7502 Laura Koppe Rd Unit C-D · Houston, TX 77028

$415,000

3 bd · 2.0 ba · 2,475 sqft · MultiFamily · 3 Days on market

Built 2025 Good condition 3,850 sqft lot $168/sqft · 8% above area Est $385k · 8% over

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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).

• Cash flow +10.2/30.0
• Appreciation +7.6/10.0
• ARV discount +4.0/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• Rent growth +2.1/5.0

Multi-family units

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

Listing remarks

Discover an incredible investment opportunity with this pair of brand-new single-family homes offered together as a high-end duplex. Each unit features three spacious bedrooms and 2.5 bathrooms, anchored by a smart, open-concept layout that maximizes natural light and soaring ceilings. The contemporary kitchens are fully equipped with sleek countertops and stainless steel appliances, including a refrigerator, microwave, and dishwasher. Designed for modern life, these homes offer durable finishes, central A/C and heat, a private entrance, a security system, and a dedicated laundry room. With off-street parking for two vehicles per unit and an unbeatable location just minutes from Downtown Ho

Key facts

• Security system
• Private entrance
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• CONTEMPORARY KITCHENS
• STAINLESS STEEL APPLIANCES
• PRIVATE ENTRANCE
• SECURITY SYSTEM
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Living area reported as 2,475; Tax year 2025

Exterior

• Home design: New construction (2025); Builder: Excel Estate LLC; Property type: Residential Income
• Construction: Built in 2025
• Exterior features: Composition roof; Lot size approximately 3,850 square feet

Interior

• Bedrooms: Unit 1: 3 bedrooms; Total units: 2
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Under construction; Residential income property (multi-unit)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $415k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (19.7% below list).
• Recommended offer: $333k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 (-1.6%/yr); 353 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,333/mo this rent would consume 104% of the median local household income ($38k/yr) (locally 1177% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $25k of equity ($3k loan paydown + $22k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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: 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 $333,300 (19.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $385,247
• List price: $415,000
• Delta: 1.21%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8412 Darien St Unit A/B	0.27mi	3/2.0	2,432 (-2%)	1mo	$410,000	$169	84
7126 Bywood A And B St	0.48mi	3/3.0	2,562 (+4%)	4mo	$390,000	$152	65
7002 S Hall St	0.66mi	3/2.0	2,628 (+6%)	6mo	$390,000	$148	54
7932 Way St	0.69mi	3/2.0	2,300 (-7%)	10mo	$410,000	$178	48
9433 Pembrook St	0.58mi	4/4.0 (+1)	2,182 (-12%)	0mo	$389,990	$179	40
9437 Pembrook St	0.59mi	4/4.0 (+1)	2,182 (-12%)	0mo	$389,990	$179	40
6909 S Hall St	0.68mi	3/3.0	2,846 (+15%)	9mo	$490,000	$172	31

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.66×
• Total profit: $76,802
• Equity at exit: $241,376

10-year hold

• IRR: 10.7%
• Equity multiple: 2.94×
• Total profit: $225,908
• Equity at exit: $421,801

Cash invested: $116,200 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 353
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $3,333 high
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,225/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $-235

Break-even live

Break-even rent $3,630

Max offer price $381,009

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$3,332
Total (2 units)			$3,333

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9320 Firnat St Unit A Houston, TX	3.0	2.5	1900	$1,850	$0.97	8d	1	0.54mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	0.54mi
9328 Firnat St Unit B Houston, TX	3.0	2.5	1902	$1,900	$1.00	44d	1	0.54mi
9326 Firnat St Unit B Houston, TX	3.0	2.5	1902	$1,900	$1.00	44d	1	0.54mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,695	$1.05	15d	1	0.57mi
7002 S Hall St Houston, TX	3.0	2.0	2628	$1,800	$0.68	44d	1	0.63mi
8102 Crestview Dr Unit A Houston, TX	3.0	2.5	1800	$1,900	$1.06	22d	1	0.86mi
8102 Crestview Dr Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	44d	1	0.86mi
8203 Woodlyn Rd Unit C Houston, TX	3.0	2.5	1650	$1,650	$1.00	8d	1	1.03mi
7426 Bigwood St Houston, TX	4.0	2.0	1997	$1,850	$0.93	14d	1	1.11mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	24d	1	1.14mi
5418 Weaver Rd Houston, TX	2.0	1.0	2940	$1,100	$0.37	44d	1	1.23mi
7966 Henson St Unit B Houston, TX	3.0	2.0	1608	$1,410	$0.88	44d	1	1.38mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	8d	1	1.46mi

Listing history 10 events

1. 2026-05-10
   listed $389,900 Active 978-char remark
2. 2026-05-10
   historical
3. 2026-05-09
   price $389,900
4. 2026-05-04
   listed $399,900 Active
5. 2026-05-04
   historical
6. 2026-04-24
   listed $409,900 Active
7. 2026-04-24
   historical
8. 2026-04-19
   listed $409,900 Active
9. 2026-04-19
   historical
10. 2026-03-05
    listed $414,900 Active

ⓘ 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 ≥111°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: $39,996
• − Mortgage interest: −$23,246
• − Property taxes: −$6,225
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,200
• − Management: −$3,200
• − Depreciation: −$12,073
• Taxable loss: −$10,023
• Est. tax savings @ 24.0%: +$2,405
• After-tax cash flow: $-413/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 · 6 photos

Good 80/100 None rehab

This brand-new single-family home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for value-add improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Add smart home features — Improves convenience and could increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Add smart home features — Improves convenience and could 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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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 (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

+0.0% since first listed

13 events — show timeline

• 2026-05-30 Listing Removed — HARMLS
• 2026-05-27 Listing Removed — HARMLS
• 2026-05-27 Listed $415,000 HARMLS
• 2026-05-10 Listing Removed — HARMLS
• 2026-05-10 Listed $389,900 HARMLS
• 2026-05-09 Price Changed $389,900 HARMLS
• 2026-05-04 Listing Removed — HARMLS
• 2026-05-04 Listed $399,900 HARMLS
• 2026-04-24 Listing Removed — HARMLS
• 2026-04-24 Listed $409,900 HARMLS
• 2026-04-19 Listing Removed — HARMLS
• 2026-04-19 Listed $409,900 HARMLS
• 2026-03-05 Listed $414,900 HARMLS