6606 Haight St · Houston, TX 77028

$349,900

6 bd · 4.0 ba · 2,320 sqft · MultiFamily · 241 Days on market

Built 2022 5,209 sqft lot Est $380k · 8% under ↓ 11% 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 +18.0/30.0
• ARV discount +11.1/15.0
• Appreciation +7.6/10.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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

Check this two story NEW CONSTRUCTION DUPLEX ! Completion around early days June 2022. Great quality builder with a great quality product! 3 bedroom, 2 bathrooms, 1,150 SF each unit with laminate flooring, kitchens with granite, backsplash and plenty of cabinetry space and washer/dryer connection. Each unit feature spacious bedrooms with closets and bathrooms with cozy tub. Located in a quiet neighborhood. This cash cow investment property can be yours today!

Key facts

• 5,209 sq ft lot
• Built 2022
• Listed 240 days

Property features AI

Finance

• Financial info: Two total units (multi-unit); Building area approximately 2,320

Exterior

• Home design: Residential income property; Built in 2022
• Construction: Wood siding construction
• Exterior features: Composition roof; Lot approximately 5,209 square feet

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Granite counters
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive. Per door: $149/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $344k (1.7% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-14 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.6%/yr); 354 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).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $18k 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 $98k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $307,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 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. 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 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: 0.98% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $380,480
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8202 Furray Rd	0.45mi	6/—	2,436 (+5%)	20mo	$374,900	$154	54
8049 Ritz St Unit A	0.35mi	6/2.0	2,212 (-5%)	19mo	$375,000	$170	52
6916 Tommye St Unit A-B	0.30mi	6/2.0	2,628 (+13%)	20mo	$430,000	$164	39
6112 Fairchild St	0.69mi	6/2.0	2,452 (+6%)	14mo	$412,000	$168	38
7815 Joy St	0.71mi	6/2.0	2,577 (+11%)	12mo	$399,900	$155	30
7709 St Louis St	0.73mi	6/2.0	2,545 (+10%)	18mo	$405,500	$159	27

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: 15.2%
• Equity multiple: 1.96×
• Total profit: $94,514
• Equity at exit: $203,512

10-year hold

• IRR: 14.5%
• Equity multiple: 3.55×
• Total profit: $249,990
• Equity at exit: $355,634

Cash invested: $97,972 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 354
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $3,438 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $298

Break-even live

Break-even rent $3,061

Max offer price $349,900

Occupancy floor 86%

Sensitivity live

Price	-10% $540	-5% $419	+0% $298	+5% $177	+10% $56
Rent	-10% $26	-5% $162	+0% $298	+5% $434	+10% $570
Rate	-1.0pp $474	-0.5pp $387	base $298	+0.5pp $207	+1.0pp $115

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,438
Total (2 units)			$3,438

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: $87,475
• Closing costs: $10,497
• 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	3d	1	1.08mi

Listing history 19 events

1. 2026-06-21
   pricedays on market $349,900 Active 241 DOM
2. 2026-06-18
   days on market $329,900 Active 238 DOM
3. 2026-06-17
   days on market $329,900 Active 237 DOM
4. 2026-06-16
   days on market $329,900 Active 236 DOM
5. 2026-06-15
   days on market $329,900 Active 235 DOM
6. 2026-06-13
   statusdays on market $329,900 Active 233 DOM
7. 2026-05-24
   historical Active Under Contract
8. 2026-04-09
   status Pending
9. 2026-04-09
   status Pending
10. 2025-11-07
    price $329,900
11. 2025-10-15
    price $339,900
12. 2025-09-20
    price $349,888
13. 2025-09-13
    price $359,900
14. 2025-09-06
    price $369,900
15. 2025-08-22
    listed $389,900 Active
16. 2022-07-14
    soldstatus Sold 463-char remark

    Show marketing remark (463 chars)

    Check this two story NEW CONSTRUCTION DUPLEX ! Completion around early days June 2022. Great quality builder with a great quality product! 3 bedroom, 2 bathrooms, 1,150 SF each unit with laminate flooring, kitchens with granite, backsplash and plenty of cabinetry space and washer/dryer connection. Each unit feature spacious bedrooms with closets and bathrooms with cozy tub. Located in a quiet neighborhood. This cash cow investment property can be yours today!

17. 2022-05-05
    status Pending, Continue to Show 463-char remark

    Show marketing remark (463 chars)

    Check this two story NEW CONSTRUCTION DUPLEX ! Completion around early days June 2022. Great quality builder with a great quality product! 3 bedroom, 2 bathrooms, 1,150 SF each unit with laminate flooring, kitchens with granite, backsplash and plenty of cabinetry space and washer/dryer connection. Each unit feature spacious bedrooms with closets and bathrooms with cozy tub. Located in a quiet neighborhood. This cash cow investment property can be yours today!

18. 2022-04-15
    price $384,999 463-char remark

    Show marketing remark (463 chars)

    Check this two story NEW CONSTRUCTION DUPLEX ! Completion around early days June 2022. Great quality builder with a great quality product! 3 bedroom, 2 bathrooms, 1,150 SF each unit with laminate flooring, kitchens with granite, backsplash and plenty of cabinetry space and washer/dryer connection. Each unit feature spacious bedrooms with closets and bathrooms with cozy tub. Located in a quiet neighborhood. This cash cow investment property can be yours today!

19. 2022-03-18
    listed $369,999 Active 463-char remark

    Show marketing remark (463 chars)

    Check this two story NEW CONSTRUCTION DUPLEX ! Completion around early days June 2022. Great quality builder with a great quality product! 3 bedroom, 2 bathrooms, 1,150 SF each unit with laminate flooring, kitchens with granite, backsplash and plenty of cabinetry space and washer/dryer connection. Each unit feature spacious bedrooms with closets and bathrooms with cozy tub. Located in a quiet neighborhood. This cash cow investment property can be yours today!

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $41,256
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,300
• − Management: −$3,300
• − Depreciation: −$10,179
• Taxable loss: −$2,122
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $4,084/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

-10.8% since first listed

13 events — show timeline

• 2026-05-24 Contingent — HARMLS
• 2026-04-09 Pending — HARMLS
• 2026-04-09 Pending — HARMLS
• 2025-11-07 Price Changed $329,900 HARMLS
• 2025-10-15 Price Changed $339,900 HARMLS
• 2025-09-20 Price Changed $349,888 HARMLS
• 2025-09-13 Price Changed $359,900 HARMLS
• 2025-09-06 Price Changed $369,900 HARMLS
• 2025-08-22 Listed $389,900 HARMLS
• 2022-07-14 Sold (MLS) — HARMLS
• 2022-05-05 Pending — HARMLS
• 2022-04-15 Price Changed $384,999 HARMLS
• 2022-03-18 Listed $369,999 HARMLS