330 Dorchester St · Houston, TX 77022

$279,999

2 bd · 1.0 ba · 877 sqft · MultiFamily public records · 30 Days on market

Built 1945 9,250 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Investment opportunity near Downtown! This multifamily property offers great potential for investors or owner-occupants looking to generate rental income. Front Unit: Features 2 bedrooms, 1 bathroom, a spacious living room, and kitchen area. The unit has laminate flooring throughout and offers solid bones with plenty of potential. Back Building has Two Additional Units: First Floor Unit featuring a living room, kitchen, and comfortable layout. Second Floor Unit: Similar size and layout as the downstairs unit, offering additional rental potential. The front unit is individually metered for gas and electricity. The two rear units share gas and electric service through a common meter. Water

Key facts

• Multifamily property
• Private entrance
• Shopping and dining

Tags

• INVESTMENT OPPORTUNITY
• MULTIFAMILY PROPERTY
• PRIVATE ENTRANCE
• ADDITIONAL RENTAL POTENTIAL
• EASY ACCESS TO MAJOR HIGHWAYS
• SHOPPING AND DINING

Property features AI

Exterior

• Parking: Paved
• Utilities: Electricity available; Natural gas available; Water available
• Home design: Residential income property
• Construction: Cement siding; Built in 1945; Composition roof
• Exterior features: Paved parking; Lot approximately 9,250 sq ft

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Window unit heating; Central air conditioning; Electric air conditioning; Window unit air conditioning
• Interior features: Laminate counters
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $276k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Burbank Middle (math 37% / reading 42%, grade F, #660 of 1,662 statewide, top 41%, 1,417 students, 96% FRL); Houston Math Science And Technology Center (math 9% / reading 21%, grade F, #1,507 of 1,632 statewide, top 93%, 2,779 students, 95% FRL) — zoned schools average 96% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 285 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $4,097/mo this rent would consume 93% of the median local household income ($53k/yr) (locally 1354% 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 + 4.5% rent growth), your $78k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,799 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.31%
• DSCR: 1.86
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.47% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.53×
• Total profit: $41,197
• Equity at exit: $41,749

10-year hold

• IRR: 23.0%
• Equity multiple: 3.11×
• Total profit: $165,666
• Equity at exit: $24,209

Cash invested: $78,400 (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 77022

• Home prices YoY: -33.2%
• Rents YoY: 4.5%
• Active inventory: 285
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $4,097 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$390 /mo · $4,684/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $1,261

Break-even live

Break-even rent $2,500

Max offer price $279,999

Occupancy floor 64%

Sensitivity live

Price	-10% $1,420	-5% $1,341	+0% $1,261	+5% $1,182	+10% $1,103
Rent	-10% $938	-5% $1,099	+0% $1,261	+5% $1,423	+10% $1,585
Rate	-1.0pp $1,402	-0.5pp $1,333	base $1,261	+0.5pp $1,189	+1.0pp $1,115

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,098
Total (3 units)			$4,097

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Bennington St Houston, TX	1.0	1.0	725	$850	$1.17	44d	1	0.33mi
58 Bennington St Houston, TX	1.0	1.0	725	$850	$1.17	19d	1	0.33mi
58 Bennington St Houston, TX	2.0	1.0	950	$950	$1.00	25d	1	0.33mi
207 Lindale St Unit 1316403P Houston, TX	2.0	1.0	1119	$3,187	$2.85	0d	1	0.33mi
6702 Fulton St Houston, TX	1.0	1.0	550	$750	$1.36	0d	1	0.34mi
139 Van Molan St Houston, TX	1.0	1.0	1056	$925	$0.88	44d	1	0.51mi
6918 Irvington Blvd Houston, TX	2.0	2.0	1100	$1,550	$1.41	44d	1	0.54mi
8185 Fulton St Houston, TX	2.0	2.0	924	$1,395	$1.51	25d	1	0.85mi
8210 Bauman Rd Houston, TX	2.0	2.0	852	$1,190	$1.40	44d	1	0.85mi
8216 Bauman Rd Houston, TX	1.0	1.0	661	$954	$1.44	44d	1	0.86mi
1690 North Loop Houston, TX	1.0–2.0	1.0–2.0	876	$2,269	$2.59	0d	42	0.89mi
74 Lyerly St Houston, TX	1.0–2.0	1.0–2.0	775	$1,211	$1.56	21d	5	0.96mi
8217 Fulton St Houston, TX	2.0–3.0	1.0	785	$930	$1.18	3d	6	0.98mi
8520 Madie Dr Houston, TX	1.0	1.0	661	$1,145	$1.73	23d	1	1.09mi
8520 Madie Dr Houston, TX	1.0	1.0	661	$1,160	$1.75	15d	1	1.09mi
8520 Madie Dr Houston, TX	2.0	2.0	924	$1,395	$1.51	21d	1	1.09mi
8520 Madie Dr Houston, TX	2.0	2.0	924	$1,395	$1.51	44d	1	1.09mi
8520 Madie Dr Unit 8577 Houston, TX	2.0	2.0	924	$1,291	$1.40	44d	1	1.12mi
8520 Madie Dr Unit 8594 Houston, TX	1.0	1.0	661	$1,169	$1.77	12d	1	1.12mi
8520 Madie Dr Unit AX1 Houston, TX	1.0	1.0	661	$1,145	$1.73	8d	1	1.12mi
8520 Madie Dr Unit 1047 Houston, TX	1.0	1.0	661	$1,169	$1.77	4d	1	1.12mi
8520 Madie Dr Unit 2047 Houston, TX	2.0	2.0	924	$1,345	$1.46	0d	1	1.12mi
8520 Madie Dr Unit 321 Houston, TX	1.0	1.0	661	$1,130	$1.71	8d	1	1.12mi
8520 Madie Dr Unit 8541 Houston, TX	1.0	1.0	661	$1,165	$1.76	15d	1	1.12mi
8520 Madie Dr Unit 422 Houston, TX	2.0	2.0	924	$1,320	$1.43	8d	1	1.12mi
8520 Madie Dr Unit 1174 Houston, TX	1.0	1.0	661	$1,160	$1.75	0d	1	1.12mi
8520 Madie Dr Unit 424 Houston, TX	2.0	2.0	924	$1,320	$1.43	6d	1	1.12mi
8520 Madie Dr Unit 2112 Houston, TX	2.0	2.0	924	$1,304	$1.41	0d	1	1.12mi
8520 Madie Dr Unit 2174 Houston, TX	2.0	2.0	924	$1,344	$1.45	12d	1	1.12mi
8520 Madie Dr Unit 1162 Houston, TX	1.0	1.0	661	$1,130	$1.71	6d	1	1.12mi
8520 Madie Dr Unit 1112 Houston, TX	1.0	1.0	661	$1,119	$1.69	0d	1	1.12mi
8526 Madie Dr Houston, TX	1.0	1.0	661	$1,145	$1.73	19d	1	1.13mi
8526 Madie Dr Houston, TX	1.0	1.0	661	$1,145	$1.73	44d	1	1.13mi
6869 Arto St Houston, TX	1.0–2.0	1.0	900	$950	$1.06	18d	6	1.15mi
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	44d	6	1.20mi
8855 McGallion Rd Houston, TX	1.0–2.0	1.0–2.0	751	$1,303	$1.73	16d	16	1.20mi
1617 Enid St Houston, TX	1.0–2.0	1.0–2.0	974	$2,417	$2.48	0d	54	1.21mi
2110 Melbourne St Unit 3 Houston, TX	2.0	1.0	825	$1,350	$1.64	25d	1	1.40mi
706 W Cavalcade St Houston, TX	1.0	1.0	746	$1,463	$1.96	44d	1	1.42mi
611 W Cavalcade St Houston, TX	1.0–2.0	1.0	775	$1,339	$1.73	3d	12	1.43mi

Listing history 12 events

1. 2026-06-15
   days on market $279,999 Pending 30 DOM
2. 2026-06-13
   days on market $279,999 Pending 28 DOM
3. 2026-06-10
   days on market $279,999 Pending 24 DOM
4. 2026-06-08
   days on market $279,999 Pending 23 DOM
5. 2026-06-07
   statusdays on market $279,999 Pending 22 DOM
6. 2026-06-04
   days on market $279,999 Active 19 DOM
7. 2026-06-02
   remarks 699-char remark
8. 2026-06-01
   days on market $279,999 Active 16 DOM
9. 2026-05-31
   days on market $279,999 Active 15 DOM
10. 2026-05-16
    listed $279,999 Active
11. 2004-07-26
    soldstatus
12. 1995-06-20
    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: $4,684 · $390/mo
• Projected year-2 tax: $5,124 · $427/mo
• Expected delta: +$440/yr (+$37/mo · 9.4%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,164
• − Mortgage interest: −$15,684
• − Property taxes: −$4,684
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,933
• − Management: −$3,933
• − Depreciation: −$8,145
• Taxable income: $11,385
• Est. tax owed @ 24.0%: −$2,732
• After-tax cash flow: $12,404/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): 25,805
• Household income: $52,739
• Rent vs Own: 49.6% rent · 50.4% own
• Severe rent burden: 1354.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 24% Black 19% White 7% Native American 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Romanian 1% Portuguese 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 40% English-only · Spanish 59%

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: ▼ -151.13%
• Current HPI: 304.3745
• Rent YoY: ▲ 4.47%
• 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

3 events — show timeline

• 2026-05-16 Listed $279,999 HARMLS
• 2004-07-26 Sold (Public Records) — Public Records
• 1995-06-20 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $4,684 · +5.6% YoY. Source: county tax records.