4502 Mallow Unit A, B St · Houston, TX 77051

$409,900

6 bd · 4.0 ba · 3,708 sqft · MultiFamily · 56 Days on market

Built 2007 Good condition 5,000 sqft lot $111/sqft · 12% below area Est $464k · 12% 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 +20.3/30.0
• ARV discount +12.8/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0

Multi-family units

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

Listing remarks

Welcome to this spacious and well-maintained duplex at 4502 Mallow, located in the heart of Houston. This attractive brick property features two separate units, Unit A and Unit B, each offering 3 bedrooms and 2 full bathrooms—ideal for homeowners or investors seeking strong rental potential. The interiors showcase tile flooring on the first floor and carpet upstairs, with an open and inviting living area filled with natural light. Generously sized bedrooms provide comfort and privacy for all occupants. Conveniently located near major highways, shopping, dining, and entertainment, this property offers both comfort and accessibility. Whether you’re looking to live in one unit and

Key facts

• Spacious duplex
• Brick property
• Natural light

Tags

• SPACIOUS DUPLEX
• BRICK PROPERTY
• TILE FLOORING
• OPEN LIVING AREA
• NATURAL LIGHT
• GENEROUSLY SIZED BEDROOMS

Property features AI

Exterior

• Parking: Garage with automatic garage door opener
• Security: Fire alarm
• Utilities: Electric cooling and heating
• Home design: Residential income property; Built in 2007
• Construction: Brick construction; Composition roof
• Exterior features: Patio; Partial fencing; Fire alarm

Interior

• Bedrooms: Two 1-bedroom units
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Dishwasher; Disposal; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $410k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive. Per door: $261/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $410k).
• Recommended offer: $398k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Bastian El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 648 students, 99% FRL); Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 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 (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 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 (+4.8%/yr); 321 active listings in the ZIP; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $41k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.8% rent growth), your $115k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($398k) 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 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $397,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $464,444
• List price: $409,900
• Delta: -11.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4429 Sterling St Unit A and B	0.65mi	6/—	3,530 (-5%)	6mo	$527,000	$149	57
8718 Scott St Unit A B	0.65mi	6/4.0	3,440 (-7%)	10mo	$399,000	$116	49
4118 Maggie St	0.44mi	6/2.0	3,367 (-9%)	15mo	$479,900	$143	44
4681 Bellfort St	0.73mi	6/3.0	3,664 (-1%)	24mo	$595,000	$162	40
8449 Jutland Rd Unit A/B	0.72mi	6/2.0	3,189 (-14%)	20mo	$548,800	$172	18

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.30×
• Total profit: $264,223
• Equity at exit: $369,270

10-year hold

• IRR: 25.7%
• Equity multiple: 7.70×
• Total profit: $768,875
• Equity at exit: $796,346

Cash invested: $114,772 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 321
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $4,246 high
• Mortgage (P&I): −$2,150
• Tax est. 1.5%: −$512 /mo · $6,148/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$892
• Net cashflow: $522

Break-even live

Break-even rent $3,586

Max offer price $409,900

Occupancy floor 83%

Sensitivity live

Price	-10% $805	-5% $663	+0% $522	+5% $380	+10% $238
Rent	-10% $186	-5% $354	+0% $522	+5% $689	+10% $857
Rate	-1.0pp $728	-0.5pp $626	base $522	+0.5pp $415	+1.0pp $307

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,246
Total (2 units)			$4,246

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $409,900 Active 56 DOM
2. 2026-06-18
   days on market $409,900 Active 53 DOM
3. 2026-06-17
   days on market $409,900 Active 52 DOM
4. 2026-06-16
   days on market $409,900 Active 51 DOM
5. 2026-06-15
   days on market $409,900 Active 50 DOM
6. 2026-06-13
   days on market $409,900 Active 48 DOM
7. 2026-06-10
   days on market $409,900 Active 44 DOM
8. 2026-06-08
   days on market $409,900 Active 43 DOM
9. 2026-06-07
   days on market $409,900 Active 42 DOM
10. 2026-06-04
    statusdays on market $409,900 Active 39 DOM
11. 2026-06-01
    days on market $409,900 Pending 36 DOM
12. 2026-05-31
    days on market $409,900 Pending 35 DOM
13. 2026-04-26
    listed $409,900 Active 804-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥109°F today · 16 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: $50,952
• − Mortgage interest: −$22,961
• − Property taxes: −$6,148
• − Insurance: −$2,050
• − Repairs & maintenance: −$4,076
• − Management: −$4,076
• − Depreciation: −$11,924
• Taxable loss: −$283
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $6,327/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 · 2 photos

Good 75/100 Cosmetic rehab

This well-maintained and spacious duplex is ready for immediate occupancy and offers strong rental potential.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and property value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New windows and doors — Enhances energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New windows and doors — Enhances energy efficiency and curb appeal ↑

ⓘ 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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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 Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

• 2026-06-03 Relisted — HARMLS
• 2026-05-29 Pending — HARMLS
• 2026-04-26 Listed $409,900 HARMLS