4915 Fitch St · Houston, TX 77016

$229,990

2 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 112 Days on market

Built 1940 0.36 ac lot $164/sqft · 29% above area Est $395k · 42% under ↓ 20% 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 +15.0/15.0
• Appreciation +9.3/10.0
• Cash flow +9.1/30.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor special! This unique multi-family property offers excellent income potential with four tenant-occupied units across three dwellings, all on a spacious 15,500 sq. ft. lot. One building features a duplex (approx. 1,404 sq. ft.), while the other two units are approximately 962 sq. ft. and 735 sq. ft. each (buyer to verify all measurements). All tenants are currently month-to-month, providing flexibility for future plans. Conveniently located near major thoroughfares, including Lockwood and E Crosstimbers, with easy access to Downtown Houston. Property is being sold as-is—no repairs will be made by the seller. Excellent opportunity for investors looking to add value or redevelop in a fast-growing area.

Key facts

• Income potential
• Spacious lot
• Fast-growing area

Tags

• MULTI-FAMILY PROPERTY
• INCOME POTENTIAL
• TENANT-OCCUPIED UNITS
• SPACIOUS LOT
• DUPLEX
• FAST-GROWING AREA

🏷️ Possibly a rental listed for sale. The $229,990 price doesn't fit this home's estimated sale value (~$395,189) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (21.1% below list).
• Recommended offer: $182k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 flat; 372 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $1,816/mo this rent would consume 46% of the median local household income ($48k/yr) (locally 1297% 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 $21k of equity ($2k loan paydown + $20k appreciation (8.7% 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $45k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $181,571 (21.1% 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 112 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.6

CMA / ARV

• ARV (median comp): $395,189
• List price: $229,990
• Delta: -41.80%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9705 Peachtree St	0.41mi	3/2.0 (+1)	1,450 (+3%)	6mo	$219,900	$152	61
9002 Allwood St	0.46mi	3/1.5 (+1)	1,373 (-2%)	10mo	$194,900	$142	60
8713 Autumn Ln	0.43mi	3/1.0 (+1)	1,320 (-6%)	11mo	$100,000	$76	56
6206 Antha St	0.70mi	3/2.0 (+1)	1,415 (+1%)	4mo	$170,000	$120	53
9711 Bertwood St	0.65mi	3/1.5 (+1)	1,365 (-3%)	10mo	$169,990	$125	49
8722 Clarington St	0.29mi	3/2.0 (+1)	1,600 (+14%)	7mo	$289,000	$181	48
9611 Bertwood St	0.62mi	3/1.0 (+1)	1,277 (-9%)	7mo	$174,990	$137	45
5911 Rietta	0.59mi	3/2.0 (+1)	1,500 (+7%)	9mo	$269,999	$180	44
8714 Clarington St	0.31mi	3/2.0 (+1)	1,600 (+14%)	11mo	$288,000	$180	44
8718 Magna St	0.67mi	3/1.5 (+1)	1,528 (+9%)	3mo	$200,000	$131	44
5813 Mayle St	0.73mi	3/1.0 (+1)	1,501 (+7%)	10mo	$184,999	$123	41
8617 Autumn Ln	0.46mi	3/2.0 (+1)	1,194 (-15%)	12mo	$129,900	$109	34

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.38×
• Total profit: $88,553
• Equity at exit: $184,975

10-year hold

• IRR: 16.5%
• Equity multiple: 5.00×
• Total profit: $257,674
• Equity at exit: $377,401

Cash invested: $64,397 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$310 /mo · $3,719/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-177

Break-even live

Break-even rent $2,040

Max offer price $198,645

Occupancy floor —

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: $57,498
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	44d	1	0.35mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	44d	1	0.38mi
8508 Wileyvale Rd Houston, TX	2.0	2.0	1504	$1,650	$1.10	44d	1	0.44mi
4326 Plaag St Unit B Houston, TX	3.0	2.5	1150	$1,595	$1.39	44d	1	0.92mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	44d	1	0.92mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	44d	1	1.08mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,695	$1.05	15d	1	1.12mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	44d	1	1.20mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	1.24mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	44d	1	1.24mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	44d	1	1.24mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	44d	1	1.24mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	1.26mi
3208 Bostic St Unit 1254540P Houston, TX	3.0	2.0	1603	$3,691	$2.30	2d	1	1.29mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	21d	1	1.29mi
8326 Curry Rd Unit 1228882P Houston, TX	3.0	2.0	1614	$2,878	$1.78	8d	1	1.31mi
8318 Curry Rd Houston, TX	3.0	2.0	1558	$2,299	$1.48	44d	1	1.31mi
8322 Curry Rd Houston, TX	3.0	2.5	1599	$2,500	$1.56	44d	1	1.31mi
8320 Curry Rd Unit 1391267P Houston, TX	3.0	2.5	1550	$5,134	$3.31	1d	1	1.32mi
8320 Curry Rd Houston, TX	3.0	2.5	1558	$8,950	$5.74	22d	1	1.32mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	24d	1	1.39mi
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	24d	1	1.43mi

Listing history 25 events

1. 2026-06-18
   days on market $229,990 Active 112 DOM
2. 2026-06-17
   days on market $229,990 Active 111 DOM
3. 2026-06-16
   days on market $229,990 Active 110 DOM
4. 2026-06-15
   days on market $229,990 Active 109 DOM
5. 2026-06-13
   days on market $229,990 Active 107 DOM
6. 2026-06-10
   days on market $229,990 Active 103 DOM
7. 2026-06-08
   days on market $229,990 Active 102 DOM
8. 2026-06-07
   days on market $229,990 Active 101 DOM
9. 2026-06-04
   days on market $229,990 Active 98 DOM
10. 2026-06-02
    price $229,990 Active 95 DOM
11. 2026-06-01
    days on market $239,990 Active 95 DOM
12. 2026-05-31
    days on market $239,990 Active 94 DOM
13. 2026-04-30
    price $239,990 722-char remark

    Show marketing remark (722 chars)

    Investor special! This unique multi-family property offers excellent income potential with four tenant-occupied units across three dwellings, all on a spacious 15,500 sq. ft. lot. One building features a duplex (approx. 1,404 sq. ft.), while the other two units are approximately 962 sq. ft. and 735 sq. ft. each (buyer to verify all measurements). All tenants are currently month-to-month, providing flexibility for future plans. Conveniently located near major thoroughfares, including Lockwood and E Crosstimbers, with easy access to Downtown Houston. Property is being sold as-is—no repairs will be made by the seller. Excellent opportunity for investors looking to add value or redevelop in a fast-growing area.

14. 2026-03-10
    price $264,990 722-char remark

    Show marketing remark (722 chars)

    Investor special! This unique multi-family property offers excellent income potential with four tenant-occupied units across three dwellings, all on a spacious 15,500 sq. ft. lot. One building features a duplex (approx. 1,404 sq. ft.), while the other two units are approximately 962 sq. ft. and 735 sq. ft. each (buyer to verify all measurements). All tenants are currently month-to-month, providing flexibility for future plans. Conveniently located near major thoroughfares, including Lockwood and E Crosstimbers, with easy access to Downtown Houston. Property is being sold as-is—no repairs will be made by the seller. Excellent opportunity for investors looking to add value or redevelop in a fast-growing area.

15. 2026-02-26
    listed $274,990 Active 722-char remark

    Show marketing remark (722 chars)

    Investor special! This unique multi-family property offers excellent income potential with four tenant-occupied units across three dwellings, all on a spacious 15,500 sq. ft. lot. One building features a duplex (approx. 1,404 sq. ft.), while the other two units are approximately 962 sq. ft. and 735 sq. ft. each (buyer to verify all measurements). All tenants are currently month-to-month, providing flexibility for future plans. Conveniently located near major thoroughfares, including Lockwood and E Crosstimbers, with easy access to Downtown Houston. Property is being sold as-is—no repairs will be made by the seller. Excellent opportunity for investors looking to add value or redevelop in a fast-growing area.

16. 2026-02-26
    historical

    Show marketing remark (722 chars)

    Investor special! This unique multi-family property offers excellent income potential with four tenant-occupied units across three dwellings, all on a spacious 15,500 sq. ft. lot. One building features a duplex (approx. 1,404 sq. ft.), while the other two units are approximately 962 sq. ft. and 735 sq. ft. each (buyer to verify all measurements). All tenants are currently month-to-month, providing flexibility for future plans. Conveniently located near major thoroughfares, including Lockwood and E Crosstimbers, with easy access to Downtown Houston. Property is being sold as-is—no repairs will be made by the seller. Excellent opportunity for investors looking to add value or redevelop in a fast-growing area.

17. 2026-02-10
    price $274,990
18. 2025-11-18
    price $284,990
19. 2025-10-29
    price $289,990
20. 2025-10-10
    status Active
21. 2025-10-07
    historical
22. 2025-10-06
    listed $299,990 Active
23. 2001-05-07
    soldstatus
24. 2001-05-07
    soldstatus
25. 2001-05-02
    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: $3,719 · $310/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$490/yr (+$41/mo · 13.2%)

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

Taxation est. · year 1

• Rental income: $21,789
• − Mortgage interest: −$12,883
• − Property taxes: −$3,719
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$6,691
• Taxable loss: −$6,140
• Est. tax savings @ 24.0%: +$1,474
• After-tax cash flow: $-656/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

-20.0% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $239,990 HARMLS
• 2026-03-10 Price Changed $264,990 HARMLS
• 2026-02-26 Listing Removed — HARMLS
• 2026-02-26 Listed $274,990 HARMLS
• 2026-02-10 Price Changed $274,990 HARMLS
• 2025-11-18 Price Changed $284,990 HARMLS
• 2025-10-29 Price Changed $289,990 HARMLS
• 2025-10-10 Relisted — HARMLS
• 2025-10-07 Listing Removed — HARMLS
• 2025-10-06 Listed $299,990 HARMLS
• 2001-05-07 Sold (Public Records) — Public Records
• 2001-05-07 Sold (Public Records) — Public Records
• 2001-05-02 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,719 · -9.4% YoY. Source: county tax records.