716 S 79th St · Houston, TX 77012

$449,900

None bd · 6.0 ba · 2,888 sqft · MultiFamily · 22 Days on market

Built 1940 Fair condition 5,000 sqft lot Est $448k · at est. ↓ 15% 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).

• Cash flow +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.3/15.0
• 1% rule +6.5/10.0
• Appreciation +4.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

You want cash flow from day one-no vacancies, no guesswork. This fully occupied 6-unit income property in Houston's fast growing East End delivers exactly that. Long-term tenants, $5100/month gross rents, on-site parking, and Metro rail access already in place. The City of Houston recently upgraded neighborhood sidewalks and drainage- this area is growing and investors are taking notice. Bonus upside existing storage unit ready to convert to a coin -op laundry for added income. Whether you're building your first portfolio or adding a proven performer, 716 S 79th puts money to work immediately. Proof of funds required with all offers. Do not disturb tenants. Property sold AS-IS. Verify dimen

Key facts

• On-site parking
• Metro rail access
• 5,000 sq ft lot

Tags

• 6-UNIT INCOME PROPERTY
• ON-SITE PARKING
• METRO RAIL ACCESS
• EXISTING STORAGE UNIT

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Six total units

Exterior

• Parking: Garage with workshop
• Security: Fire alarm
• Utilities: Electricity available; Natural gas available; Water available
• Home design: Residential income property; 2,888 total building area; Originally built in 1940
• Construction: Cement siding; Wood siding; Composition roof
• Exterior features: Patio; Corner lot

Interior

• Kitchen: Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Laminate counters; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/1-bath units multifamily listed at $450k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $902 ($11k/yr) — positive. Per door: $150/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $443k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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.
• Zoned schools: Edison Middle (math 12% / reading 16%, grade F, #1,596 of 1,662 statewide, top 96%, 460 students, 96% FRL); Milby H S (math 28% / reading 38%, grade F, #1,023 of 1,632 statewide, top 63%, 2,107 students, 93% FRL) — zoned schools average 95% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $9k 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 (-2.1% appreciation + 3.0% rent growth), your $126k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $443,151 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.15% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $447,640
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Glendale St	0.49mi	2/2.0	2,832 (-2%)	10mo	$440,000	$155	50
7312 Lawndale St #4	0.61mi	3/1.0	2,960 (+2%)	3mo	$350,000	$118	44

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

Projected returns pro-forma

-2.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $2,187
• Equity at exit: $85,698

10-year hold

• IRR: 8.5%
• Equity multiple: 1.73×
• Total profit: $91,932
• Equity at exit: $71,643

Cash invested: $125,972 (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 77012

• Home prices YoY: -0.8%
• Active inventory: 75
• Price-to-rent: 43.6×

Monthly cashflow live

• Estimated rent: $5,162 medium
• Mortgage (P&I): −$2,359
• Tax est. 1.5%: −$562 /mo · $6,748/yr
• Insurance: −$187
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,084
• Net cashflow: $902

Break-even live

Break-even rent $4,020

Max offer price $449,900

Occupancy floor 78%

Sensitivity live

Price	-10% $1,213	-5% $1,058	+0% $902	+5% $747	+10% $591
Rent	-10% $495	-5% $698	+0% $902	+5% $1,106	+10% $1,310
Rate	-1.0pp $1,129	-0.5pp $1,017	base $902	+0.5pp $786	+1.0pp $667

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$5,160
Total (6 units)			$5,162

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $449,900 Active 22 DOM
2. 2026-06-18
   days on market $449,900 Active 19 DOM
3. 2026-06-17
   days on market $449,900 Active 18 DOM
4. 2026-06-16
   days on market $449,900 Active 17 DOM
5. 2026-06-15
   days on market $449,900 Active 16 DOM
6. 2026-06-13
   days on market $449,900 Active 14 DOM
7. 2026-06-09
   days on market $449,900 Active 10 DOM
8. 2026-06-08
   days on market $449,900 Active 9 DOM
9. 2026-06-07
   days on market $449,900 Active 8 DOM
10. 2026-06-04
    days on market $449,900 Active 5 DOM
11. 2026-06-03
    days on market $449,900 Active 4 DOM
12. 2026-06-02
    days on market $449,900 Active 3 DOM
13. 2026-06-01
    days on market $449,900 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $449,900 Active 1 DOM

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $61,944
• − Mortgage interest: −$25,201
• − Property taxes: −$6,748
• − Insurance: −$3,047
• − Repairs & maintenance: −$4,956
• − Management: −$4,956
• − Depreciation: −$13,088
• Taxable income: $3,948
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $9,881/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 · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior repairs and maintenance, including a new roof and landscaping. While it is fully occupied and generating income, the property's condition is holding it back from achieving its full potential in terms of resale and rental value.

Repairs flagged

• Major roof — Signs of wear and potential leaks
• Major exterior siding — Weathered and in poor condition
• Major landscaping — Unkempt and overgrown

Value-add opportunities

• Both paint exterior — Fresh paint would improve curb appeal and property value
• Both repair roof — A new roof would significantly increase the property's value
• Both landscape — A well-maintained landscape would enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks	Major	$15,000–50,000
exterior siding · Weathered and in poor condition	Major	$15,000–50,000
landscaping · Unkempt and overgrown	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Fresh paint would improve curb appeal and property value ↑
• Both repair roof — A new roof would significantly increase the property's value ↑
• Both landscape — A well-maintained landscape would enhance curb appeal and property value ↑

ⓘ 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
• City population: 3,226,434
• Population (ZIP): 16,780

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 Hispanic (92%)
• Race & ethnicity: Hispanic / Latino 92% Two or more races 35% Black 5% White 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Lithuanian 2%
• Foreign-born: 37% · Canada, Jamaica
• Languages at home: 18% English-only · Spanish 82%

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: ▼ -2.08%
• Current HPI: 274.5729
• Rent YoY: —
• Metro: —
• 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

-15.0% since first listed

7 events — show timeline

• 2026-05-30 Listed $449,900 HARMLS
• 2026-03-12 Listing Removed — HARMLS
• 2025-09-21 Relisted — HARMLS
• 2025-09-21 Price Changed $490,000 HARMLS
• 2025-08-14 Listing Removed — HARMLS
• 2025-06-14 Price Changed $519,900 HARMLS
• 2025-01-30 Listed $529,000 HARMLS