5118 Mallow St · Houston, TX 77033

$76,900

4 bd · 2.0 ba · 1,665 sqft · MultiFamily public records · 124 Days on market

Built 1960 3,421 sqft lot $46/sqft · 79% below area

---

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
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Prime Investment Opportunity Near NRG Stadium & Medical Center! Unlock the potential of this income-generating duplex nestled in one of Houston’s most sought-after locations—just minutes from NRG Stadium and the world-renowned Texas Medical Center. Whether you’re a seasoned investor or just entering the market, this property checks all the boxes: • Two spacious units ideal for short-term rentals, long-term tenants, or even house hacking. • Located in a high-demand rental area with year-round appeal from medical professionals, sports fans, and tourists alike. • Surrounded by rapid development and appreciating home values, making it a smart buy at a truly unbeatable price. • Easy access to major freeways, dining, shopping, and entertainment. Don’t miss your chance to own a property with strong rental upside and long-term growth in one of Houston’s most dynamic neighborhoods!

Key facts

• Long term growth
• Strong rental upside
• 3,421 sq ft lot

Tags

• INCOME GENERATING DUPLEX
• HIGH DEMAND RENTAL AREA
• EASY ACCESS TO MAJOR FREEWAYS
• STRONG RENTAL UPSIDE
• LONG TERM GROWTH

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $77k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $596/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.9% 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 fast (+5.5%/yr); 338 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,370/mo this rent would consume 75% of the median local household income ($38k/yr) (locally 1728% 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 $532 of loan paydown is wiped out by about $2k 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 + 5.5% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $12k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• 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 $67,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 3.08% ✓
• Cap rate: 24.90%
• Cash-on-cash: 66.47%
• DSCR: 3.96
• GRM: 2.7

CMA / ARV

• ARV (median comp): $360,156
• List price: $76,900
• Delta: -78.65%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5031 Mallow St	0.10mi	4/2.0	1,624 (-2%)	9mo	$269,000	$166	83
5111 Clover Street St	0.17mi	4/1.0	1,584 (-5%)	12mo	$99,900	$63	70

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 68.8%
• Equity multiple: 4.23×
• Total profit: $69,614
• Equity at exit: $11,466

10-year hold

• IRR: 73.7%
• Equity multiple: 9.58×
• Total profit: $184,773
• Equity at exit: $6,649

Cash invested: $21,532 (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 77033

• Home prices YoY: -16.3%
• Rents YoY: 5.5%
• Active inventory: 338
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,370 high
• Mortgage (P&I): −$403
• Tax from tax record: −$244 /mo · $2,932/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $1,193

Break-even live

Break-even rent $860

Max offer price $76,900

Occupancy floor 45%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,370
Total (2 units)			$2,370

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	43d	1	0.06mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	14d	1	0.20mi
4918 Wilmington St Unit A Houston, TX	3.0	3.0	1300	$2,100	$1.62	43d	1	0.38mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	24d	1	0.43mi
4810 Wilmington St Unit A Houston, TX	3.0	2.0	1165	$1,650	$1.42	43d	1	0.47mi
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	5d	1	0.48mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	12d	1	0.50mi
5623 Bellfort St Houston, TX	4.0	1.0	1320	$1,700	$1.29	15d	1	0.61mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	43d	1	0.62mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	24d	1	0.70mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	43d	1	0.77mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	43d	1	0.81mi
4835 Sunflower St Unit 1546466P Houston, TX	3.0	2.0	1883	$4,516	$2.40	15d	1	0.84mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	15d	1	0.85mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	24d	1	0.91mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	43d	1	0.95mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	0.96mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	43d	1	0.97mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	43d	1	1.04mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	43d	1	1.08mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	1.09mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	12d	1	1.09mi
5942 Ridgeway Dr Houston, TX	4.0	2.0	1490	$2,250	$1.51	43d	1	1.11mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	16d	1	1.12mi
5726 Waterford Dr Houston, TX	3.0	2.0	2000	$1,850	$0.93	10d	1	1.13mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	43d	1	1.27mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	20d	1	1.29mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	43d	1	1.32mi
4117 Shelby Cir Unit 1230900P Houston, TX	4.0	2.0	1367	$5,355	$3.92	2d	1	1.41mi
10902 Faircroft Dr Houston, TX	3.0	1.0	1308	$1,480	$1.13	43d	1	1.42mi
5426 Greylog Dr Houston, TX	3.0	2.0	1205	$1,750	$1.45	24d	1	1.43mi
3710 Rockingham St Houston, TX	3.0	2.0	1890	$1,700	$0.90	43d	1	1.45mi

Listing history 30 events

1. 2026-06-17
   statusdays on market $76,900 Pending 124 DOM
2. 2026-06-16
   days on market $76,900 Active 123 DOM
3. 2026-06-15
   days on market $76,900 Active 122 DOM
4. 2026-06-13
   days on market $76,900 Active 120 DOM
5. 2026-06-10
   days on market $76,900 Active 116 DOM
6. 2026-06-08
   days on market $76,900 Active 115 DOM
7. 2026-06-07
   pricedays on market $76,900 Active 114 DOM
8. 2026-06-04
   days on market $79,000 Active 111 DOM
9. 2026-06-01
   days on market $79,000 Active 108 DOM
10. 2026-05-31
    days on market $79,000 Active 107 DOM
11. 2026-05-06
    status Active 953-char remark

    Show marketing remark (953 chars)

    Prime Investment Opportunity Near NRG Stadium & Medical Center! Unlock the potential of this income-generating duplex nestled in one of Houston’s most sought-after locations—just minutes from NRG Stadium and the world-renowned Texas Medical Center. Whether you’re a seasoned investor or just entering the market, this property checks all the boxes: • Two spacious units ideal for short-term rentals, long-term tenants, or even house hacking. • Located in a high-demand rental area with year-round appeal from medical professionals, sports fans, and tourists alike. • Surrounded by rapid development and appreciating home values, making it a smart buy at a truly unbeatable price. • Easy access to major freeways, dining, shopping, and entertainment. Don’t miss your chance to own a property with strong rental upside and long-term growth in one of Houston’s most dynamic neighborhoods!

12. 2026-04-13
    status Pending 953-char remark

    Show marketing remark (953 chars)

    Prime Investment Opportunity Near NRG Stadium & Medical Center! Unlock the potential of this income-generating duplex nestled in one of Houston’s most sought-after locations—just minutes from NRG Stadium and the world-renowned Texas Medical Center. Whether you’re a seasoned investor or just entering the market, this property checks all the boxes: • Two spacious units ideal for short-term rentals, long-term tenants, or even house hacking. • Located in a high-demand rental area with year-round appeal from medical professionals, sports fans, and tourists alike. • Surrounded by rapid development and appreciating home values, making it a smart buy at a truly unbeatable price. • Easy access to major freeways, dining, shopping, and entertainment. Don’t miss your chance to own a property with strong rental upside and long-term growth in one of Houston’s most dynamic neighborhoods!

13. 2026-03-16
    price $79,000 953-char remark

    Show marketing remark (953 chars)

    Prime Investment Opportunity Near NRG Stadium & Medical Center! Unlock the potential of this income-generating duplex nestled in one of Houston’s most sought-after locations—just minutes from NRG Stadium and the world-renowned Texas Medical Center. Whether you’re a seasoned investor or just entering the market, this property checks all the boxes: • Two spacious units ideal for short-term rentals, long-term tenants, or even house hacking. • Located in a high-demand rental area with year-round appeal from medical professionals, sports fans, and tourists alike. • Surrounded by rapid development and appreciating home values, making it a smart buy at a truly unbeatable price. • Easy access to major freeways, dining, shopping, and entertainment. Don’t miss your chance to own a property with strong rental upside and long-term growth in one of Houston’s most dynamic neighborhoods!

14. 2026-01-21
    listed $89,000 Active 953-char remark

    Show marketing remark (953 chars)

    Prime Investment Opportunity Near NRG Stadium & Medical Center! Unlock the potential of this income-generating duplex nestled in one of Houston’s most sought-after locations—just minutes from NRG Stadium and the world-renowned Texas Medical Center. Whether you’re a seasoned investor or just entering the market, this property checks all the boxes: • Two spacious units ideal for short-term rentals, long-term tenants, or even house hacking. • Located in a high-demand rental area with year-round appeal from medical professionals, sports fans, and tourists alike. • Surrounded by rapid development and appreciating home values, making it a smart buy at a truly unbeatable price. • Easy access to major freeways, dining, shopping, and entertainment. Don’t miss your chance to own a property with strong rental upside and long-term growth in one of Houston’s most dynamic neighborhoods!

15. 2026-01-21
    historical

    Show marketing remark (953 chars)

    Prime Investment Opportunity Near NRG Stadium & Medical Center! Unlock the potential of this income-generating duplex nestled in one of Houston’s most sought-after locations—just minutes from NRG Stadium and the world-renowned Texas Medical Center. Whether you’re a seasoned investor or just entering the market, this property checks all the boxes: • Two spacious units ideal for short-term rentals, long-term tenants, or even house hacking. • Located in a high-demand rental area with year-round appeal from medical professionals, sports fans, and tourists alike. • Surrounded by rapid development and appreciating home values, making it a smart buy at a truly unbeatable price. • Easy access to major freeways, dining, shopping, and entertainment. Don’t miss your chance to own a property with strong rental upside and long-term growth in one of Houston’s most dynamic neighborhoods!

16. 2025-10-08
    price $89,000
17. 2025-07-25
    listed $99,000 Active
18. 2025-07-01
    price $109,000
19. 2018-12-20
    soldstatus Sold
20. 2018-11-29
    status Pending
21. 2018-11-21
    status Option Pending
22. 2018-11-19
    price $69,999
23. 2018-11-08
    price $75,000
24. 2018-09-07
    listed $80,000 Active
25. 2015-07-29
    soldstatus
26. 2011-01-24
    soldstatus
27. 2010-12-23
    soldstatus
28. 2010-10-12
    historical
29. 2010-06-30
    listed $35,950
30. 2007-04-03
    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: $2,932 · $244/mo
• Projected year-2 tax: $2,932 · $244/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,440
• − Mortgage interest: −$4,308
• − Property taxes: −$2,932
• − Insurance: −$384
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − Depreciation: −$2,237
• Taxable income: $14,029
• Est. tax owed @ 24.0%: −$3,367
• After-tax cash flow: $10,945/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): 29,154
• Household income: $38,071
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1728.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% Hispanic / Latino 43% Two or more races 17% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▼ -41.49%
• Current HPI: 212.6472
• Rent YoY: ▲ 5.45%
• 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

+119.7% since first listed

20 events — show timeline

• 2026-05-06 Relisted — HARMLS
• 2026-04-13 Pending — HARMLS
• 2026-03-16 Price Changed $79,000 HARMLS
• 2026-01-21 Listing Removed — HARMLS
• 2026-01-21 Listed $89,000 HARMLS
• 2025-10-08 Price Changed $89,000 HARMLS
• 2025-07-25 Listed $99,000 HARMLS
• 2025-07-01 Price Changed $109,000 HARMLS
• 2018-12-20 Sold (MLS) — HARMLS
• 2018-11-29 Pending — HARMLS
• 2018-11-21 Pending — HARMLS
• 2018-11-19 Price Changed $69,999 HARMLS
• 2018-11-08 Price Changed $75,000 HARMLS
• 2018-09-07 Listed $80,000 HARMLS
• 2015-07-29 Sold (Public Records) — Public Records
• 2011-01-24 Sold (Public Records) — Public Records
• 2010-12-23 Sold (MLS) — HARMLS
• 2010-10-12 Listing Removed — HARMLS
• 2010-06-30 Listed $35,950 HARMLS
• 2007-04-03 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,932 · +5.5% YoY. Source: county tax records.