Property review · griggs-3629
Houston, TX 77021 · Existing structure · marketed as land · Conditional
Listing: Listed for sale in the cited listing; reconfirm before any action. Verification: UNVERIFIED listing; ESTIMATED route; UNKNOWN flood; UNKNOWN legal use.
Closest practical point: UH Lot 8A · Cullen Boulevard entrance
Quickest observed drive: 1.3 mi · 4 min observed
Peak weekday: 1.3 mi · typically 4–6 min
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.
Google Maps directions · checked 16 Sep 2026
Open live directions ↗Source listing ↗Source gallery ↗
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.
Building: UNKNOWN sq ft · Year built: UNKNOWN — research pending · Beds/baths: UNKNOWN — research pending / UNKNOWN — research pending
Parking, housing, chapter/event capacity: UNKNOWN parking; UNKNOWN housing. Read the findings below; no legal capacity is inferred.
Potential plan: 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.
Overall view: 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.
Flood: UNKNOWN; FEMA and Harris County status must be checked by parcel. Flood-insurance quote: UNKNOWN.
Deed/HOA restrictions: UNKNOWN; fraternity residential/assembly use: UNKNOWN.
Transit: UNKNOWN — review listing notes and METRO source. Safety: Site-specific assessment not established unless recorded below.
Location pin: 29.7061166, -95.3622282 (Approximate listing map center (Redfin); survey placement pending).
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.
Next: Obtain the title commitment and all recorded restrictions; have counsel review them and submit the proposed uses to permitting staff.
Source: Listing details View source ↗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.
Next: Confirm area by survey and commission a concept site plan only if use restrictions permit the program.
Source: Listing details View source ↗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.
Next: Check effective FEMA panel, Harris County draft map, local drainage and prior losses; obtain property and flood insurance indications.
Source: FEMA and MAAPnext checks pending View source ↗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.
Next: Measure walks to stops and actual service; review local incident data and visit at relevant times.
Source: METRO and site review pending View source ↗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.
Next: Resolve title/probate and lawful use first, then compare sold parcels and obtain a full project budget.
Source: Listing details View source ↗Owner diligence statuses and private notes are available in the interactive review; the public page presents the source-backed findings above.
The eight-category model totals 250 raw points and is normalized to 100. Unknown evidence lowers confidence and does not override a feasibility barrier.
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 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 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.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 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 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 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 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.