2326 Wavell St Unit A/B · Houston, TX 77088

$104,900

None bd · None ba · 2,467 sqft · MultiFamily · 14 Days on market

Good condition 3,720 sqft lot

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

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

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• 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

BEAUTIFUL LOT for a Beautiful Duplex (lot only) PRICE INCLUDES ALL PLANS AND PERMITS CITY-APPROVED READY TO GO, BE YOUR OWN BUILDER, KEEP THE EQUITY, one unit to live in and one for rental income, OR expand your investments with TWO rental incomes. Great for savvy or beginner investor. Building cost estimate available SAVE TIME AND MONEY! buy it today and break ground tomorrow! bring your builder or a preferred builder is ready to go, architecturally design to maximize space and minimize building cost. Many new builds in the area, this area has much potential. Envision the possibilities and investment potential. Lot value with all plans and permits included. Survey on file. BUILD yourself e

Key facts

• Lot is clear
• City approved
• Lot value

Tags

• CITY APPROVED
• BUILDING COST ESTIMATE
• LOT VALUE
• LOT IS CLEAR

Property features AI

Finance

• Financial info: Annual property tax noted ($1,226 for 2025)

Exterior

• Utilities: Electric service
• Home design: Residential income property
• Construction: Building area approximately 2,467 square feet
• Exterior features: Shingle and wood roof; Lot area approximately 3,720 square feet

Interior

• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Property configured as residential income with two total units

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $105k).
• Cap rate 30.1% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anderson Academy (math 18% / reading 16%, grade F, #3,836 of 4,322 statewide, top 91%, 677 students, 94% FRL); Drew Academy (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 382 students, 91% FRL); Carver H S For Applied Tech/Engineering/Arts (math 25% / reading 32%, grade F, #1,157 of 1,632 statewide, top 72%, 755 students, 86% FRL).
• Market conditions: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,548/mo this rent would consume 78% of the median local household income ($54k/yr) (locally 2294% 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 $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,900

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. 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.
7. 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.
8. 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: 3.38% ✓
• Cap rate: 30.06%
• Cash-on-cash: 84.90%
• DSCR: 4.78
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $448,994
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2322 Wavell St	0.02mi	3/2.0	2,300 (-7%)	11mo	$435,000	$189	79
8421 Venus St Unit A B	0.50mi	3/2.0	2,738 (+11%)	4mo	$445,000	$163	55
8101 Venus St	0.71mi	3/2.0	2,310 (-6%)	5mo	$419,990	$182	52
8021 Carver Rd	0.70mi	6/4.0	2,640 (+7%)	8mo	$469,777	$178	49
8418 Observatory St	0.45mi	6/2.0	2,774 (+12%)	19mo	$485,000	$175	42
9523 Willow St	0.67mi	3/3.0	2,764 (+12%)	9mo	$519,000	$188	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 81.9%
• Equity multiple: 4.58×
• Total profit: $105,005
• Equity at exit: $15,641

10-year hold

• IRR: 84.5%
• Equity multiple: 8.55×
• Total profit: $221,889
• Equity at exit: $9,070

Cash invested: $29,372 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,548 high
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $2,078

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,548
Total (2 units)			$3,548

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8822 Woodcamp Dr Houston, TX	3.0	2.5	1687	$1,740	$1.03	5d	1	0.74mi
7628 Inwood Hills Ln Houston, TX	3.0	3.0	1768	$2,500	$1.41	44d	1	0.97mi
7517 Hezekiah Ln Houston, TX	3.0	3.0	3044	$2,100	$0.69	44d	1	0.99mi
7504 Carver Rd Houston, TX	3.0	2.5	1694	$2,500	$1.48	5d	1	1.02mi
7008 Emma Lou St Houston, TX	3.0	2.5	1610	$3,000	$1.86	19d	1	1.41mi

Listing history 10 events

1. 2026-06-18
   days on market $104,900 Active 14 DOM
2. 2026-06-17
   days on market $104,900 Active 13 DOM
3. 2026-06-16
   days on market $104,900 Active 12 DOM
4. 2026-06-15
   days on market $104,900 Active 11 DOM
5. 2026-06-13
   days on market $104,900 Active 9 DOM
6. 2026-06-13
   days on market $104,900 Active 8 DOM
7. 2026-06-09
   days on market $104,900 Active 5 DOM
8. 2026-06-08
   days on market $104,900 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $104,900 Active 3 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,576
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$3,406
• − Management: −$3,406
• − Depreciation: −$3,052
• Taxable income: $24,738
• Est. tax owed @ 24.0%: −$5,937
• After-tax cash flow: $18,999/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.

Condition & rehab AI · 4 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with minimal repairs needed. It offers a great opportunity for investors to either move in or rent out the units. The property is ready to go with all plans and permits included, making it a savvy investment.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value.
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and attract potential buyers.
• Resale Interior updates (paint, minor repairs) — Fresh paint and minor repairs can make the interior more appealing to potential buyers.
• Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and reduce maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and attract potential buyers. ↑
• Resale Interior updates (paint, minor repairs) — Fresh paint and minor repairs can make the interior more appealing to potential buyers. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and reduce maintenance costs. ↑

ⓘ 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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

Population outlook (Harris County) Hauer SSP2

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

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

1 event — show timeline

• 2026-06-04 Listed $104,900 HARMLS