7446 Weyburn St · Houston, TX 77028

$232,999

6 bd · 4.0 ba · 2,418 sqft · MultiFamily public records · 59 Days on market

Built 2006 8,320 sqft lot $96/sqft · 40% below area Est $385k · 40% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +7.6/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Multi-family units

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

Listing remarks MLS

Excellent investment opportunity! This duplex features two spacious 3-bedroom, 2-bathroom units, each offering comfortable layouts and strong rental appeal. Both units are currently tenant-occupied. Each side offers functional living spaces, well-sized bedrooms, and private amenities suited for long-term tenancy.Property is being sold as-is.

Key facts

• 8,320 sq ft lot
• Built 2006
• Listed 59 days

🏷️ Possibly a rental listed for sale. The $232,999 price doesn't fit this home's estimated sale value (~$385,309) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $233k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive. Per door: $473/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $233k).
• Recommended offer: $226k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 soft (-1.6%/yr); 353 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,467/mo this rent would consume 108% of the median local household income ($38k/yr) (locally 1177% 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 $14k of equity ($2k loan paydown + $12k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $65k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $226,009 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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: 1.49% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.38%
• DSCR: 1.77
• GRM: 5.6

CMA / ARV

• ARV (median comp): $385,309
• List price: $232,999
• Delta: -39.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7504 Laura Koppe Rd Unit A and B	0.26mi	6/—	2,473 (+2%)	10mo	$390,000	$158	76
8705 Westcott Rd Unit A	0.55mi	6/4.0	2,550 (+6%)	15mo	$395,990	$155	52
9024 Sherbourne St	0.55mi	6/2.0	2,332 (-4%)	17mo	$410,000	$176	46
8707 Westcott Rd Unit A/B	0.55mi	6/3.0	2,772 (+15%)	14mo	$122,500	$44	34
8711 Westcott Rd Unit A/B	0.54mi	6/2.0	2,772 (+15%)	14mo	$122,500	$44	31
8709 Westcott Rd Unit A/B	0.55mi	6/2.0	2,772 (+15%)	14mo	$122,500	$44	31

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.64×
• Total profit: $107,175
• Equity at exit: $135,519

10-year hold

• IRR: 23.8%
• Equity multiple: 4.88×
• Total profit: $253,422
• Equity at exit: $236,818

Cash invested: $65,240 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 353
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,467 high
• Mortgage (P&I): −$1,222
• Tax from tax record: −$475 /mo · $5,698/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $945

Break-even live

Break-even rent $2,271

Max offer price $232,999

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,466
Total (2 units)			$3,467

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8117 Richland Dr Houston, TX	5.0	2.0	1671	$1,983	$1.19	2d	1	0.89mi

Listing history 45 events

1. 2026-06-18
   days on market $232,999 Active 59 DOM
2. 2026-06-17
   days on market $232,999 Active 58 DOM
3. 2026-06-16
   days on market $232,999 Active 57 DOM
4. 2026-06-15
   days on market $232,999 Active 56 DOM
5. 2026-06-13
   days on market $232,999 Active 54 DOM
6. 2026-06-10
   days on market $232,999 Active 50 DOM
7. 2026-06-08
   days on market $232,999 Active 49 DOM
8. 2026-06-07
   pricedays on market $232,999 Active 48 DOM
9. 2026-06-04
   days on market $242,999 Active 45 DOM
10. 2026-06-01
    days on market $242,999 Active 42 DOM
11. 2026-05-31
    days on market $242,999 Active 41 DOM
12. 2026-04-20
    listed $249,999 Active 343-char remark

    Show marketing remark (343 chars)

    Excellent investment opportunity! This duplex features two spacious 3-bedroom, 2-bathroom units, each offering comfortable layouts and strong rental appeal. Both units are currently tenant-occupied. Each side offers functional living spaces, well-sized bedrooms, and private amenities suited for long-term tenancy.Property is being sold as-is.

13. 2022-03-04
    soldstatus
14. 2021-10-20
    soldstatus
15. 2021-07-28
    soldstatus
16. 2021-07-23
    soldstatus Sold 388-char remark

    Show marketing remark (388 chars)

    This duplex is rented and producing income! Investors this is a fantastic opportunity in a hot rental market. Owner has several rental properties available. Please have your real estate agent message me for a list of all properties and monthly rates. Drive by showings ONLY at this time. Home is tenant occupied, do NOT disturb tenants. Owner will allow showings during the option period.

17. 2021-06-27
    status Pending 388-char remark

    Show marketing remark (388 chars)

    This duplex is rented and producing income! Investors this is a fantastic opportunity in a hot rental market. Owner has several rental properties available. Please have your real estate agent message me for a list of all properties and monthly rates. Drive by showings ONLY at this time. Home is tenant occupied, do NOT disturb tenants. Owner will allow showings during the option period.

18. 2021-06-16
    status Option Pending 388-char remark

    Show marketing remark (388 chars)

    This duplex is rented and producing income! Investors this is a fantastic opportunity in a hot rental market. Owner has several rental properties available. Please have your real estate agent message me for a list of all properties and monthly rates. Drive by showings ONLY at this time. Home is tenant occupied, do NOT disturb tenants. Owner will allow showings during the option period.

19. 2021-06-09
    status Active 388-char remark

    Show marketing remark (388 chars)

    This duplex is rented and producing income! Investors this is a fantastic opportunity in a hot rental market. Owner has several rental properties available. Please have your real estate agent message me for a list of all properties and monthly rates. Drive by showings ONLY at this time. Home is tenant occupied, do NOT disturb tenants. Owner will allow showings during the option period.

20. 2021-06-03
    historical 388-char remark

    Show marketing remark (388 chars)

    This duplex is rented and producing income! Investors this is a fantastic opportunity in a hot rental market. Owner has several rental properties available. Please have your real estate agent message me for a list of all properties and monthly rates. Drive by showings ONLY at this time. Home is tenant occupied, do NOT disturb tenants. Owner will allow showings during the option period.

21. 2021-06-02
    status Active 388-char remark

    Show marketing remark (388 chars)

    This duplex is rented and producing income! Investors this is a fantastic opportunity in a hot rental market. Owner has several rental properties available. Please have your real estate agent message me for a list of all properties and monthly rates. Drive by showings ONLY at this time. Home is tenant occupied, do NOT disturb tenants. Owner will allow showings during the option period.

22. 2021-02-17
    status Pending 388-char remark

    Show marketing remark (388 chars)

    This duplex is rented and producing income! Investors this is a fantastic opportunity in a hot rental market. Owner has several rental properties available. Please have your real estate agent message me for a list of all properties and monthly rates. Drive by showings ONLY at this time. Home is tenant occupied, do NOT disturb tenants. Owner will allow showings during the option period.

23. 2021-02-06
    status Option Pending 388-char remark

    Show marketing remark (388 chars)

    This duplex is rented and producing income! Investors this is a fantastic opportunity in a hot rental market. Owner has several rental properties available. Please have your real estate agent message me for a list of all properties and monthly rates. Drive by showings ONLY at this time. Home is tenant occupied, do NOT disturb tenants. Owner will allow showings during the option period.

24. 2021-01-29
    listed $216,000 Active 388-char remark

    Show marketing remark (388 chars)

    This duplex is rented and producing income! Investors this is a fantastic opportunity in a hot rental market. Owner has several rental properties available. Please have your real estate agent message me for a list of all properties and monthly rates. Drive by showings ONLY at this time. Home is tenant occupied, do NOT disturb tenants. Owner will allow showings during the option period.

25. 2020-11-27
    historical
26. 2020-11-05
    status Pending, Continue to Show
27. 2020-11-04
    status Pending
28. 2020-10-24
    status Option Pending
29. 2020-10-20
    historical
30. 2020-10-20
    listed $205,000 Active
31. 2020-10-19
    listed $205,000 Active
32. 2020-10-19
    historical
33. 2020-09-19
    status Active
34. 2020-09-05
    historical
35. 2020-08-04
    price $205,000
36. 2020-06-02
    listed $220,000 Active
37. 2020-06-02
    historical
38. 2020-04-30
    listed $210,000 Active
39. 2009-08-25
    soldstatus
40. 2009-07-28
    historical
41. 2009-07-23
    listed $39,999
42. 2006-08-29
    soldstatus
43. 2006-06-28
    historical
44. 2006-06-01
    listed $12,990
45. 1988-01-02
    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: $5,698 · $475/mo
• Projected year-2 tax: $5,698 · $475/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $41,604
• − Mortgage interest: −$13,052
• − Property taxes: −$5,698
• − Insurance: −$1,165
• − Repairs & maintenance: −$3,328
• − Management: −$3,328
• − Depreciation: −$6,778
• Taxable income: $8,254
• Est. tax owed @ 24.0%: −$1,981
• After-tax cash flow: $9,360/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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 (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

+1824.5% since first listed

34 events — show timeline

• 2026-04-20 Listed $249,999 HARMLS
• 2022-03-04 Sold (Public Records) — Public Records
• 2021-10-20 Sold (Public Records) — Public Records
• 2021-07-28 Sold (Public Records) — Public Records
• 2021-07-23 Sold (MLS) — HARMLS
• 2021-06-27 Pending — HARMLS
• 2021-06-16 Pending — HARMLS
• 2021-06-09 Relisted — HARMLS
• 2021-06-03 Listing Removed — HARMLS
• 2021-06-02 Relisted — HARMLS
• 2021-02-17 Pending — HARMLS
• 2021-02-06 Pending — HARMLS
• 2021-01-29 Listed $216,000 HARMLS
• 2020-11-27 Listing Removed — HARMLS
• 2020-11-05 Pending — HARMLS
• 2020-11-04 Pending — HARMLS
• 2020-10-24 Pending — HARMLS
• 2020-10-20 Listed $205,000 HARMLS
• 2020-10-20 Listing Removed — HARMLS
• 2020-10-19 Listing Removed — HARMLS
• 2020-10-19 Listed $205,000 HARMLS
• 2020-09-19 Relisted — HARMLS
• 2020-09-05 Listing Removed — HARMLS
• 2020-08-04 Price Changed $205,000 HARMLS
• 2020-06-02 Listing Removed — HARMLS
• 2020-06-02 Listed $220,000 HARMLS
• 2020-04-30 Listed $210,000 HARMLS
• 2009-08-25 Sold (MLS) — HARMLS
• 2009-07-28 Listing Removed — HARMLS
• 2009-07-23 Listed $39,999 HARMLS
• 2006-08-29 Sold (Public Records) — Public Records
• 2006-06-28 Listing Removed — HARMLS
• 2006-06-01 Listed $12,990 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $5,698 · -1.7% YoY. Source: county tax records.