7109 Avenue E #12 · Houston, TX 77011

$700,000

100 bd · 100.0 ba · 2,700 sqft · MultiFamily public records · 454 Days on market

Built 1930 7,500 sqft lot $259/sqft · 82% above area ↓ 4% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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 MLS

Turnkey 10-unit apartment complex fully occupied and cash flowing in the booming East Downtown Houston (EaDo) area, bringing in $8,700 per month in rental income. This prime investment opportunity immediate cash flows with all units currently leased and located in one of Houston’s neighborhoods known for strong rental demand and low vacancy rates. The owner is open allowing a savvy investor to take over the and step into a performing asset. Don’t miss this rare chance to own a stabilized multifamily property in one of the city's most dynamic markets.

Key facts

• Natural light
• 7,500 sq ft lot
• Built 1930

Tags

• WELL-APPOINTED KITCHEN
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 10 × 10-bed/?-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $8k ($92k/yr) — positive. Per door: $765/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $700k).
• Recommended offer: $616k (12.0% below list) — sets the bar for market timing.

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: Franklin El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 303 students, 96% FRL); Edison Middle (math 12% / reading 16%, grade F, #1,596 of 1,662 statewide, top 96%, 460 students, 96% FRL); Austin H S (math 9% / reading 18%, grade F, #1,530 of 1,632 statewide, top 94%, 1,448 students, 97% FRL) — zoned schools average 97% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 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 (-2.9%/yr); 161 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $75k of equity ($5k loan paydown + $70k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $196k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$120k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 454 days — a 12% lower offer ($616k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $450k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $616,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 454 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 1930 — 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: 2.21% ✓
• Cap rate: 19.41%
• Cash-on-cash: 46.86%
• DSCR: 3.09
• GRM: 3.8

CMA / ARV

• ARV (median comp): $384,127
• List price: $700,000
• Delta: 82.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 58.8%
• Equity multiple: 5.20×
• Total profit: $823,458
• Equity at exit: $630,615

10-year hold

• IRR: 51.1%
• Equity multiple: 11.00×
• Total profit: $1,960,473
• Equity at exit: $1,359,946

Cash invested: $196,000 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 37.7×

Monthly cashflow live

• Estimated rent: $15,482 medium
• Mortgage (P&I): −$3,671
• Tax from tax record: −$614 /mo · $7,365/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,251
• Net cashflow: $7,654

Break-even live

Break-even rent $5,793

Max offer price $700,000

Occupancy floor 46%

Sensitivity live

Price	-10% $8,051	-5% $7,853	+0% $7,654	+5% $7,456	+10% $7,258
Rent	-10% $6,431	-5% $7,043	+0% $7,654	+5% $8,266	+10% $8,878
Rate	-1.0pp $8,007	-0.5pp $7,833	base $7,654	+0.5pp $7,473	+1.0pp $7,289

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

Units	Beds	Baths	Est. rent
▸ 10× units	10	—	$15,480
Total (10 units)			$15,482

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $700,000 Active 454 DOM
2. 2026-06-18
   days on market $700,000 Active 451 DOM
3. 2026-06-17
   days on market $700,000 Active 450 DOM
4. 2026-06-16
   days on market $700,000 Active 449 DOM
5. 2026-06-15
   days on market $700,000 Active 448 DOM
6. 2026-06-13
   days on market $700,000 Active 446 DOM
7. 2026-06-10
   days on market $700,000 Active 442 DOM
8. 2026-06-08
   days on market $700,000 Active 441 DOM
9. 2026-06-07
   days on market $700,000 Active 440 DOM
10. 2026-06-04
    days on market $700,000 Active 437 DOM
11. 2026-06-01
    days on market $700,000 Active 434 DOM
12. 2026-05-31
    days on market $700,000 Active 433 DOM
13. 2025-04-19
    price $700,000 568-char remark

    Show marketing remark (568 chars)

    Turnkey 10-unit apartment complex fully occupied and cash flowing in the booming East Downtown Houston (EaDo) area, bringing in $8,700 per month in rental income. This prime investment opportunity immediate cash flows with all units currently leased and located in one of Houston’s neighborhoods known for strong rental demand and low vacancy rates. The owner is open allowing a savvy investor to take over the and step into a performing asset. Don’t miss this rare chance to own a stabilized multifamily property in one of the city's most dynamic markets.

14. 2025-03-24
    listed $1,150,000 Active 568-char remark

    Show marketing remark (568 chars)

    Turnkey 10-unit apartment complex fully occupied and cash flowing in the booming East Downtown Houston (EaDo) area, bringing in $8,700 per month in rental income. This prime investment opportunity immediate cash flows with all units currently leased and located in one of Houston’s neighborhoods known for strong rental demand and low vacancy rates. The owner is open allowing a savvy investor to take over the and step into a performing asset. Don’t miss this rare chance to own a stabilized multifamily property in one of the city's most dynamic markets.

15. 2023-06-14
    historical
16. 2023-06-07
    price $680,000
17. 2023-04-24
    listed $730,000 Active
18. 2011-05-10
    soldstatus
19. 2000-07-28
    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: $7,365 · $614/mo
• Projected year-2 tax: $12,810 · $1,068/mo
• Expected delta: +$5,445/yr (+$454/mo · 73.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $185,784
• − Mortgage interest: −$39,211
• − Property taxes: −$7,365
• − Insurance: −$3,500
• − Repairs & maintenance: −$14,863
• − Management: −$14,863
• − Depreciation: −$20,364
• Taxable income: $85,619
• Est. tax owed @ 24.0%: −$20,549
• After-tax cash flow: $71,305/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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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 Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

-4.1% since first listed

7 events — show timeline

• 2025-04-19 Price Changed $700,000 HARMLS
• 2025-03-24 Listed $1,150,000 HARMLS
• 2023-06-14 Listing Removed — HARMLS
• 2023-06-07 Price Changed $680,000 HARMLS
• 2023-04-24 Listed $730,000 HARMLS
• 2011-05-10 Sold (Public Records) — Public Records
• 2000-07-28 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $7,365 · -1.8% YoY. Source: county tax records.