xl/724599040.jpeg","caption":"HAR listing photo 6"},{"url":"https://mediahar.harstatic.com/724590043/xl/724599041.jpeg","caption":"HAR listing photo 7"},{"url":"https://mediahar.harstatic.com/724590043/xl/724599042.jpeg","caption":"HAR listing photo 8"},{"url":"https://mediahar.harstatic.com/724590043/xl/724599043.jpeg","caption":"HAR listing photo 9"},{"url":"https://mediahar.harstatic.com/724590043/xl/724599044.jpeg","caption":"HAR listing photo 10"},{"url":"https://mediahar.harstatic.com/724590043/xl/724599045.jpeg","caption":"HAR listing photo 11"},{"url":"https://mediahar.harstatic.com/724590043/xl/724599046.jpeg","caption":"HAR listing photo 12"},{"url":"https://mediahar.harstatic.com/724590043/xl/727203897.jpeg","caption":"HAR listing photo 13"},{"url":"https://mediahar.harstatic.com/724590043/xl/727203898.jpeg","caption":"HAR listing photo 14"},{"url":"https://mediahar.harstatic.com/724590043/xl/727203899.jpeg","caption":"HAR listing photo 15"},{"url":"https://mediahar.harstatic.com/724590043/xl/727203900.jpeg","caption":"HAR listing photo 16"},{"url":"https://mediahar.harstatic.com/724590043/xl/731086568.jpeg","caption":"HAR listing photo 17"}],"links":{"listing":"https://www.har.com/homedetail/6910-cullen-blvd-houston-tx-77021/16746042","gallery":"https://www.har.com/homedetail/6910-cullen-blvd-houston-tx-77021/16746042","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Active combined land offering","state":"Source reported","tone":"neutral","body":"HAR reports an active $595,000 offering totaling 24,313 square feet across two tracts, with an existing leased residence sold for land value.","source":"Supplied Zillow status","sourceUrl":"https://www.zillow.com/homedetails/London-Houston-TX-77021/97669226_zpid/","next":"Confirm both legal parcels, current lease terms, seller control and package boundaries."},{"title":"Potential program scale","state":"Needs test fit","tone":"caution","body":"The reported 0.558-acre combined area is materially larger than the prior record, but housing, lodge, parking, drainage and fire access have not been laid out.","source":"HAR listing","sourceUrl":"https://www.har.com/homedetail/6910-cullen-blvd-houston-tx-77021/16746042","next":"Obtain a survey and prepare a realistic phased site plan."},{"title":"Record mismatch risk","state":"Verify","tone":"caution","body":"The supplied Zillow URL label does not clearly match the street address, so the property record must be reconciled.","source":"HAR listing","sourceUrl":"https://www.har.com/homedetail/6910-cullen-blvd-houston-tx-77021/16746042","next":"Match the address, account, legal description and sale history in HCAD/title records."}],"campus":{"building":"UH Lot 8A · Cullen Boulevard entrance","mapLabel":"UH Lot 8A","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: UH Lot 8A · Cullen Boulevard entrance. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"2.7 mi","time":"7 min observed","description":"Via Cullen Blvd. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"2.7 mi","time":"7 min observed","description":"Via Cullen Blvd. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"29.713614,-95.3486458","point":{"lat":29.713614,"lng":-95.3486458},"destinationKey":"uh-lot-8a-cullen-6910-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=6910+Cullen+Blvd%2C+Houston%2C+TX+77021&destination=29.713614%2C-95.3486458&travelmode=driving","uhSource":"https://www.uh.edu/parking/parking-on-campus/visitor/"},"plans":"Test the 0.558-acre combined tract for a phased lodge/housing concept, parking, access and drainage after confirming both tracts, the existing lease and title conditions.","bottomLine":"Now a meaningful active land candidate at 0.558 acre, but the $595,000 ask, existing tenancy and land-value condition require careful feasibility and negotiation.","sourcesDate":"2026-09-22","slug":"cullen-6910","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=6910%20Cullen%20Blvd%2C%20Houston%2C%20TX%2077021&daddr=29.713614%2C-95.3486458&dirflg=d","scoreAssessment":{"confidence":"Low","killSwitch":"Requires investigation","categories":{"utility":{"score":14,"status":"Preliminary","rationale":"Facility and site utility received 14 of 50 points in the finalized Scoring Help assessment. Affordable and reasonably located, but the parcel severely limits lodge, parking, and expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":36,"status":"Preliminary","rationale":"Value and financial fit received 36 of 45 points in the finalized Scoring Help assessment. Affordable and reasonably located, but the parcel severely limits lodge, parking, and expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":29,"status":"Preliminary","rationale":"Location and UH proximity received 29 of 40 points in the finalized Scoring Help assessment. Affordable and reasonably located, but the parcel severely limits lodge, parking, and expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":5,"status":"Preliminary","rationale":"Long-term growth potential received 5 of 35 points in the finalized Scoring Help assessment. Affordable and reasonably located, but the parcel severely limits lodge, parking, and expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":3,"status":"Unverified","rationale":"Parking and access received 3 of 25 points in the finalized Scoring Help assessment. Affordable and reasonably located, but the parcel severely limits lodge, parking, and expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Affordable and reasonably located, but the parcel severely limits lodge, parking, and expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Affordable and reasonably located, but the parcel severely limits lodge, parking, and expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":8,"status":"Preliminary","rationale":"Development burden and readiness received 8 of 15 points in the finalized Scoring Help assessment. Affordable and reasonably located, but the parcel severely limits lodge, parking, and expansion.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"SOURCE REPORTED","route":"ESTIMATED","photos":"SOURCE REPORTED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"6910 Cullen Blvd, Houston, TX 77021","score":{"score":46,"rawScore":115,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Low","killSwitch":"Requires investigation","overrideCount":0}},{"id":"des-jardines-1330","address":"1330 Des Jardines St","city":"Houston, TX 77023","type":"Existing single-family residence","decision":"Conditional","price":524000,"priceChecked":"2026-09-21","parcel":"053-195-000-0009","lotAcres":0.35,"lotSqft":15246,"buildingSqft":3341,"yearBuilt":1948,"listingStatus":"Listed for sale on Zillow at the supplied asking price; reconfirm availability","mls":"84234201","mapPoint":{"lat":29.7262553,"lng":-95.3210743,"basis":"Google Maps address point; parcel boundaries pending"},"description":"A 1948 five-bedroom, three-bath home of approximately 3,341 square feet on 0.35 acre. The existing space is substantial for a residence, but 10+ legal residents, full-chapter functions and event parking are not established.","photos":[{"url":"https://photos.zillowstatic.com/fp/4f5a305218c7316387f516ed0ea8a301-cc_ft_960.jpg","caption":"Listing photo · source listing"}],"links":{"listing":"https://www.zillow.com/homedetails/1330-Des-Jardines-St-Houston-TX-77023/27818311_zpid/","gallery":"https://www.zillow.com/homedetails/1330-Des-Jardines-St-Houston-TX-77023/27818311_zpid/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Substantial existing home","state":"Preliminary","tone":"neutral","body":"The listing reports 5 bedrooms, 3 baths and 3,341 square feet, plus five covered parking spaces. That is useful existing value but does not establish fraternity occupancy or event capacity.","source":"Zillow / HAR listing","sourceUrl":"https://www.zillow.com/homedetails/1330-Des-Jardines-St-Houston-TX-77023/27818311_zpid/","next":"Obtain floor plans, inspections and an occupancy/life-safety review."},{"title":"Price and site tradeoff","state":"Known concern","tone":"caution","body":"The $549,000 ask exceeds the working acquisition preference and the 0.35-acre site limits additional parking and expansion.","source":"Zillow listing","sourceUrl":"https://www.zillow.com/homedetails/1330-Des-Jardines-St-Houston-TX-77023/27818311_zpid/","next":"Prepare renovation and operating budgets and a measured parking layout."},{"title":"Use and risk","state":"Unverified","tone":"unknown","body":"Recorded restrictions, group-living approval, assembly use, flood, condition and insurance remain unverified.","source":"Diligence pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Complete title, permit, fire, flood, insurance and property-condition review."}],"campus":{"building":"Tilman J. Fertitta Family College of Medicine · UH","mapLabel":"Tilman J. Fertitta Family College of Medicine · UH","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: Tilman J. Fertitta Family College of Medicine · UH. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"2.2 mi","time":"7 min observed","description":"Via Hwy 90 Alt W/Old Spanish Trl. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"2.2 mi","time":"7 min observed","description":"Via Hwy 90 Alt W/Old Spanish Trl. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"Tilman J. Fertitta Family College of Medicine, Houston, TX","point":{"lat":29.7114849,"lng":-95.3362253},"destinationKey":"uh-medicine-des-jardines-1330-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=1330+Des+Jardines+St%2C+Houston%2C+TX+77023&destination=Tilman+J.+Fertitta+Family+College+of+Medicine%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/medicine/"},"plans":"Test a residential conversion/expansion plan against legal occupancy, meeting space, parking, accessibility and fire requirements.","bottomLine":"One of the stronger existing-building options in this batch, but it exceeds the acquisition target and still needs proof of legal capacity and parking.","sourcesDate":"2026-09-21","slug":"des-jardines-1330","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=1330%20Des%20Jardines%20St%2C%20Houston%2C%20TX%2077023&daddr=29.7114849%2C-95.3362253&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":34,"status":"Preliminary","rationale":"Facility and site utility received 34 of 50 points in the finalized Scoring Help assessment. Existing-property option with low execution burden and decent site size, but high acquisition cost consumes most available capital.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":20,"status":"Preliminary","rationale":"Value and financial fit received 20 of 45 points in the finalized Scoring Help assessment. Existing-property option with low execution burden and decent site size, but high acquisition cost consumes most available capital.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":29,"status":"Preliminary","rationale":"Location and UH proximity received 29 of 40 points in the finalized Scoring Help assessment. Existing-property option with low execution burden and decent site size, but high acquisition cost consumes most available capital.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":15,"status":"Preliminary","rationale":"Long-term growth potential received 15 of 35 points in the finalized Scoring Help assessment. Existing-property option with low execution burden and decent site size, but high acquisition cost consumes most available capital.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":9,"status":"Unverified","rationale":"Parking and access received 9 of 25 points in the finalized Scoring Help assessment. Existing-property option with low execution burden and decent site size, but high acquisition cost consumes most available capital.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Existing-property option with low execution burden and decent site size, but high acquisition cost consumes most available capital.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Existing-property option with low execution burden and decent site size, but high acquisition cost consumes most available capital.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":13,"status":"Preliminary","rationale":"Development burden and readiness received 13 of 15 points in the finalized Scoring Help assessment. Existing-property option with low execution burden and decent site size, but high acquisition cost consumes most available capital.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNVERIFIED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"1330 Des Jardines St, Houston, TX 77023","score":{"score":56,"rawScore":140,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"des-jardines-0","address":"0 Des Jardines St","city":"Houston, TX 77023","type":"Vacant land","decision":"Conditional","price":115000,"priceChecked":"2026-09-21","parcel":"Pending HCAD/title confirmation","lotAcres":0.1148,"lotSqft":5000,"listingStatus":"Price and lot size supplied; direct listing link and active status still needed","mls":"Pending","mapPoint":{"lat":29.7199419,"lng":-95.3244701,"basis":"Approximate Google Maps result for a zero-number listing; exact parcel point pending"},"description":"A supplied 5,000-square-foot vacant land option on Des Jardines Street. It is individually too small for the complete program and is best treated as a possible assemblage component until exact parcel data is provided.","photos":[],"links":{"listing":"https://www.google.com/maps/search/?api=1&query=0+Des+Jardines+St%2C+Houston%2C+TX+77023","gallery":"https://www.google.com/maps/search/?api=1&query=0+Des+Jardines+St%2C+Houston%2C+TX+77023","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Source listing needed","state":"Incomplete","tone":"caution","body":"The $115,000 price and 5,000-square-foot area were supplied without a direct listing URL, MLS number or parcel account.","source":"User-supplied property list","sourceUrl":"https://hcad.org/quicksearch/","next":"Add the listing link and reconcile the exact legal parcel before relying on price or location."},{"title":"Assemblage-only scale","state":"Known constraint","tone":"risk","body":"A 5,000-square-foot lot cannot support the stated housing, lodge and parking program alone.","source":"Supplied lot size","sourceUrl":"https://hcad.org/quicksearch/","next":"Identify adjacent controllable parcels and test a combined layout."},{"title":"Use and risk","state":"Unverified","tone":"unknown","body":"Access, restrictions, utilities, flood, safety and insurance remain unverified.","source":"Diligence pending","sourceUrl":"https://msc.fema.gov/","next":"Complete title, civil, flood and insurance review after the parcel is identified."}],"campus":{"building":"Tilman J. Fertitta Family College of Medicine · UH","mapLabel":"Tilman J. Fertitta Family College of Medicine · UH","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: Tilman J. Fertitta Family College of Medicine · UH. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"1.8 mi","time":"5 min observed","description":"Via Lidstone St and Hwy 90 Alt W/Old Spanish Trl. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"1.8 mi","time":"5 min observed","description":"Via Lidstone St and Hwy 90 Alt W/Old Spanish Trl. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"Tilman J. Fertitta Family College of Medicine, Houston, TX","point":{"lat":29.7114849,"lng":-95.3362253},"destinationKey":"uh-medicine-des-jardines-0-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=0+Des+Jardines+St%2C+Houston%2C+TX+77023&destination=Tilman+J.+Fertitta+Family+College+of+Medicine%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://www.uh.edu/medicine/"},"plans":"Treat only as a potential assemblage component until exact parcel and listing details are documented.","bottomLine":"Not a standalone candidate; exact parcel identity, active availability and adjacent-land potential are the first gates.","sourcesDate":"2026-09-21","slug":"des-jardines-0","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=0%20Des%20Jardines%20St%2C%20Houston%2C%20TX%2077023&daddr=29.7114849%2C-95.3362253&dirflg=d","scoreAssessment":{"confidence":"Medium","killSwitch":"Requires investigation","categories":{"utility":{"score":14,"status":"Preliminary","rationale":"Facility and site utility received 14 of 50 points in the finalized Scoring Help assessment. Cheap and close to UH, but stronger as an assemblage opportunity than a standalone solution.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"value":{"score":36,"status":"Preliminary","rationale":"Value and financial fit received 36 of 45 points in the finalized Scoring Help assessment. Cheap and close to UH, but stronger as an assemblage opportunity than a standalone solution.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"location":{"score":33,"status":"Preliminary","rationale":"Location and UH proximity received 33 of 40 points in the finalized Scoring Help assessment. Cheap and close to UH, but stronger as an assemblage opportunity than a standalone solution.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"growth":{"score":5,"status":"Preliminary","rationale":"Long-term growth potential received 5 of 35 points in the finalized Scoring Help assessment. Cheap and close to UH, but stronger as an assemblage opportunity than a standalone solution.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"parking":{"score":3,"status":"Unverified","rationale":"Parking and access received 3 of 25 points in the finalized Scoring Help assessment. Cheap and close to UH, but stronger as an assemblage opportunity than a standalone solution.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"flood":{"score":10,"status":"Unverified","rationale":"Flood resilience received 10 of 20 points in the finalized Scoring Help assessment. Cheap and close to UH, but stronger as an assemblage opportunity than a standalone solution.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"safety":{"score":10,"status":"Preliminary","rationale":"Safety received 10 of 20 points in the finalized Scoring Help assessment. Cheap and close to UH, but stronger as an assemblage opportunity than a standalone solution.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."},"development":{"score":4,"status":"Preliminary","rationale":"Development burden and readiness received 4 of 15 points in the finalized Scoring Help assessment. Cheap and close to UH, but stronger as an assemblage opportunity than a standalone solution.","evidence":"Finalized Epsilon Xi Scoring Help assessment dated 2026-09-21; underlying property facts remain subject to the listed verification status."}}},"verification":{"listing":"UNVERIFIED","route":"ESTIMATED","photos":"UNKNOWN","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"0 Des Jardines St, Houston, TX 77023","score":{"score":46,"rawScore":115,"maxRawScore":250,"unverified":2,"preliminary":6,"verified":0,"totalCategories":8,"confidence":"Medium","killSwitch":"Requires investigation","overrideCount":0}},{"id":"wheeler-2517","address":"2517 Wheeler St","city":"Houston, TX 77004","type":"Retail / former funeral home · 2 stories","decision":"Conditional","price":549000,"priceChecked":"2026-09-22","parcel":"LoopNet reports parcel 0611510000012 · verify with HCAD/title","lotAcres":0.18,"lotSqft":7841,"listingStatus":"Active commercial offering · source reported by LoopNet; last updated Sep. 9, 2026","mls":"LoopNet 36740918","mapPoint":{"lat":29.7262252,"lng":-95.3693436,"basis":"Google Maps address result for 2517 Wheeler Ave; listing-address match should be confirmed"},"description":"A two-story, 3,751-square-foot Class C retail/former funeral-home building on approximately 0.18 acre near UH and TSU. LoopNet reports a 1958 construction date, 2021 renovation, 620-square-foot storage area, 77 feet of Wheeler Avenue frontage, owner-financing potential and flexible office, warehouse, medical, retail or residential concepts. Every proposed fraternity use remains subject to title, code, occupancy, parking and life-safety review.","photos":[{"url":"https://images1.loopnet.com/i2/RQ18yVN1Knw3ZUcxW6LqG8z1eesHxysmM8UkghT32C0/112/2517-Wheeler-St-Houston-TX-Building-Photo-1-HighDefinition.jpg","caption":"Listing photo 1"},{"url":"https://images1.loopnet.com/i2/ZaxTM42RA6ucBGB_Aq5AiyhnHCJeR3C20u-g4MU3blY/110/2517-Wheeler-St-Houston-TX-Building-Photo-2-Large.jpg","caption":"Listing photo 2"},{"url":"https://images1.loopnet.com/i2/E33S8mPCpooUMqt0c360aI5aoWIzA5uEZogB7_GDft0/110/2517-Wheeler-St-Houston-TX-Building-Photo-3-Large.jpg","caption":"Listing photo 3"},{"url":"https://images1.loopnet.com/i2/HYP524_nM-JAwuTci-ozLYuh73du2j809osGguZzOTM/110/2517-Wheeler-St-Houston-TX-Building-Photo-4-Large.jpg","caption":"Listing photo 4"},{"url":"https://images1.loopnet.com/i2/9brsbhHaz2o7Ou3GzPoow_Ukhn_UgjisjaCWWSf98w4/110/2517-Wheeler-St-Houston-TX-Building-Photo-5-Large.jpg","caption":"Listing photo 5"},{"url":"https://images1.loopnet.com/i2/hZHBKbtgjnbpvVz0bry1JIiZY56mHqb3h3bRT7B7qjA/110/2517-Wheeler-St-Houston-TX-Building-Photo-6-Large.jpg","caption":"Listing photo 6"},{"url":"https://images1.loopnet.com/i2/hKMUXrP4-ZwZ4lXC-ky8rI_cf8ntldQIgvdEqUB9deE/110/2517-Wheeler-St-Houston-TX-Building-Photo-7-Large.jpg","caption":"Listing photo 7"},{"url":"https://images1.loopnet.com/i2/T-0pX9skiqfd8w8srz6LTeESKaL3iK2D12QcdtzZBM8/110/2517-Wheeler-St-Houston-TX-Building-Photo-8-Large.jpg","caption":"Listing photo 8"},{"url":"https://images1.loopnet.com/i2/5GwdISTrbz6J_Ealvpp_hyOXV3FxGGtXPhdSt19-qfE/110/2517-Wheeler-St-Houston-TX-Building-Photo-9-Large.jpg","caption":"Listing photo 9"},{"url":"https://images1.loopnet.com/i2/6Hy95f2q4d0X2aevKDcxEf0wdPLETP0wXBxTmf1h36k/110/2517-Wheeler-St-Houston-TX-Building-Photo-10-Large.jpg","caption":"Listing photo 10"},{"url":"https://images1.loopnet.com/i2/Q9A3YBurqbFa0ogID11e5_bjIDlIhvzFDL_yc4Bvh8o/110/2517-Wheeler-St-Houston-TX-Building-Photo-11-Large.jpg","caption":"Listing photo 11"}],"links":{"listing":"https://www.loopnet.com/Listing/2517-Wheeler-St-Houston-TX/36740918/","gallery":"https://www.loopnet.com/Listing/2517-Wheeler-St-Houston-TX/36740918/","deeds":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","hcad":"https://hcad.org/quicksearch/","fema":"https://msc.fema.gov/","maapnext":"https://www.maapnext.org/","metro":"https://www.ridemetro.org/"},"findings":[{"title":"Commercial offering identified","state":"Source reported","tone":"neutral","body":"LoopNet reports a $549,000 asking price, 3,751-square-foot building, 0.18-acre lot, 1958 construction and 2021 renovation.","source":"LoopNet listing","sourceUrl":"https://www.loopnet.com/Listing/2517-Wheeler-St-Houston-TX/36740918/","next":"Obtain the offering documents, expense history, plans, permits and inspection records."},{"title":"Address match","state":"Verify","tone":"caution","body":"Google Maps resolves the location as 2517 Wheeler Avenue in 77004; the LoopNet title says Wheeler Street. The underlying parcel should be matched before reliance on the pin.","source":"Google Maps and supplied LoopNet URL","sourceUrl":"https://hcad.org/quicksearch/","next":"Confirm the HCAD account, legal description and correct situs address."},{"title":"Full feasibility","state":"Unverified","tone":"unknown","body":"Legal fraternity use, condition, resident capacity, chapter space, parking, flood, safety and insurance are all pending.","source":"Diligence pending","sourceUrl":"https://www.cclerk.hctx.net/applications/websearch/RP.aspx","next":"Complete title, permit, building, site, flood and insurance review after the offering is obtained."}],"campus":{"building":"Cougar Softball Stadium · Scott and Elgin","mapLabel":"Cougar Softball Stadium","confirmed":false,"route":"Closest practical drivable UH point selected from the campus edge: Cougar Softball Stadium · Scott and Elgin. Google Maps quickest-route snapshot recorded 21 Sep 2026.","routes":{"quickest":{"offPeak":{"distance":"1.6 mi","time":"5 min observed","description":"Via Ennis St and Elgin St. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}},"shortest":{"offPeak":{"distance":"1.6 mi","time":"5 min observed","description":"Via Ennis St and Elgin St. Fastest driving route displayed by Google Maps; observed 21 Sep 2026 and subject to traffic changes.","source":"Google Maps directions","date":"21 Sep 2026"}}},"destination":"Cougar Softball Stadium, 3100 Cullen Blvd, Houston, TX 77204","point":{"lat":29.7273013,"lng":-95.3491418},"destinationKey":"uh-softball-wheeler-2517-2026-09-21","mapsSource":"https://www.google.com/maps/dir/?api=1&origin=2517+Wheeler+St%2C+Houston%2C+TX&destination=Cougar+Softball+Stadium%2C+Houston%2C+TX&travelmode=driving","uhSource":"https://uhcougars.com/facilities/cougar-softball-stadium/6"},"plans":"Evaluate adaptive reuse for chapter, meeting and administrative functions, then test any residential component against code, fire/life-safety, parking and the limited 0.18-acre site.","bottomLine":"Excellent proximity and a usable existing building at $549,000, but the small site, former specialized use and unverified fraternity occupancy make professional building and legal review essential.","sourcesDate":"2026-09-22","slug":"wheeler-2517","googleRouteEmbed":"https://www.google.com/maps?output=embed&saddr=2517%20Wheeler%20St%2C%20Houston%2C%20TX%2077004&daddr=Cougar%20Softball%20Stadium%2C%20Houston%2C%20TX&dirflg=d","scoreAssessment":{"confidence":"Low","killSwitch":"Requires investigation","unscored":true,"categories":{"utility":{"score":0,"status":"Unverified","rationale":"Not scored in the finalized Scoring Help review.","evidence":"Complete an owner scoring review using the finalized eight-category rubric."},"value":{"score":0,"status":"Unverified","rationale":"Not scored in the finalized Scoring Help review.","evidence":"Complete an owner scoring review using the finalized eight-category rubric."},"location":{"score":0,"status":"Unverified","rationale":"Not scored in the finalized Scoring Help review.","evidence":"Complete an owner scoring review using the finalized eight-category rubric."},"growth":{"score":0,"status":"Unverified","rationale":"Not scored in the finalized Scoring Help review.","evidence":"Complete an owner scoring review using the finalized eight-category rubric."},"parking":{"score":0,"status":"Unverified","rationale":"Not scored in the finalized Scoring Help review.","evidence":"Complete an owner scoring review using the finalized eight-category rubric."},"flood":{"score":0,"status":"Unverified","rationale":"Not scored in the finalized Scoring Help review.","evidence":"Complete an owner scoring review using the finalized eight-category rubric."},"safety":{"score":0,"status":"Unverified","rationale":"Not scored in the finalized Scoring Help review.","evidence":"Complete an owner scoring review using the finalized eight-category rubric."},"development":{"score":0,"status":"Unverified","rationale":"Not scored in the finalized Scoring Help review.","evidence":"Complete an owner scoring review using the finalized eight-category rubric."}}},"verification":{"listing":"SOURCE REPORTED","route":"ESTIMATED","photos":"SOURCE REPORTED","flood":"UNKNOWN","deedRestrictions":"UNKNOWN","legalUse":"UNKNOWN","parking":"UNKNOWN","housingCapacity":"UNKNOWN"},"buildingSqft":3751,"yearBuilt":1958,"updatedAt":"2026-09-22T05:05:00Z","dataUpdatedAt":"2026-09-22T13:10:55.182Z","fullAddress":"2517 Wheeler St, Houston, TX 77004","score":{"score":null,"rawScore":null,"maxRawScore":250,"unverified":8,"preliminary":0,"verified":0,"totalCategories":8,"confidence":"Low","killSwitch":"Requires investigation","overrideCount":0}}]