4217 Mallow St Unit A/B · Houston, TX 77051

$559,000

6 bd · 7.0 ba · 3,484 sqft · MultiFamily · 46 Days on market

Built 2026 Excellent condition 6,636 sqft lot $160/sqft · 18% above area Est $474k · 18% over

---

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

• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• Condition / age +4.8/5.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Schools +2.7/10.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

Welcome to a one-of-a-kind newly built duplex that perfectly blends modern design, functionality, and privacy. This stunning property offers 3 spacious bedrooms, 3.5 bathrooms, and a 2-car setup, thoughtfully designed for elevated living. Each bedroom features its own private en suite bathroom, creating the perfect setup for comfort, convenience, and flexibility, ideal for roommates, guests, or multi-generational living. The open-concept layout showcases sleek finishes, abundant natural light, and a seamless flow between living, dining, and kitchen spaces. Every detail of this home has been carefully curated to stand out, from its contemporary design to its highly desirable layout that’s rarely found in duplex living.

Key facts

• 6,636 sq ft lot
• Built 2026
• Listed 46 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.5-bath units multifamily listed at $559k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative. Per door: $-190/mo.
• To cash-flow at today's rent, offer at most $504k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $441k (21.1% below list).
• Recommended offer: $441k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.1% 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 $4,409/mo this rent would consume 141% 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 $60k of equity ($4k loan paydown + $56k 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 ~$96k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($542k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $440,900 (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 46 days. Have you received any prior offers? Is the seller open to a 21% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $474,128
• List price: $559,000
• Delta: 17.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4429 Sterling St Unit A and B	0.67mi	6/—	3,530 (+1%)	6mo	$527,000	$149	62
8718 Scott St Unit A B	0.46mi	6/4.0	3,440 (-1%)	10mo	$399,000	$116	56
4118 Maggie St	0.19mi	6/2.0	3,367 (-3%)	15mo	$479,900	$143	53
4614 Galesburg St Unit A/B	0.59mi	6/2.0	3,140 (-10%)	17mo	$539,000	$172	22

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: 22.8%
• Equity multiple: 2.84×
• Total profit: $288,300
• Equity at exit: $503,591

10-year hold

• IRR: 20.8%
• Equity multiple: 6.66×
• Total profit: $885,584
• Equity at exit: $1,086,014

Cash invested: $156,520 (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: 21.1×

Monthly cashflow live

• Estimated rent: $4,409 high
• Mortgage (P&I): −$2,931
• Tax est. 1.5%: −$699 /mo · $8,385/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$926
• Net cashflow: $-380

Break-even live

Break-even rent $4,890

Max offer price $504,011

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-187	+0% $-380	+5% $-573	+10% $-766
Rent	-10% $-728	-5% $-554	+0% $-380	+5% $-206	+10% $-32
Rate	-1.0pp $-99	-0.5pp $-238	base $-380	+0.5pp $-525	+1.0pp $-672

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3.5	$4,408
Total (2 units)			$4,409

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: $139,750
• Closing costs: $16,770
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-01
   days on market $559,000 Pending 46 DOM
2. 2026-05-31
   days on market $559,000 Pending 45 DOM
3. 2026-04-16
   listed $579,000 Active 740-char remark

   Show marketing remark (740 chars)

   Welcome to a one-of-a-kind newly built duplex that perfectly blends modern design, functionality, and privacy. This stunning property offers 3 spacious bedrooms, 3.5 bathrooms, and a 2-car setup, thoughtfully designed for elevated living. Each bedroom features its own private en suite bathroom, creating the perfect setup for comfort, convenience, and flexibility, ideal for roommates, guests, or multi-generational living. The open-concept layout showcases sleek finishes, abundant natural light, and a seamless flow between living, dining, and kitchen spaces. Every detail of this home has been carefully curated to stand out, from its contemporary design to its highly desirable layout that’s rarely found in duplex living.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 19 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: $52,908
• − Mortgage interest: −$31,313
• − Property taxes: −$8,385
• − Insurance: −$2,795
• − Repairs & maintenance: −$4,233
• − Management: −$4,233
• − Depreciation: −$16,262
• Taxable loss: −$14,312
• Est. tax savings @ 24.0%: +$3,435
• After-tax cash flow: $-1,125/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

Excellent 95/100 None rehab

This newly built duplex is in excellent condition with no visible repairs needed. It offers a high-end, move-in-ready living experience with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Interior updates (e.g., new flooring, paint, fixtures) — Enhances interior aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Interior updates (e.g., new flooring, paint, fixtures) — Enhances interior aesthetics and functionality ↑

ⓘ 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

1 event — show timeline

• 2026-04-16 Listed $579,000 HARMLS