4131 Dixie Dr · Houston, TX 77021

$84,947

2 bd · 2.0 ba · 1,120 sqft · MultiFamily public records · 19 Days on market

Built 2000 5,000 sqft lot $76/sqft · 65% below area

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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
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Investor special. Fire damaged duplex. Selling at land value. Do not enter the premises

Key facts

• Built 2000
• Listed 18 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Residential property; Built in 2000; Single-level entry on slab foundation
• Construction: Cement siding construction; Composition roof; Slab foundation
• Exterior features: Subdivision lot; Asphalt road access

Interior

• Bedrooms: Primary bedroom on the second floor (approx. 12 x 10); Second bedroom on the second floor (approx. 11 x 10); Third bedroom on the second floor (approx. 10 x 10)
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Three total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 (+2.2%/yr); 467 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 2.2% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,672 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.76% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.04%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $241,603
• List price: $84,947
• Delta: -64.84%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 1.96×
• Total profit: $22,946
• Equity at exit: $12,666

10-year hold

• IRR: 31.1%
• Equity multiple: 3.69×
• Total profit: $63,908
• Equity at exit: $7,345

Cash invested: $23,785 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $596

Break-even live

Break-even rent $743

Max offer price $84,947

Occupancy floor 55%

Sensitivity live

Price	-10% $654	-5% $625	+0% $596	+5% $566	+10% $537
Rent	-10% $477	-5% $536	+0% $596	+5% $655	+10% $714
Rate	-1.0pp $638	-0.5pp $617	base $596	+0.5pp $573	+1.0pp $551

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: $21,237
• Closing costs: $2,548
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	4d	1	0.13mi
4515 Dewberry St Houston, TX	1.0	1.0	1400	$664	$0.47	21d	1	0.43mi
3644 Griggs Rd Unit 1047940P Houston, TX	3.0	2.5	1399	$2,161	$1.54	2d	1	0.56mi
3560 Dixie Dr Apt 422 Houston, TX	2.0	2.0	1322	$1,410	$1.07	8d	1	0.73mi
3560 Dixie Dr Unit 3597 Houston, TX	2.0	2.0	1322	$1,434	$1.08	11d	1	0.73mi
3560 Dixie Dr Unit 3581 Houston, TX	1.0	1.0	1003	$1,087	$1.08	11d	1	0.73mi
3560 Dixie Dr Unit 2162 Houston, TX	2.0	2.0	1322	$1,410	$1.07	6d	1	0.73mi
3560 Dixie Dr Unit 3617 Houston, TX	2.0	2.0	1322	$1,435	$1.09	44d	1	0.73mi
3560 Dixie Dr Unit 3611 Houston, TX	1.0	1.0	1003	$1,037	$1.03	13d	1	0.73mi
3560 Dixie Dr Unit 324 Houston, TX	1.0	1.0	1003	$1,048	$1.04	8d	1	0.73mi
3560 Dixie Dr Unit 3581 Houston, TX	1.0	1.0	1003	$1,083	$1.08	14d	1	0.73mi
3560 Dixie Dr Unit 1187 Houston, TX	1.0	1.0	1003	$1,083	$1.08	0d	1	0.73mi
3560 Dixie Dr Unit 1047 Houston, TX	1.0	1.0	1003	$1,088	$1.08	11d	1	0.73mi
3560 Dixie Dr Unit 1162 Houston, TX	1.0	1.0	1003	$1,048	$1.04	6d	1	0.73mi
3560 Dixie Dr Unit 2165 Houston, TX	2.0	2.0	1322	$1,440	$1.09	0d	1	0.73mi
3716 Southmore Blvd Houston, TX	2.0	1.0	850	$1,000	$1.18	44d	1	0.75mi
4722 Old Spanish Trl Unit B301 Houston, TX	2.0	2.0	1027	$1,695	$1.65	45d	1	0.77mi
5924 Schroeder Rd Houston, TX	1.0	1.0	800	$795	$0.99	25d	1	0.79mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	44d	1	0.79mi
5924 Schroeder Rd Houston, TX	2.0	1.0	900	$895	$0.99	22d	1	0.79mi
5918 Schroeder Rd Houston, TX	1.0–2.0	1.0	850	$1,000	$1.18	44d	1	0.79mi
6030 Schroeder Rd Houston, TX	1.0	1.0	740	$850	$1.15	44d	1	0.81mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	0d	1	0.81mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	0.81mi
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.81mi
3629 N MacGregor Way Houston, TX	1.0	1.0	700	$775	$1.11	44d	1	0.82mi
3620 Southmore Blvd Houston, TX	2.0	1.0	780	$1,100	$1.41	14d	1	0.84mi
3426 Tampa St Unit 4272026 Houston, TX	2.0	1.5	1046	$1,500	$1.43	44d	1	0.86mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.98mi
6926 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.99mi
6928 Paris St Houston, TX	3.0	2.0	1276	$1,900	$1.49	0d	1	0.99mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	44d	1	1.02mi
3603 Alice St Houston, TX	1.0	1.0	848	$1,000	$1.18	4d	1	1.04mi
3603 Alice St Houston, TX	2.0	1.0	850	$1,000	$1.18	5d	1	1.04mi
3603 Alice St Unit 15 Houston, TX	2.0	1.0	850	$999	$1.18	8d	1	1.06mi
3603 Alice St Unit 3725-B Houston, TX	1.0	1.0	850	$999	$1.18	8d	1	1.06mi
5154 Griggs Rd Unit CAVE Houston, TX	2.0	2.0	1322	$1,420	$1.07	3d	1	1.06mi
4007 Corder St Houston, TX	2.0	1.0	814	$885	$1.09	25d	1	1.13mi
5101 Martin Luther King Blvd Unit MO54 Houston, TX	2.0	2.0	1322	$1,210	$0.92	12d	1	1.22mi
5506 Sampson St Houston, TX	2.0	2.0	886	$970	$1.09	44d	1	1.26mi

Listing history 6 events

1. 2026-05-07
   listed $84,947 Active 87-char remark
2. 2024-05-24
   status Pending
3. 2024-05-20
   status Option Pending
4. 2024-05-20
   historical
5. 2024-04-07
   listed $260,000 Active
6. 1995-05-25
   soldstatus

ⓘ 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 ≥109°F today · 25 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: $17,963
• − Mortgage interest: −$4,758
• − Property taxes: −$1,274
• − Insurance: −$425
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$2,471
• Taxable income: $6,160
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $5,668/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

-71.3% since first listed

8 events — show timeline

• 2026-05-29 Listing Removed — HARMLS
• 2026-05-27 Price Changed $74,497 HARMLS
• 2026-05-07 Listed $84,947 HARMLS
• 2024-05-24 Pending — HARMLS
• 2024-05-20 Pending — HARMLS
• 2024-05-20 Listing Removed — HARMLS
• 2024-04-07 Listed $260,000 HARMLS
• 1995-05-25 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $5,504 · +4.0% YoY. Source: county tax records.