9821 Turnbow St Unit AB · Houston, TX 77029

$395,000

6 bd · 4.0 ba · 2,280 sqft · MultiFamily · 36 Days on market

Built 2026 Good condition 5,000 sqft lot $173/sqft · 5% above area Est $375k · 5% over

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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).

• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• ARV discount +5.1/15.0
• Condition / age +4.2/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0

Multi-family units

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

Listing remarks MLS

Cross Builds delivers modern living and smart investing with this beautifully designed new construction duplex at 9821 Turnbow Street, Units A & B. Each unit features 3 spacious bedrooms and 2 bathrooms, thoughtfully laid out to maximize space, comfort, and functionality. Abundant natural light fills each home, highlighting the contemporary design and quality finishes throughout. This striking multi-family property is built by the same trusted builder behind 9804, 9806, & 9808 Pelsey Street, known for quality craftsmanship and well-executed designs. The updated floor plan offers a fresh take on duplex living, perfect for an owner-occupant or an investor seeking a strong addition to their portfolio. Rich in modern features and designed with today's buyer in mind, this property is move-in ready and built for long-term value. Conveniently located with easy access to surrounding amenities, this duplex presents an exceptional opportunity in a growing area.

Key facts

• Updated floor plan
• Move-in ready
• Contemporary design

Tags

• NEW CONSTRUCTION DUPLEX
• ABUNDANT NATURAL LIGHT
• CONTEMPORARY DESIGN
• QUALITY FINISHES
• UPDATED FLOOR PLAN
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $395k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative. Per door: $-160/mo.
• To cash-flow at today's rent, offer at most $349k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (22.8% below list).
• Recommended offer: $305k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: crime F.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pyburn El (math 38% / reading 35%, grade F, #1,883 of 4,322 statewide, top 44%, 461 students, 90% FRL); Woodland Acres Middle (math 35% / reading 34%, grade F, #858 of 1,662 statewide, top 54%, 603 students, 85% FRL); Galena Park H S (math 37% / reading 36%, grade F, #924 of 1,632 statewide, top 57%, 1,914 students, 87% FRL).
• Market conditions: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,051/mo this rent would consume 76% of the median local household income ($48k/yr) (locally 457% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 2 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 $305,100 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $374,854
• List price: $395,000
• Delta: 5.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Clearwater AB St	0.57mi	6/2.0	2,368 (+4%)	12mo	$369,900	$156	49
407 Clearwater AB St	0.57mi	6/2.0	2,368 (+4%)	12mo	$369,900	$156	49
9715 Stedman	0.15mi	6/2.0	2,000 (-12%)	20mo	$375,000	$188	48
328 Clearwater AB St	0.60mi	6/2.0	2,368 (+4%)	13mo	$369,900	$156	47
330 Clearwater AB St	0.60mi	6/2.0	2,368 (+4%)	13mo	$369,900	$156	47

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.76×
• Total profit: $194,827
• Equity at exit: $355,847

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $589,824
• Equity at exit: $767,398

Cash invested: $110,600 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 154
• Price-to-rent: 21.6×

Monthly cashflow live

• Estimated rent: $3,051 high
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $-319

Break-even live

Break-even rent $3,455

Max offer price $348,773

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-183	+0% $-319	+5% $-456	+10% $-592
Rent	-10% $-560	-5% $-440	+0% $-319	+5% $-199	+10% $-78
Rate	-1.0pp $-121	-0.5pp $-219	base $-319	+0.5pp $-422	+1.0pp $-526

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,050
Total (2 units)			$3,051

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Armstrong St Houston, TX	5.0	2.0	1900	$2,000	$1.05	45d	1	1.02mi

Listing history 4 events

1. 2026-05-13
   status Pending 973-char remark

   Show marketing remark (973 chars)

   Cross Builds delivers modern living and smart investing with this beautifully designed new construction duplex at 9821 Turnbow Street, Units A & B. Each unit features 3 spacious bedrooms and 2 bathrooms, thoughtfully laid out to maximize space, comfort, and functionality. Abundant natural light fills each home, highlighting the contemporary design and quality finishes throughout. This striking multi-family property is built by the same trusted builder behind 9804, 9806, & 9808 Pelsey Street, known for quality craftsmanship and well-executed designs. The updated floor plan offers a fresh take on duplex living, perfect for an owner-occupant or an investor seeking a strong addition to their portfolio. Rich in modern features and designed with today's buyer in mind, this property is move-in ready and built for long-term value. Conveniently located with easy access to surrounding amenities, this duplex presents an exceptional opportunity in a growing area.

2. 2026-04-22
   status Active 973-char remark

   Show marketing remark (973 chars)

   Cross Builds delivers modern living and smart investing with this beautifully designed new construction duplex at 9821 Turnbow Street, Units A & B. Each unit features 3 spacious bedrooms and 2 bathrooms, thoughtfully laid out to maximize space, comfort, and functionality. Abundant natural light fills each home, highlighting the contemporary design and quality finishes throughout. This striking multi-family property is built by the same trusted builder behind 9804, 9806, & 9808 Pelsey Street, known for quality craftsmanship and well-executed designs. The updated floor plan offers a fresh take on duplex living, perfect for an owner-occupant or an investor seeking a strong addition to their portfolio. Rich in modern features and designed with today's buyer in mind, this property is move-in ready and built for long-term value. Conveniently located with easy access to surrounding amenities, this duplex presents an exceptional opportunity in a growing area.

3. 2026-03-20
   status Pending 973-char remark

   Show marketing remark (973 chars)

   Cross Builds delivers modern living and smart investing with this beautifully designed new construction duplex at 9821 Turnbow Street, Units A & B. Each unit features 3 spacious bedrooms and 2 bathrooms, thoughtfully laid out to maximize space, comfort, and functionality. Abundant natural light fills each home, highlighting the contemporary design and quality finishes throughout. This striking multi-family property is built by the same trusted builder behind 9804, 9806, & 9808 Pelsey Street, known for quality craftsmanship and well-executed designs. The updated floor plan offers a fresh take on duplex living, perfect for an owner-occupant or an investor seeking a strong addition to their portfolio. Rich in modern features and designed with today's buyer in mind, this property is move-in ready and built for long-term value. Conveniently located with easy access to surrounding amenities, this duplex presents an exceptional opportunity in a growing area.

4. 2026-03-13
   listed $395,000 Active 973-char remark

   Show marketing remark (973 chars)

   Cross Builds delivers modern living and smart investing with this beautifully designed new construction duplex at 9821 Turnbow Street, Units A & B. Each unit features 3 spacious bedrooms and 2 bathrooms, thoughtfully laid out to maximize space, comfort, and functionality. Abundant natural light fills each home, highlighting the contemporary design and quality finishes throughout. This striking multi-family property is built by the same trusted builder behind 9804, 9806, & 9808 Pelsey Street, known for quality craftsmanship and well-executed designs. The updated floor plan offers a fresh take on duplex living, perfect for an owner-occupant or an investor seeking a strong addition to their portfolio. Rich in modern features and designed with today's buyer in mind, this property is move-in ready and built for long-term value. Conveniently located with easy access to surrounding amenities, this duplex presents an exceptional opportunity in a growing area.

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,612
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,929
• − Management: −$2,929
• − Depreciation: −$11,491
• Taxable loss: −$10,763
• Est. tax savings @ 24.0%: +$2,583
• After-tax cash flow: $-1,250/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 · 7 photos

Good 85/100 None rehab

This modern, well-maintained multi-family property is ready for immediate occupancy and can be enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can attract tech-savvy buyers and renters, increasing both value types.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can attract tech-savvy buyers and renters, increasing both value types. ↑

ⓘ 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: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 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): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

4 events — show timeline

• 2026-05-13 Pending — HARMLS
• 2026-04-22 Relisted — HARMLS
• 2026-03-20 Pending — HARMLS
• 2026-03-13 Listed $395,000 HARMLS