2705 Beatty St · Houston, TX 77023

$250,000

4 bd · 4.0 ba · 2,006 sqft · MultiFamily public records · 256 Days on market

Built 1949 5,500 sqft lot $125/sqft · 40% below area Est $416k · 40% under

---

Why this score? — see what drove the B+ grade

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

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

4 Unit property with possibility to be repaired and cash flow, multiple exit strategies for this property. 2 of the units are currently rented.

Key facts

• 5,500 sq ft lot
• Built 1949
• Listed 256 days

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $727/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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: schools D, crime F.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 170 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $5,972/mo this rent would consume 139% of the median local household income ($51k/yr) (locally 1311% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new 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: 2.39% ✓
• Cap rate: 20.26%
• Cash-on-cash: 49.86%
• DSCR: 3.22
• GRM: 3.5

CMA / ARV

• ARV (median comp): $415,792
• List price: $250,000
• Delta: -39.87%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.43% rent growth · sell at horizon

5-year hold

• IRR: 46.9%
• Equity multiple: 3.02×
• Total profit: $141,485
• Equity at exit: $37,276

10-year hold

• IRR: 52.4%
• Equity multiple: 5.98×
• Total profit: $348,510
• Equity at exit: $21,615

Cash invested: $70,000 (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 77023

• Rents YoY: 2.4%
• Active inventory: 170
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $5,972 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$394 /mo · $4,727/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,254
• Net cashflow: $2,909

Break-even live

Break-even rent $2,290

Max offer price $250,000

Occupancy floor 46%

Sensitivity live

Price	-10% $3,050	-5% $2,980	+0% $2,909	+5% $2,838	+10% $2,767
Rent	-10% $2,437	-5% $2,673	+0% $2,909	+5% $3,145	+10% $3,381
Rate	-1.0pp $3,035	-0.5pp $2,972	base $2,909	+0.5pp $2,844	+1.0pp $2,778

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$5,972
Total (4 units)			$5,972

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3810 Weslow St Unit A Houston, TX	3.0	2.0	1517	$1,399	$0.92	3d	1	0.97mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,199	$0.86	25d	1	1.34mi
1010 S Wayside Dr #101 Houston, TX	4.0	2.0	1400	$1,982	$1.42	45d	1	1.34mi
6301 Iron Rock St Houston, TX	5.0	3.0	1689	$2,099	$1.24	3d	1	1.45mi

Listing history 50 events

1. 2026-06-01
   days on market $250,000 Active 256 DOM
2. 2026-05-31
   days on market $250,000 Active 255 DOM
3. 2025-09-18
   listed $250,000 Active 143-char remark

   Show marketing remark (143 chars)

   4 Unit property with possibility to be repaired and cash flow, multiple exit strategies for this property. 2 of the units are currently rented.

4. 2025-07-29
   historical
5. 2025-07-16
   price $250,000
6. 2025-07-07
   listed $269,900 Active
7. 2025-05-31
   historical
8. 2025-01-27
   price $270,000
9. 2025-01-16
   historical $500
10. 2024-12-21
    listed $500
11. 2024-12-16
    listed $289,000 Active
12. 2024-12-14
    historical $500
13. 2024-12-14
    listed $500
14. 2024-03-28
    historical $500
15. 2024-01-26
    price $500
16. 2023-11-11
    price $650
17. 2023-11-10
    listed $700
18. 2023-10-12
    historical $700
19. 2023-09-03
    listed $700
20. 2023-05-31
    soldstatus
21. 2023-05-25
    soldstatus Sold
22. 2023-04-21
    status Pending
23. 2023-04-15
    status Active
24. 2023-03-01
    status Pending
25. 2023-02-20
    status Option Pending
26. 2023-02-09
    status Active
27. 2023-02-01
    status Option Pending
28. 2023-01-11
    price $255,000
29. 2022-12-28
    price $269,000
30. 2022-12-08
    price $279,000
31. 2022-11-22
    listed $285,000 Active
32. 2020-10-05
    soldstatus Sold
33. 2020-10-01
    soldstatus
34. 2020-07-29
    status Pending
35. 2020-07-20
    status Active
36. 2020-07-07
    status Pending
37. 2020-06-04
    price $199,000
38. 2020-05-18
    listed $229,000 Active
39. 2013-11-23
    historical
40. 2013-05-20
    listed $120,000 Active
41. 2013-05-02
    historical
42. 2013-02-09
    listed $120,000 Active
43. 2009-10-13
    soldstatus
44. 2009-10-07
    soldstatus
45. 2009-09-14
    listed $27,000
46. 2009-09-14
    historical
47. 2009-05-13
    historical
48. 2009-04-22
    historical
49. 2008-12-14
    listed $60,000
50. 2007-07-15
    listed $105,000

ⓘ 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: $4,727 · $394/mo
• Projected year-2 tax: $4,727 · $394/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 20 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: $71,664
• − Mortgage interest: −$14,004
• − Property taxes: −$4,727
• − Insurance: −$1,250
• − Repairs & maintenance: −$5,733
• − Management: −$5,733
• − Depreciation: −$7,273
• Taxable income: $32,944
• Est. tax owed @ 24.0%: −$7,907
• After-tax cash flow: $26,999/yr

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

Schools (NCES district)

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

Livability — Houston

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

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 24,281
• Household income: $51,430
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 1311.0

Population outlook (Harris County) Hauer SSP2

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

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 24% White 16% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 64% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 36% English-only · Spanish 62%

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: ▼ -162.09%
• Current HPI: 284.0587
• Rent YoY: ▲ 2.43%
• 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

+138.1% since first listed

50 events — show timeline

• 2025-09-18 Listed $250,000 HARMLS
• 2025-07-29 Listing Removed — HARMLS
• 2025-07-16 Price Changed $250,000 HARMLS
• 2025-07-07 Listed $269,900 HARMLS
• 2025-05-31 Listing Removed — HARMLS
• 2025-01-27 Price Changed $270,000 HARMLS
• 2025-01-16 Rental Removed $500 HARMLS
• 2024-12-21 Listed for Rent $500 HARMLS
• 2024-12-16 Listed $289,000 HARMLS
• 2024-12-14 Rental Removed $500 HARMLS
• 2024-12-14 Listed for Rent $500 HARMLS
• 2024-03-28 Rental Removed $500 APPFOLIO
• 2024-01-26 Price Changed $500 APPFOLIO
• 2023-11-11 Price Changed $650 APPFOLIO
• 2023-11-10 Listed for Rent $700 APPFOLIO
• 2023-10-12 Rental Removed $700 HARMLS
• 2023-09-03 Listed for Rent $700 HARMLS
• 2023-05-31 Sold (Public Records) — Public Records
• 2023-05-25 Sold (MLS) — HARMLS
• 2023-04-21 Pending — HARMLS
• 2023-04-15 Relisted — HARMLS
• 2023-03-01 Pending — HARMLS
• 2023-02-20 Pending — HARMLS
• 2023-02-09 Relisted — HARMLS
• 2023-02-01 Pending — HARMLS
• 2023-01-11 Price Changed $255,000 HARMLS
• 2022-12-28 Price Changed $269,000 HARMLS
• 2022-12-08 Price Changed $279,000 HARMLS
• 2022-11-22 Listed $285,000 HARMLS
• 2020-10-05 Sold (MLS) — HARMLS
• 2020-10-01 Sold (Public Records) — Public Records
• 2020-07-29 Pending — HARMLS
• 2020-07-20 Relisted — HARMLS
• 2020-07-07 Pending — HARMLS
• 2020-06-04 Price Changed $199,000 HARMLS
• 2020-05-18 Listed $229,000 HARMLS
• 2013-11-23 Listing Removed — HARMLS
• 2013-05-20 Listed $120,000 HARMLS
• 2013-05-02 Listing Removed — HARMLS
• 2013-02-09 Listed $120,000 HARMLS
• 2009-10-13 Sold (Public Records) — Public Records
• 2009-10-07 Sold (MLS) — HARMLS
• 2009-09-14 Listing Removed — HARMLS
• 2009-09-14 Listed $27,000 HARMLS
• 2009-05-13 Listing Removed — HARMLS
• 2009-04-22 Listing Removed — HARMLS
• 2008-12-14 Listed $60,000 HARMLS
• 2007-07-15 Listed $105,000 HARMLS
• 2006-02-21 Sold (Public Records) — Public Records
• 1998-03-27 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,727 · +1.5% YoY. Source: county tax records.