9102 Coffee St Unit A-B · Houston, TX 77033

$399,900

4 bd · 5.0 ba · 2,000 sqft · MultiFamily · 38 Days on market

Built 2026 Excellent condition 3,366 sqft lot

---

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).

• Cash flow +9.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Schools +2.7/10.0
• 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

NEW CONSTRUCTION EST TO BE COMPLETED IN JUNE 2026. This stunning new construction duplex showcases a bold contemporary aesthetic with its striking butterfly roofline and sleek facade. Each meticulously designed side features a spacious two-bedroom, two-and-a-half-bathroom layout, perfectly blending sophisticated style with functional living. The interiors are bathed in natural light through expansive windows, highlighting the flooring and organic textures throughout. A gourmet kitchen serves as the heart of the home, equipped with premium appliances, cabinetry, and a generous waterfall island that flows seamlessly into the open-concept living area. Upstairs, the tranquil bedrooms offer a pr

Key facts

• New construction
• Gourmet kitchen
• Curated patio

Tags

• NEW CONSTRUCTION
• BUTTERFLY ROOFLINE
• GOURMET KITCHEN
• CURATED PATIO

Property features AI

Finance

• Financial info: Annual tax: $2,281 (2025)

Exterior

• Home design: New construction by NewGen Builders LLC; 2,000 total building area; Property listed as Residential Income; Under construction (year built: 2026)
• Construction: Built in 2026; Composition roof
• Exterior features: Composition roof; Lot approximately 3,366 square feet

Interior

• Bedrooms: Each unit has 2 bedrooms (Unit 1: 2 beds)
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Central heating (Electric and Gas); Central air conditioning (Electric)
• Interior features: New construction (under construction); Residential income property (2 units)

🏗️ New construction. The $399,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $427,498.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.5-bath units multifamily listed at $400k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative. Per door: $-148/mo.
• To cash-flow at today's rent, offer at most $385k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (15.8% below list).
• Recommended offer: $337k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• 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: Woodson School (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 572 students, 99% FRL); Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 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 rising fast (+5.5%/yr); 345 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,366/mo this rent would consume 106% of the median local household income ($38k/yr) (locally 1728% 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 $3k of loan paydown is wiped out by about $13k 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 38 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $336,600 (15.8% 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 38 days. Have you received any prior offers? Is the seller open to a 16% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.79% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $427,498
• List price: $399,900
• Delta: -6.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5010 Wilmington St	0.38mi	4/2.0	2,068 (+3%)	21mo	$425,000	$206	47
5008 Wilmington St	0.38mi	4/2.0	2,068 (+3%)	21mo	$425,000	$206	47
4649 Carmen St	0.24mi	3/2.0 (-1)	2,200 (+10%)	11mo	$399,900	$182	46

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.34×
• Total profit: $-79,524
• Equity at exit: $63,741

10-year hold

• IRR: -6.7%
• Equity multiple: 0.53×
• Total profit: $-56,574
• Equity at exit: $36,962

Cash invested: $119,699 (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 77033

• Home prices YoY: -16.3%
• Rents YoY: 5.5%
• Active inventory: 345
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $3,366 high
• Mortgage (P&I): −$2,242
• Tax est. 1.5%: −$534 /mo · $6,412/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $-295

Break-even live

Break-even rent $3,740

Max offer price $384,782

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-147	+0% $-295	+5% $-443	+10% $-591
Rent	-10% $-561	-5% $-428	+0% $-295	+5% $-162	+10% $-29
Rate	-1.0pp $-80	-0.5pp $-186	base $-295	+0.5pp $-406	+1.0pp $-519

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$3,366
Total (2 units)			$3,366

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: $106,874
• Closing costs: $12,825
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4723 Mallow St Houston, TX	3.0	2.5	1472	$1,850	$1.26	7d	1	0.09mi
4538 Clover St Houston, TX	4.0	2.0	1768	$1,595	$0.90	45d	1	0.36mi
5036 Mallow St Houston, TX	3.0	3.0	1472	$2,050	$1.39	45d	1	0.37mi
4921a Pederson St Unit A Houston, TX	3.0	2.0	1765	$2,150	$1.22	14d	1	0.43mi
5012 Higgins St Unit B Houston, TX	3.0	2.5	1611	$1,650	$1.02	26d	1	0.45mi
4526 Knoxville St Unit A Houston, TX	3.0	2.5	1474	$1,775	$1.20	16d	1	0.55mi
4514 Galesburg St Unit B Houston, TX	3.0	2.5	1680	$3,500	$2.08	26d	1	0.61mi
5407 Thrush Dr Houston, TX	4.0	1.0	1407	$1,495	$1.06	15d	1	0.62mi
8606 Lee Otis St Houston, TX	4.0	2.5	1869	$1,975	$1.06	0d	1	0.68mi
4835 Sunflower St Unit 1546466P Houston, TX	3.0	2.0	1883	$4,516	$2.40	16d	1	0.76mi
4406 Sterling St Houston, TX	3.0	2.5	1840	$1,999	$1.09	18d	1	0.84mi
4601 White Rock St Unit A Houston, TX	3.0	2.5	1700	$2,500	$1.47	45d	1	0.90mi
9509 Merle St Unit 9509A Houston, TX	4.0	2.5	1404	$1,500	$1.07	45d	1	0.92mi
5408 Groveton St Houston, TX	4.0	2.0	1472	$1,983	$1.35	1d	1	0.93mi
4613 Bricker St Unit B Houston, TX	3.0	2.5	1600	$2,300	$1.44	45d	1	0.97mi
3710 Rockingham St Houston, TX	3.0	2.0	1890	$1,700	$0.90	45d	1	1.02mi
7710 Darnay Dr Houston, TX	3.0	3.0	1635	$2,095	$1.28	45d	1	1.07mi
5201 Kenilwood Dr Unit B Houston, TX	3.0	2.0	2442	$1,725	$0.71	15d	1	1.10mi
5314 Longmeadow St Houston, TX	3.0	3.0	1646	$1,900	$1.15	45d	1	1.20mi
5767 Belcrest St Houston, TX	4.0	2.0	1480	$1,790	$1.21	45d	1	1.23mi
9606 Ashville Dr Unit B Houston, TX	3.0	2.0	1610	$1,570	$0.98	45d	1	1.25mi
5726 Waterford Dr Houston, TX	3.0	2.0	2000	$1,850	$0.93	12d	1	1.36mi
7358 Guadalcanal Rd Houston, TX	3.0	3.0	1768	$2,195	$1.24	45d	1	1.37mi
8328 Corinth St Unit B Houston, TX	3.0	2.5	1500	$2,800	$1.87	22d	1	1.38mi
3620 Du Bois St Unit 1302349P Houston, TX	3.0	2.5	1797	$2,945	$1.64	4d	1	1.41mi
7339 Krueger Rd Houston, TX	3.0	2.0	2440	$1,900	$0.78	45d	1	1.41mi
5818 Glenhurst Dr Houston, TX	3.0	2.0	1441	$1,750	$1.21	1d	1	1.42mi
5458 Osprey Dr Houston, TX	3.0	2.0	1614	$1,595	$0.99	22d	1	1.46mi

Listing history 13 events

1. 2026-06-21
   days on market $399,900 Active 38 DOM
2. 2026-06-18
   days on market $399,900 Active 35 DOM
3. 2026-06-17
   days on market $399,900 Active 34 DOM
4. 2026-06-16
   days on market $399,900 Active 33 DOM
5. 2026-06-15
   days on market $399,900 Active 32 DOM
6. 2026-06-13
   days on market $399,900 Active 30 DOM
7. 2026-06-10
   days on market $399,900 Active 26 DOM
8. 2026-06-08
   days on market $399,900 Active 25 DOM
9. 2026-06-07
   days on market $399,900 Active 24 DOM
10. 2026-06-04
    days on market $399,900 Active 21 DOM
11. 2026-06-01
    days on market $399,900 Active 18 DOM
12. 2026-05-31
    days on market $399,900 Active 17 DOM
13. 2026-05-14
    listed $399,900 Active 982-char remark

ⓘ 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 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $40,392
• − Mortgage interest: −$23,947
• − Property taxes: −$6,412
• − Insurance: −$2,137
• − Repairs & maintenance: −$3,231
• − Management: −$3,231
• − Depreciation: −$12,436
• Taxable loss: −$11,004
• Est. tax savings @ 24.0%: +$2,641
• After-tax cash flow: $-902/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 · 5 photos

Excellent 100/100 None rehab

This new construction duplex is in excellent condition with modern amenities and a contemporary design, making it an ideal investment property.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add smart home features — Improves convenience and can be a selling point for both buyers and renters.
• Both Install energy-efficient windows — Reduces energy costs and enhances the home's appeal to eco-conscious buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add smart home features — Improves convenience and can be a selling point for both buyers and renters. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances the home's appeal to eco-conscious buyers and renters. ↑

ⓘ 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): 29,154
• Household income: $38,071
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1728.0

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: Majority Black (55%)
• Race & ethnicity: Black 55% Hispanic / Latino 43% Two or more races 17% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 39%

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: ▼ -41.49%
• Current HPI: 212.6472
• Rent YoY: ▲ 5.45%
• 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

1 event — show timeline

• 2026-05-14 Listed $399,900 HARMLS