4719 Mallow St · Houston, TX 77033

$467,999

4 bd · 5.0 ba · 2,524 sqft · MultiFamily public records · 26 Days on market

Built 2025 Good condition 3,889 sqft lot ↓ 5% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This stunning 2-bedroom, 2.5-bathroom (per side) duplex offers modern luxury in a prime location just minutes from HWY 288, Medical Center. Nestled within a gated community, each unit is thoughtfully designed with sleek black exterior windows, a single-car garage with an opener, and a keypad front door entry for added convenience. The open-concept layout features luxury vinyl flooring, quartz countertops, and stainless steel appliances, while the bathrooms showcase vessel sinks and beautiful custom tile work. With plenty of closet space and high-end finishes throughout, this duplex combines style and functionality. Whether you're looking for a primary residence or an income-generating inves

Key facts

• Gated community
• Quartz countertops
• Open-concept layout

Tags

• GATED COMMUNITY
• BLACK EXTERIOR WINDOWS
• KEYPAD FRONT DOOR ENTRY
• OPEN-CONCEPT LAYOUT
• LUXURY VINYL FLOORING
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Two total units (multi-unit property)

Exterior

• Utilities: Has heating; Has cooling
• Home design: Residential income property; New construction (builder: SLIC PROPERTY DEVELOPMENT); 2,748 total living area; Year built 2025
• Construction: Composition roof; Built in 2025
• Exterior features: Composition roof; Lot size about 3,889 square feet

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Disposal; Microwave

🏗️ New construction. The $467,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $471,924.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.5-bath units multifamily listed at $468k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $23 ($278/yr) — positive. Per door: $12/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $402k (14.1% below list).
• Recommended offer: $402k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.2% in Houston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodson School (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 572 students, 99% FRL); Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.5%/yr); 345 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $4,020/mo this rent would consume 127% of the median local household income ($38k/yr) (locally 1728% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($461k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $402,000 (14.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (median comp): $471,924
• List price: $467,999
• Delta: 0.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9032 Jutland Rd	0.27mi	4/2.0	2,616 (+4%)	5mo	$355,000	$136	65
4606 Mallow St	0.26mi	3/2.0 (-1)	2,442 (-3%)	2mo	$429,000	$176	64
4834 Higgins St Unit A and B	0.46mi	3/4.0 (-1)	2,559 (+1%)	10mo	$514,900	$201	59
4533 Larkspur St Unit A/B	0.31mi	3/2.0 (-1)	2,450 (-3%)	6mo	$500,000	$204	59
4902 Higgins St Unit A and B	0.48mi	3/2.0 (-1)	2,559 (+1%)	10mo	$514,900	$201	50
4358 Clover St	0.48mi	3/2.0 (-1)	2,663 (+6%)	10mo	$479,900	$180	43
8605 Amadwe St Unit A-B	0.56mi	3/3.0 (-1)	2,708 (+7%)	7mo	$485,000	$179	43
4337 Clover St Unit A-B	0.53mi	3/3.0 (-1)	2,700 (+7%)	9mo	$479,900	$178	43
4429 Aledo St	0.65mi	3/2.0 (-1)	2,700 (+7%)	6mo	$479,900	$178	36
5117 Briscoe St Unit A/B	0.73mi	3/3.0 (-1)	2,672 (+6%)	9mo	$505,000	$189	36
8201 Calhoun St Unit A/B	0.74mi	3/3.0 (-1)	2,250 (-11%)	5mo	$425,000	$189	30
8151 Glenhollow Dr	0.64mi	3/2.0 (-1)	2,877 (+14%)	3mo	$525,000	$182	27

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

Projected returns pro-forma

-3.0% appreciation · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.51×
• Total profit: $-64,851
• Equity at exit: $70,365

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-10,793
• Equity at exit: $40,803

Cash invested: $132,139 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77033

• Home prices YoY: -16.3%
• Rents YoY: 5.5%
• Active inventory: 345
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $4,020 high
• Mortgage (P&I): −$2,475
• Tax from tax record: −$481 /mo · $5,774/yr
• Insurance: −$197
• HOA: −$0
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $23

Break-even live

Break-even rent $3,991

Max offer price $471,924

Occupancy floor 94%

Sensitivity live

Price	-10% $290	-5% $157	+0% $23	+5% $-110	+10% $-244
Rent	-10% $-294	-5% $-136	+0% $23	+5% $182	+10% $341
Rate	-1.0pp $261	-0.5pp $143	base $23	+0.5pp $-99	+1.0pp $-224

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$4,020
Total (2 units)			$4,020

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $117,981
• Closing costs: $14,158
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	45d	1	0.29mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	14d	1	0.52mi
8606 Lee Otis St Houston, TX	4.0	2.5	1869	$1,975	$1.06	0d	1	0.60mi
4835 Sunflower St Unit 1546466P Houston, TX	3.0	2.0	1883	$4,516	$2.40	16d	1	0.69mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	18d	1	0.75mi
3710 Rockingham St Houston, TX	3.0	2.0	1890	$1,700	$0.90	45d	1	0.99mi
10217 Teneha Dr Houston, TX	4.0	3.0	3292	$2,100	$0.64	45d	1	1.03mi
5201 Kenilwood Dr Unit B Houston, TX	3.0	2.0	2442	$1,725	$0.71	15d	1	1.07mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	4d	1	1.31mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	45d	1	1.32mi
7339 Krueger Rd Houston, TX	3.0	2.0	2440	$1,900	$0.78	45d	1	1.38mi
5726 Waterford Dr Houston, TX	3.0	2.0	2000	$1,850	$0.93	12d	1	1.45mi

Listing history 29 events

1. 2026-06-21
   days on market $467,999 Active 26 DOM
2. 2026-06-18
   days on market $467,999 Active 23 DOM
3. 2026-06-17
   days on market $467,999 Active 22 DOM
4. 2026-06-16
   days on market $467,999 Active 21 DOM
5. 2026-06-15
   days on market $467,999 Active 20 DOM
6. 2026-06-13
   days on market $467,999 Active 18 DOM
7. 2026-06-09
   days on market $467,999 Active 14 DOM
8. 2026-06-08
   pricedays on market $467,999 Active 13 DOM
9. 2026-06-07
   days on market $475,000 Active 12 DOM
10. 2026-06-04
    days on market $475,000 Active 9 DOM
11. 2026-06-03
    days on market $475,000 Active 8 DOM
12. 2026-06-02
    days on market $475,000 Active 7 DOM
13. 2026-06-01
    days on market $475,000 Active 6 DOM
14. 2026-05-31
    days on market $475,000 Active 5 DOM
15. 2026-05-15
    price $475,000 1004-char remark
16. 2026-04-28
    listed $485,000 Active 1004-char remark
17. 2026-01-24
    historical
18. 2025-11-13
    listed $475,000 Active
19. 2025-11-11
    historical
20. 2025-08-01
    price $475,000
21. 2025-07-12
    price $485,000
22. 2025-07-07
    listed $495,000 Active
23. 2025-07-01
    historical
24. 2025-06-09
    listed $495,000 Active
25. 2025-06-09
    historical
26. 2025-05-12
    listed $495,000 Active
27. 2025-05-12
    historical
28. 2025-03-25
    listed $495,000 Active
29. 2023-05-30
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,774 · $481/mo
• Projected year-2 tax: $8,564 · $714/mo
• Expected delta: +$2,790/yr (+$233/mo · 48.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,240
• − Mortgage interest: −$26,435
• − Property taxes: −$5,774
• − Insurance: −$2,360
• − Repairs & maintenance: −$3,859
• − Management: −$3,859
• − Depreciation: −$13,729
• Taxable loss: −$7,776
• Est. tax savings @ 24.0%: +$1,866
• After-tax cash flow: $2,144/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This modern, well-maintained 2-bedroom, 2.5-bathroom duplex is move-in ready and offers a prime location with sleek finishes and high-end finishes throughout.

Value-add opportunities

• Both Painting the exterior windows black to match the kitchen cabinets. — Enhances the modern aesthetic and creates a cohesive look.
• Both Adding a smart thermostat to the HVAC system. — Improves energy efficiency and comfort for tenants.
• Both Upgrading the kitchen appliances to include a built-in wine cooler. — Attracts more renters and buyers who value modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior windows black to match the kitchen cabinets. — Enhances the modern aesthetic and creates a cohesive look. ↑
• Both Adding a smart thermostat to the HVAC system. — Improves energy efficiency and comfort for tenants. ↑
• Both Upgrading the kitchen appliances to include a built-in wine cooler. — Attracts more renters and buyers who value modern amenities. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 29,154
• Household income: $38,071
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1728.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% Hispanic / Latino 43% Two or more races 17% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 39%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.49%
• Current HPI: 212.6472
• Rent YoY: ▲ 5.45%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-5.5% since first listed

18 events — show timeline

• 2026-06-08 Price Changed $467,999 HARMLS
• 2026-05-26 Listing Removed — HARMLS
• 2026-05-26 Listed $475,000 HARMLS
• 2026-05-15 Price Changed $475,000 HARMLS
• 2026-04-28 Listed $485,000 HARMLS
• 2026-01-24 Listing Removed — HARMLS
• 2025-11-13 Listed $475,000 HARMLS
• 2025-11-11 Listing Removed — HARMLS
• 2025-08-01 Price Changed $475,000 HARMLS
• 2025-07-12 Price Changed $485,000 HARMLS
• 2025-07-07 Listed $495,000 HARMLS
• 2025-07-01 Listing Removed — HARMLS
• 2025-06-09 Listing Removed — HARMLS
• 2025-06-09 Listed $495,000 HARMLS
• 2025-05-12 Listing Removed — HARMLS
• 2025-05-12 Listed $495,000 HARMLS
• 2025-03-25 Listed $495,000 HARMLS
• 2023-05-30 Sold (Public Records) — Public Records

Property tax history

+72.3%/yr

Latest (2025): $5,774 · +366.8% YoY. Source: county tax records.