4423 Trigg St · Houston, TX 77093

$209,900

4 bd · 4.0 ba · 1,773 sqft · MultiFamily public records · 6 Days on market

Built 2021 10,148 sqft lot Est $348k · 40% under

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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 +17.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +5.4/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

This is a Package Deal. Excellent Opportunity to purchase 3 lots for one great price! Included in this listing is Lot 849 (10,148 sqft), Lot 850 (10,620 sqft), and Lot 852 (7,670 sqft) with all lots totaling 28,438 sqft. Build your dream home or build multiple homes and triple your investment or more! No HOA or Restrictions. Make an offer today before this one gets away! This Listing price is for Lot 849 only. Please consult MLS #24270774 and MLS # 2482204.

Key facts

• Employment centers
• Major throughfares
• Investment property

Tags

• DUPLEX
• BUCKINGHAM PLACE SUBDIVISION
• INVESTMENT PROPERTY
• MAJOR THROUGHFARES
• EMPLOYMENT CENTERS
• RETAIL CENTER

Property features AI

Exterior

• Utilities: Electricity available
• Home design: Residential income property; Two units (multi-unit building)
• Construction: Built in 2021; Composition roof
• Exterior features: Cleared lot

Interior

• Bedrooms: Three bedrooms (per unit — Unit 1 listed with 3 beds)
• Flooring: Laminate
• Bathrooms: Two full bathrooms
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive. Per door: $77/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 7.2% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hambrick Middle (math 12% / reading 22%, grade F, #1,520 of 1,662 statewide, top 92%, 1,021 students, 93% FRL); Macarthur H S (math 16% / reading 24%, grade F, #1,397 of 1,632 statewide, top 87%, 3,571 students, 85% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 148 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,430/mo this rent would consume 62% of the median local household income ($47k/yr) (locally 1815% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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

• Watch-outs: property tax is 3.3% of price.
• 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 $209,900

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $347,508
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5102 Haywood St	0.73mi	4/—	1,788 (+1%)	14mo	$350,000	$196	52

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

Projected returns pro-forma

-3.0% appreciation · 5.31% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.69×
• Total profit: $-18,140
• Equity at exit: $31,297

10-year hold

• IRR: 4.7%
• Equity multiple: 1.39×
• Total profit: $22,700
• Equity at exit: $18,148

Cash invested: $58,772 (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 77093

• Home prices YoY: -9.9%
• Rents YoY: 5.3%
• Active inventory: 148
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$577 /mo · $6,919/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $155

Break-even live

Break-even rent $2,234

Max offer price $209,900

Occupancy floor 89%

Sensitivity live

Price	-10% $274	-5% $214	+0% $155	+5% $95	+10% $36
Rent	-10% $-37	-5% $59	+0% $155	+5% $251	+10% $347
Rate	-1.0pp $261	-0.5pp $208	base $155	+0.5pp $101	+1.0pp $45

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,430
Total (2 units)			$2,430

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	45d	1	0.64mi
2920 La Estancia Ln Houston, TX	5.0	2.0	1562	$1,731	$1.11	0d	1	1.05mi
3222 Bostic St Unit 1571615P Houston, TX	3.0	2.5	1593	$5,423	$3.40	0d	1	1.18mi
10329 Wicklowe St Houston, TX	3.0	2.0	1266	$1,400	$1.11	22d	1	1.20mi
3208 Bostic St Unit 1254540P Houston, TX	3.0	2.0	1603	$3,673	$2.29	0d	1	1.20mi
8326 Curry Rd Unit 1228882P Houston, TX	3.0	2.0	1614	$2,878	$1.78	9d	1	1.23mi
8326 Curry Rd Unit 1227052P Houston, TX	3.0	2.0	1270	$3,317	$2.61	0d	1	1.23mi
8322 Curry Rd Houston, TX	3.0	2.5	1599	$2,500	$1.56	45d	1	1.24mi
8318 Curry Rd Houston, TX	3.0	2.0	1558	$2,299	$1.48	45d	1	1.24mi
8320 Curry Rd Unit 1391267P Houston, TX	3.0	2.5	1550	$5,033	$3.25	0d	1	1.24mi
8320 Curry Rd Houston, TX	3.0	2.5	1558	$8,950	$5.74	23d	1	1.24mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	45d	1	1.34mi
10221 Bretton Dr Houston, TX	3.0	1.0	1350	$1,700	$1.26	25d	1	1.41mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,675	$1.04	0d	1	1.48mi

Listing history 5 events

1. 2026-06-21
   days on market $209,900 Active 6 DOM
2. 2026-06-18
   days on market $209,900 Active 3 DOM
3. 2026-06-17
   days on market $209,900 Active 2 DOM
4. 2026-06-15
   remarks 433-char remark
5. 2026-06-15
   listed $209,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $6,919 · $577/mo
• Projected year-2 tax: $6,919 · $577/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,160
• − Mortgage interest: −$11,758
• − Property taxes: −$6,919
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$6,106
• Taxable loss: −$1,338
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $2,180/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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): 46,407
• Household income: $46,766
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1815.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 24% Black 11% White 6% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Foreign-born: 34% · Canada
• Languages at home: 30% English-only · Spanish 70%

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: ▼ -30.53%
• Current HPI: 277.4914
• Rent YoY: ▲ 5.31%
• 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

+424.7% since first listed

12 events — show timeline

• 2026-06-15 Listed $209,900 HARMLS
• 2024-10-17 Rental Removed $1,360 RENTALBEAST
• 2024-10-03 Listed for Rent $1,360 RENTALBEAST
• 2022-02-13 Price Changed $1,450 RENT.
• 2020-09-09 Sold (MLS) — HARMLS
• 2020-08-10 Pending — HARMLS
• 2020-04-28 Price Changed $45,000 HARMLS
• 2020-04-07 Relisted — HARMLS
• 2020-04-04 Pending — HARMLS
• 2020-03-31 Listed $40,000 HARMLS
• 2020-03-16 Sold (Public Records) — Public Records
• 1996-02-21 Sold (Public Records) — Public Records

Property tax history

+20.4%/yr

Latest (2025): $6,919 · -1.7% YoY. Source: county tax records.