3117 E Crosstimbers St · Houston, TX 77093

$265,000

4 bd · 4.0 ba · 2,184 sqft · MultiFamily public records · 141 Days on market

Built 2020 4,900 sqft lot $121/sqft · 25% below area Est $353k · 25% under ↓ 41% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• 1% rule +4.3/10.0
• DSCR +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

This duplex is almost ready for occupancy. Calling all investors that see the potential in this lovely property. Or live in one and rent out the other an an owner/occupant. The duplex will need some repairs but it’s priced with equity.

Key facts

• 4,900 sq ft lot
• Built 2020
• Listed 141 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $-4 ($-50/yr) — negative. Per door: $-2/mo.
• To cash-flow at today's rent, offer at most $264k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (6.9% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: 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 (+5.3%/yr); 148 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,468/mo this rent would consume 63% 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 141 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,200 (12.0% 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 141 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
10. 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.
11. 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.
12. 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: 0.93% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

• ARV (median comp): $352,754
• List price: $265,000
• Delta: -24.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2708 Bostic St	0.52mi	4/4.0	2,182 (-0%)	8mo	$399,990	$183	69
2710 Bostic St	0.51mi	4/4.0	2,182 (-0%)	8mo	$399,990	$183	69
2704 Bostic St	0.53mi	4/4.0	2,182 (-0%)	8mo	$399,990	$183	68
2706 Bostic St	0.53mi	4/4.0	2,182 (-0%)	11mo	$419,990	$192	66

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: -13.6%
• Equity multiple: 0.50×
• Total profit: $-37,227
• Equity at exit: $39,512

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-7,054
• Equity at exit: $22,912

Cash invested: $74,200 (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: 17.9×

Monthly cashflow live

• Estimated rent: $2,468 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$454 /mo · $5,445/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-4

Break-even live

Break-even rent $2,473

Max offer price $264,262

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,468
Total (2 units)			$2,468

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2623 Huntington Creek Ln Houston, TX	3.0	2.5	1553	$2,299	$1.48	24d	1	0.41mi
8320 Curry Rd Houston, TX	3.0	2.5	1558	$8,950	$5.74	21d	1	0.45mi
8320 Curry Rd Unit 1391267P Houston, TX	3.0	2.5	1550	$5,134	$3.31	1d	1	0.45mi
8318 Curry Rd Houston, TX	3.0	2.0	1558	$2,299	$1.48	43d	1	0.45mi
8322 Curry Rd Houston, TX	3.0	2.5	1599	$2,500	$1.56	43d	1	0.46mi
8326 Curry Rd Unit 1228882P Houston, TX	3.0	2.0	1614	$2,878	$1.78	7d	1	0.47mi
3208 Bostic St Unit 1254540P Houston, TX	3.0	2.0	1603	$3,691	$2.30	1d	1	0.49mi
4030 Reid St Houston, TX	3.0	2.0	1680	$2,000	$1.19	43d	1	1.09mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	43d	1	1.37mi
2920 La Estancia Ln Houston, TX	5.0	2.0	1562	$1,761	$1.13	7d	1	1.38mi

Listing history 20 events

1. 2026-06-07
   status $265,000 Pending 141 DOM
2. 2026-06-04
   days on market $265,000 Active 141 DOM
3. 2026-06-01
   days on market $265,000 Active 138 DOM
4. 2026-05-31
   days on market $265,000 Active 137 DOM
5. 2026-01-14
   listed $265,000 Active 243-char remark

   Show marketing remark (243 chars)

   This duplex is almost ready for occupancy. Calling all investors that see the potential in this lovely property. Or live in one and rent out the other an an owner/occupant. The duplex will need some repairs but it’s priced with equity.

6. 2025-06-20
   soldstatus
7. 2025-06-13
   soldstatus Sold 172-char remark

   Show marketing remark (172 chars)

   This duplex is almost ready for occupancy. Calling all investors that see the potential in this lovely property. Or live in one and rent out the other an an owner/occupant.

8. 2025-04-16
   status Pending 172-char remark

   Show marketing remark (172 chars)

   This duplex is almost ready for occupancy. Calling all investors that see the potential in this lovely property. Or live in one and rent out the other an an owner/occupant.

9. 2025-03-18
   soldstatus
10. 2024-10-29
    listed $365,000 Active 172-char remark

    Show marketing remark (172 chars)

    This duplex is almost ready for occupancy. Calling all investors that see the potential in this lovely property. Or live in one and rent out the other an an owner/occupant.

11. 2023-06-02
    soldstatus
12. 2023-01-26
    historical
13. 2023-01-10
    price $310,000
14. 2022-12-15
    price $349,999
15. 2022-12-08
    status Active
16. 2022-11-11
    status Pending
17. 2022-10-21
    price $399,999
18. 2022-10-10
    listed $450,000 Active
19. 2019-12-17
    soldstatus
20. 1988-01-02
    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: $5,445 · $454/mo
• Projected year-2 tax: $5,445 · $454/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 6/10 Major FEMA zone X (unshaded) · 71% 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: $29,616
• − Mortgage interest: −$14,844
• − Property taxes: −$5,445
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − Depreciation: −$7,709
• Taxable loss: −$4,446
• Est. tax savings @ 24.0%: +$1,067
• After-tax cash flow: $1,017/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): 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

-41.1% since first listed

16 events — show timeline

• 2026-01-14 Listed $265,000 HARMLS
• 2025-06-20 Sold (Public Records) — Public Records
• 2025-06-13 Sold (MLS) — HARMLS
• 2025-04-16 Pending — HARMLS
• 2025-03-18 Sold (Public Records) — Public Records
• 2024-10-29 Listed $365,000 HARMLS
• 2023-06-02 Sold (Public Records) — Public Records
• 2023-01-26 Listing Removed — HARMLS
• 2023-01-10 Price Changed $310,000 HARMLS
• 2022-12-15 Price Changed $349,999 HARMLS
• 2022-12-08 Relisted — HARMLS
• 2022-11-11 Pending — HARMLS
• 2022-10-21 Price Changed $399,999 HARMLS
• 2022-10-10 Listed $450,000 HARMLS
• 2019-12-17 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+18.6%/yr

Latest (2025): $5,445 · +2.5% YoY. Source: county tax records.