2711 Ruth St · Houston, TX 77004

$545,000

6 bd · 6.0 ba · 2,604 sqft · MultiFamily · 410 Days on market

Built 1955 Fair condition 5,250 sqft lot $209/sqft · 17% above area Est $466k · 17% over ↓ 5% since listing

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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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

Rare opportunity. 6 Plex easy walking distance to Texas Southern University. Short drive to The University of Houston, or Downtown. Front house consists of 2,604sqft. (4) 1 Bedroom 1 Bathroom apartments. These 4 units are around 650 sqft. each. The garage is 950 sqft. with (2) 1 Bedroom 1 Bathroom apartments. These 2 units are around 475 sqft. each. Total living space with the front house and garage apartments is 3,554 sqft. on a 5,250 sqft. lot. Incredible chance to own 6 rental units in the heart of Houston.

Key facts

• Heart of houston
• 6 rental units
• 5,250 sq ft lot

Tags

• SHORT DRIVE TO DOWNTOWN
• 6 RENTAL UNITS
• HEART OF HOUSTON

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/1.0-bath units multifamily listed at $545k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $227/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $545k).
• Recommended offer: $480k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 soft (-0.3%/yr); 581 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6,493/mo this rent would consume 109% of the median local household income ($71k/yr) (locally 3072% 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 $4k of loan paydown is wiped out by about $16k 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 410 days — a 12% lower offer ($480k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $479,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 410 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 1.19% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $465,987
• List price: $545,000
• Delta: 16.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2218 Arbor St	0.36mi	5/3.0 (-1)	2,628 (+1%)	4mo	$420,000	$160	62
3444 Blodgett St	0.68mi	6/2.0	2,608 (+0%)	13mo	$379,000	$145	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.87×
• Total profit: $-20,427
• Equity at exit: $81,261

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $20,863
• Equity at exit: $47,122

Cash invested: $152,600 (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 77004

• Rents YoY: -0.3%
• Active inventory: 581
• Price-to-rent: 42.0×

Monthly cashflow live

• Estimated rent: $6,493 medium
• Mortgage (P&I): −$2,858
• Tax est. 1.5%: −$681 /mo · $8,175/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,364
• Net cashflow: $1,363

Break-even live

Break-even rent $4,768

Max offer price $545,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$6,492
Total (6 units)			$6,493

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$13,847	$5.55	1d	2	0.05mi
3122 Lucinda St Houston, TX	5.0	5.0	1984	$999	$0.50	24d	1	1.26mi
3719 Elgin St Houston, TX	1.0–5.0	1.0–5.0	1241	$1,899	$1.53	24d	14	1.33mi

Listing history 5 events

1. 2026-06-04
   days on market $545,000 Active 410 DOM
2. 2026-06-01
   days on market $545,000 Active 407 DOM
3. 2026-05-31
   days on market $545,000 Active 406 DOM
4. 2025-11-20
   price $545,000 523-char remark

   Show marketing remark (523 chars)

   Rare opportunity. 6 Plex easy walking distance to Texas Southern University. Short drive to The University of Houston, or Downtown. Front house consists of 2,604sqft. (4) 1 Bedroom 1 Bathroom apartments. These 4 units are around 650 sqft. each. The garage is 950 sqft. with (2) 1 Bedroom 1 Bathroom apartments. These 2 units are around 475 sqft. each. Total living space with the front house and garage apartments is 3,554 sqft. on a 5,250 sqft. lot. Incredible chance to own 6 rental units in the heart of Houston.

5. 2025-04-20
   listed $575,000 Active 523-char remark

   Show marketing remark (523 chars)

   Rare opportunity. 6 Plex easy walking distance to Texas Southern University. Short drive to The University of Houston, or Downtown. Front house consists of 2,604sqft. (4) 1 Bedroom 1 Bathroom apartments. These 4 units are around 650 sqft. each. The garage is 950 sqft. with (2) 1 Bedroom 1 Bathroom apartments. These 2 units are around 475 sqft. each. Total living space with the front house and garage apartments is 3,554 sqft. on a 5,250 sqft. lot. Incredible chance to own 6 rental units in the heart of Houston.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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: $77,916
• − Mortgage interest: −$30,528
• − Property taxes: −$8,175
• − Insurance: −$2,725
• − Repairs & maintenance: −$6,233
• − Management: −$6,233
• − Depreciation: −$15,855
• Taxable income: $8,166
• Est. tax owed @ 24.0%: −$1,960
• After-tax cash flow: $14,397/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 · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and updates to improve its condition and value. The exterior and interior need fresh paint, new carpet, and modern kitchen and bathrooms.

Repairs flagged

• Major roof — Photos don't show roof, but weathered siding suggests potential issues
• Major exterior siding — Weathered siding
• Major interior walls/paint — Worn paint
• Major flooring — Worn carpet
• Major kitchen — Outdated kitchen
• Major bathrooms — Outdated bathrooms

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace carpet — Fresh carpet improves living space
• Both Upgrade kitchen and bathrooms — Modern kitchen and bathrooms increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Photos don't show roof, but weathered siding suggests potential issues	Major	$15,000–50,000
exterior siding · Weathered siding	Major	$15,000–50,000
interior walls/paint · Worn paint	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
kitchen · Outdated kitchen	Major	$15,000–50,000
bathrooms · Outdated bathrooms	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace carpet — Fresh carpet improves living space ↑
• Both Upgrade kitchen and bathrooms — Modern kitchen and bathrooms increase both resale and rental value ↑

ⓘ 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): 35,997
• Household income: $71,199
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 3072.0

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 0.68)
• Race & ethnicity: Black 48% White 27% Hispanic / Latino 13% Two or more races 11% Asian 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 10% Chinese 2% Other Indo-European 2%

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: ▼ -139.34%
• Current HPI: 199.6066
• Rent YoY: ▼ -0.32%
• 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

-5.2% since first listed

2 events — show timeline

• 2025-11-20 Price Changed $545,000 HARMLS
• 2025-04-20 Listed $575,000 HARMLS