3435 Rosedale St · Houston, TX 77004

$525,000

4 bd · 3.0 ba · 2,460 sqft · MultiFamily public records · 163 Days on market

Built 1945 6,600 sqft lot $213/sqft · 41% above area Est $539k · at est.

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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).

• Cash flow +25.2/30.0
• ARV discount +8.7/15.0
• DSCR +8.3/10.0
• 1% rule +7.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

Income-producing 5-plex located in the Haden Terrace subdivision. This multi-family property features three 1-bedroom/1-bath units and two 2-bedroom units, offering a desirable unit mix. Average rents are approximately $900 for the 1-bedroom units and $1,350 for the 2-bedroom units. Each unit showcases original hardwood floors, adding timeless character and durability. Ideally located near the University of Houston and Texas Southern University, providing strong rental demand. Convenient access to Hwy 288 and I-45 allows for easy commuting to Downtown Houston, the Medical Center, and surrounding areas. An excellent opportunity for investors seeking a well-located multi-family asset.

Key facts

• Access to i-45
• Access to hwy 288
• 6,600 sq ft lot

Tags

• HADEN TERRACE SUBDIVISION
• ORIGINAL HARDWOOD FLOORS
• NEAR UNIVERSITY OF HOUSTON
• NEAR TEXAS SOUTHERN UNIVERSITY
• ACCESS TO HWY 288
• ACCESS TO I-45

What this means for you Summary

Snapshot

• This is a 3×1bd/1ba + 2×2bd/1ba units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $235/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $462k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (-0.3%/yr); 581 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $6,336/mo this rent would consume 107% of the median local household income ($71k/yr) (locally 3072% 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 $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($462k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago 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

• Watch-outs: built in 1945 — 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 $462,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.21% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (median comp): $539,066
• List price: $525,000
• Delta: -2.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2820 Blodgett St #3	0.63mi	4/1.0	2,424 (-2%)	20mo	$350,000	$144	44
2903 Wichita St	0.64mi	4/2.0	2,660 (+8%)	14mo	$550,000	$207	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.81×
• Total profit: $-28,632
• Equity at exit: $78,279

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $507
• Equity at exit: $45,392

Cash invested: $147,000 (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 77004

• Rents YoY: -0.3%
• Active inventory: 581
• Price-to-rent: 36.2×

Monthly cashflow live

• Estimated rent: $6,336 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$859 /mo · $10,311/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,331
• Net cashflow: $1,174

Break-even live

Break-even rent $4,850

Max offer price $525,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,624
▸ 2× units	2	1	$2,710
Total (5 units)			$6,336

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3535 Wentworth St Houston, TX	4.0	3.0	2600	$2,650	$1.02	22d	1	0.17mi
4306 Ennis St Houston, TX	3.0	3.0	1989	$2,500	$1.26	43d	1	0.61mi
3507 Canfield St Houston, TX	3.0	2.5	2200	$2,350	$1.07	24d	1	0.71mi
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$12,783	$5.12	1d	2	0.74mi
3229 Holman St Houston, TX	4.0	4.0	1632	$1,200	$0.74	43d	1	0.76mi
5505 Zoemark Ln Houston, TX	3.0	3.5	2477	$2,850	$1.15	43d	1	0.81mi
2403 Arbor St Houston, TX	3.0	2.5	2344	$2,800	$1.19	43d	1	0.92mi
2401 Eagle St Houston, TX	4.0	4.0	1700	$2,800	$1.65	43d	1	0.97mi
2311 Eagle St Houston, TX	3.0	4.0	1783	$2,500	$1.40	43d	1	1.03mi
3122 Lucinda St Houston, TX	5.0	5.0	1984	$999	$0.50	24d	1	1.08mi
3719 Elgin St Houston, TX	1.0–5.0	1.0–5.0	1241	$1,636	$1.32	24d	14	1.09mi
6334 Culberson St Houston, TX	3.0	3.5	1822	$2,311	$1.27	2d	1	1.10mi
6336 Culberson St Houston, TX	3.0	3.5	1822	$2,361	$1.30	5d	1	1.11mi
4135 DuPont St Houston, TX	3.0	4.0	2395	$2,499	$1.04	43d	1	1.11mi
2209 Alabama St Unit B Houston, TX	3.0	2.5	2074	$2,350	$1.13	43d	1	1.15mi
3518 Dennis St Unit 1387517P Houston, TX	4.0	4.0	2271	$5,110	$2.25	14d	1	1.22mi
3731 Alsace St Unit 1560804P Houston, TX	3.0	2.0	2002	$3,387	$1.69	3d	1	1.24mi
5927 Almeda Rd Unit AHP3 Houston, TX	4.0	4.5	3055	$7,635	$2.50	4d	1	1.25mi
5927 Almeda Rd Houston, TX	2.0–4.0	2.5–4.0	3055	$7,635	$2.50	1d	3	1.26mi
5927 Almeda Rd Houston, TX	2.0–4.0	2.5–4.0	3055	$7,635	$2.50	12d	2	1.26mi
6318 Grand Blvd Houston, TX	3.0	3.5	2325	$2,999	$1.29	4d	1	1.26mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	43d	1	1.27mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	24d	1	1.27mi
1910 Oakdale St Unit A Houston, TX	3.0	3.5	2452	$3,890	$1.59	12d	1	1.27mi
3405 St Emanuel St Houston, TX	4.0	5.0	2388	$2,900	$1.21	43d	1	1.31mi
5933 Almeda Rd Unit 2-1405 Houston, TX	4.0	4.0	3055	$7,442	$2.44	43d	1	1.31mi
1818 Prospect St Houston, TX	3.0	2.0	2923	$3,400	$1.16	4d	1	1.32mi
3213 Saint Emanuel St Houston, TX	4.0	3.5	2100	$3,300	$1.57	17d	1	1.35mi
3517 McIlhenny St Houston, TX	3.0	3.5	2000	$3,200	$1.60	3d	1	1.39mi
6735 Peerless St Unit CUNIT A Houston, TX	3.0	3.5	1732	$2,649	$1.53	17d	1	1.39mi
6737 Peerless St Unit A Houston, TX	3.0	3.5	1732	$2,649	$1.53	17d	1	1.40mi
30 Hermann Park Ct Houston, TX	3.0	2.0	1655	$2,605	$1.57	43d	1	1.40mi
6301 Almeda Rd Unit 6334 Houston, TX	3.0	2.0	1655	$2,728	$1.65	11d	1	1.46mi
6301 Almeda Rd Unit 3148 Houston, TX	3.0	2.0	1655	$2,696	$1.63	3d	1	1.46mi
4908 Crawford St Houston, TX	3.0	2.0	2526	$3,250	$1.29	43d	1	1.46mi
3311 Daphne St Unit 1255369P Houston, TX	3.0	3.5	1797	$6,544	$3.64	2d	1	1.47mi
3311 Daphne St Unit 3311 Houston, TX	3.0	3.5	1800	$7,500	$4.17	43d	1	1.47mi
4907 Culmore Dr Houston, TX	4.0	2.0	1800	$2,700	$1.50	17d	1	1.50mi

Listing history 29 events

1. 2026-06-18
   days on market $525,000 Active 163 DOM
2. 2026-06-17
   days on market $525,000 Active 162 DOM
3. 2026-06-16
   days on market $525,000 Active 161 DOM
4. 2026-06-15
   days on market $525,000 Active 160 DOM
5. 2026-06-13
   days on market $525,000 Active 158 DOM
6. 2026-06-10
   days on market $525,000 Active 154 DOM
7. 2026-06-08
   days on market $525,000 Active 153 DOM
8. 2026-06-07
   days on market $525,000 Active 152 DOM
9. 2026-06-04
   days on market $525,000 Active 149 DOM
10. 2026-06-01
    days on market $525,000 Active 146 DOM
11. 2026-05-31
    days on market $525,000 Active 145 DOM
12. 2026-01-06
    listed $525,000 Active 691-char remark

    Show marketing remark (691 chars)

    Income-producing 5-plex located in the Haden Terrace subdivision. This multi-family property features three 1-bedroom/1-bath units and two 2-bedroom units, offering a desirable unit mix. Average rents are approximately $900 for the 1-bedroom units and $1,350 for the 2-bedroom units. Each unit showcases original hardwood floors, adding timeless character and durability. Ideally located near the University of Houston and Texas Southern University, providing strong rental demand. Convenient access to Hwy 288 and I-45 allows for easy commuting to Downtown Houston, the Medical Center, and surrounding areas. An excellent opportunity for investors seeking a well-located multi-family asset.

13. 2024-11-30
    historical
14. 2024-05-07
    price $624,999
15. 2024-04-24
    listed $649,000 Active
16. 2024-03-29
    historical
17. 2023-10-11
    price $649,000
18. 2023-10-06
    price $655,000
19. 2023-09-08
    listed $695,000 Active
20. 2013-09-06
    soldstatus
21. 2012-03-02
    soldstatus
22. 2012-03-02
    soldstatus
23. 2012-02-28
    soldstatus
24. 2012-02-20
    historical
25. 2012-01-01
    listed $145,900
26. 2011-12-31
    historical
27. 2011-01-20
    listed $149,900
28. 2010-12-22
    historical
29. 2010-01-09
    listed $169,000

ⓘ 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: $10,311 · $859/mo
• Projected year-2 tax: $10,311 · $859/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: $76,032
• − Mortgage interest: −$29,408
• − Property taxes: −$10,311
• − Insurance: −$2,625
• − Repairs & maintenance: −$6,083
• − Management: −$6,083
• − Depreciation: −$15,273
• Taxable income: $6,250
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $12,591/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): 35,997
• Household income: $71,199
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 3072.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 48% White 27% Hispanic / Latino 13% Two or more races 11% Asian 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 10% Chinese 2% Other Indo-European 2%

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: ▼ -139.34%
• Current HPI: 199.6066
• Rent YoY: ▼ -0.32%
• 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

+210.7% since first listed

18 events — show timeline

• 2026-01-06 Listed $525,000 HARMLS
• 2024-11-30 Listing Removed — HARMLS
• 2024-05-07 Price Changed $624,999 HARMLS
• 2024-04-24 Listed $649,000 HARMLS
• 2024-03-29 Listing Removed — HARMLS
• 2023-10-11 Price Changed $649,000 HARMLS
• 2023-10-06 Price Changed $655,000 HARMLS
• 2023-09-08 Listed $695,000 HARMLS
• 2013-09-06 Sold (Public Records) — Public Records
• 2012-03-02 Sold (Public Records) — Public Records
• 2012-03-02 Sold (Public Records) — Public Records
• 2012-02-28 Sold (MLS) — HARMLS
• 2012-02-20 Listing Removed — HARMLS
• 2012-01-01 Listed $145,900 HARMLS
• 2011-12-31 Listing Removed — HARMLS
• 2011-01-20 Listed $149,900 HARMLS
• 2010-12-22 Listing Removed — HARMLS
• 2010-01-09 Listed $169,000 HARMLS

Property tax history

+9.1%/yr

Latest (2025): $10,311 · -11.5% YoY. Source: county tax records.