4139 Brinkley St Unit A-B · Houston, TX 77051

$419,900

6 bd · 4.0 ba · 2,279 sqft · MultiFamily · 59 Days on market

Built 2023 Good condition 5,000 sqft lot $184/sqft · 8% below area Est $457k · 8% under ↓ 2% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +11.1/15.0
• Cash flow +10.0/30.0
• Appreciation +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• 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 MLS

This modern duplex offers a fantastic investment opportunity with an established tenant base already in place. Each unit features a crisp, contemporary aesthetic highlighted by a neutral color palette, durable wood-look flooring, and recessed lighting throughout. The open-concept living areas transition seamlessly into a sleek kitchen equipped with stylish gray cabinetry, white quartz countertops, and a functional island. The spacious bedrooms provide ample natural light and generous closet space, while the bathrooms are elegantly finished with marble-patterned tiling and matte black hardware. Outside, the property boasts a clean, board-and-batten facade with brick accents and individual concrete parking pads for each side. With its low-maintenance finishes and modern upgrades, this turnkey multi-family home is designed for long-term value and consistent rental appeal in a growing market.

Key facts

• 5,000 sq ft lot
• Built 2023
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $420k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative. Per door: $-126/mo.
• To cash-flow at today's rent, offer at most $383k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (20.1% below list).
• Recommended offer: $335k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 (+4.8%/yr); 312 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).
• At $3,354/mo this rent would consume 108% of the median local household income ($37k/yr) (locally 1446% 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 $45k of equity ($3k loan paydown + $42k 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 ~$72k 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 ($407k) is reasonable based on typical stale-listing flexibility.
• 6 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $335,400 (20.1% 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 59 days. Have you received any prior offers? Is the seller open to a 20% 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. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $456,952
• List price: $419,900
• Delta: -8.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4645 Larkspur St	0.59mi	6/—	2,300 (+1%)	16mo	$449,900	$196	58
4131 Mallow St Unit A-B	0.22mi	6/2.0	2,500 (+10%)	17mo	$490,000	$196	51
4133 Mallow St Unit A-B	0.22mi	5/3.0 (-1)	2,500 (+10%)	19mo	$479,900	$192	49
3902 Mckinley A/b	0.54mi	6/3.0	2,571 (+13%)	12mo	$469,999	$183	39
8218 Corinth St	0.70mi	6/2.0	2,348 (+3%)	21mo	$414,900	$177	36
4101 Stassen St Unit A-B	0.64mi	6/2.0	2,500 (+10%)	14mo	$459,900	$184	34

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: 23.0%
• Equity multiple: 2.86×
• Total profit: $218,756
• Equity at exit: $378,279

10-year hold

• IRR: 21.0%
• Equity multiple: 6.70×
• Total profit: $670,187
• Equity at exit: $815,773

Cash invested: $117,572 (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: 312
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $3,354 high
• Mortgage (P&I): −$2,202
• Tax est. 1.5%: −$525 /mo · $6,298/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $-252

Break-even live

Break-even rent $3,673

Max offer price $383,410

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,354
Total (2 units)			$3,354

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $419,900 Active 59 DOM
2. 2026-06-17
   days on market $419,900 Active 58 DOM
3. 2026-06-16
   days on market $419,900 Active 57 DOM
4. 2026-06-15
   days on market $419,900 Active 56 DOM
5. 2026-06-13
   days on market $419,900 Active 54 DOM
6. 2026-06-10
   days on market $419,900 Active 50 DOM
7. 2026-06-08
   days on market $419,900 Active 49 DOM
8. 2026-06-07
   days on market $419,900 Active 48 DOM
9. 2026-06-04
   days on market $419,900 Active 45 DOM
10. 2026-06-01
    days on market $419,900 Active 42 DOM
11. 2026-05-31
    days on market $419,900 Active 41 DOM
12. 2026-04-20
    listed $419,900 Active 902-char remark

    Show marketing remark (902 chars)

    This modern duplex offers a fantastic investment opportunity with an established tenant base already in place. Each unit features a crisp, contemporary aesthetic highlighted by a neutral color palette, durable wood-look flooring, and recessed lighting throughout. The open-concept living areas transition seamlessly into a sleek kitchen equipped with stylish gray cabinetry, white quartz countertops, and a functional island. The spacious bedrooms provide ample natural light and generous closet space, while the bathrooms are elegantly finished with marble-patterned tiling and matte black hardware. Outside, the property boasts a clean, board-and-batten facade with brick accents and individual concrete parking pads for each side. With its low-maintenance finishes and modern upgrades, this turnkey multi-family home is designed for long-term value and consistent rental appeal in a growing market.

13. 2026-03-14
    listed
14. 2026-02-02
    historical
15. 2025-09-30
    historical
16. 2025-07-08
    listed
17. 2025-06-01
    status Active
18. 2025-05-28
    status Pending
19. 2025-05-20
    status Option Pending
20. 2025-05-08
    listed $429,000 Active
21. 2025-04-26
    historical
22. 2025-04-05
    listed $429,499 Active

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $40,248
• − Mortgage interest: −$23,521
• − Property taxes: −$6,298
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,220
• − Management: −$3,220
• − Depreciation: −$12,215
• Taxable loss: −$10,326
• Est. tax savings @ 24.0%: +$2,478
• After-tax cash flow: $-548/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 · 6 photos

Good 80/100 Cosmetic rehab

This modern, well-maintained duplex is move-in ready with a good condition score and a good investment opportunity.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Resale Replace countertops — Modern countertops can increase the home's appeal to potential buyers
• Resale Install new flooring — New flooring can significantly improve the home's curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Replace countertops — Modern countertops can increase the home's appeal to potential buyers ↑
• Resale Install new flooring — New flooring can significantly improve the home's curb appeal and interior aesthetics ↑

ⓘ 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

-2.2% since first listed

11 events — show timeline

• 2026-04-20 Listed $419,900 HARMLS
• 2026-03-14 Listed for Rent — HARMLS
• 2026-02-02 Rental Removed — HARMLS
• 2025-09-30 Listing Removed — HARMLS
• 2025-07-08 Listed for Rent — HARMLS
• 2025-06-01 Relisted — HARMLS
• 2025-05-28 Pending — HARMLS
• 2025-05-20 Pending — HARMLS
• 2025-05-08 Listed $429,000 HARMLS
• 2025-04-26 Listing Removed — HARMLS
• 2025-04-05 Listed $429,499 HARMLS