6109 Hertford St · Houston, TX 77048

$265,000

4 bd · 2.0 ba · 1,632 sqft · MultiFamily public records · 102 Days on market

Built 1981 0.29 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +6.3/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Welcome to this income-producing property! This charming duplex is the perfect investment opportunity for anyone looking for a rental property. With its dual living spaces, this property offers great potential for generating additional income. Don't miss out on this fantastic income property!

Key facts

• Rental property
• Dual living spaces
• 0.29 acre lot

Tags

• INCOME PRODUCING PROPERTY
• DUAL LIVING SPACES
• RENTAL PROPERTY
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive. Per door: $165/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $241k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+1.2%/yr); 303 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,855/mo this rent would consume 60% of the median local household income ($57k/yr) (locally 1117% 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 $9k of equity ($2k loan paydown + $7k appreciation (2.6% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 1.2% rent growth), your $74k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($241k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.61% appreciation · 1.17% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.57×
• Total profit: $42,505
• Equity at exit: $113,405

10-year hold

• IRR: 11.9%
• Equity multiple: 2.65×
• Total profit: $122,282
• Equity at exit: $170,426

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 77048

• Home prices YoY: 1.0%
• Rents YoY: 1.2%
• Active inventory: 303
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,855 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$425 /mo · $5,098/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $330

Break-even live

Break-even rent $2,437

Max offer price $265,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,854
Total (2 units)			$2,855

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
5919 Allison Rd Unit B Houston, TX	4.0	2.5	1450	$1,850	$1.28	43d	1	0.29mi
6543 Castle Loch Ct Houston, TX	3.0	2.5	1709	$1,995	$1.17	15d	1	0.65mi
6450 Dayridge Ln Houston, TX	3.0	2.0	1415	$1,820	$1.29	18d	1	0.73mi
14155 Fayridge Dr Houston, TX	1.0–3.0	1.0–2.0	967	$1,271	$1.31	4d	1	0.79mi
14220 S Wayside Dr Houston, TX	1.0–4.0	1.0–2.0	1093	$1,595	$1.46	10d	12	0.89mi
6706 Hobby Wind Ridge Dr Unit 1503192P Houston, TX	5.0	2.5	2195	$3,821	$1.74	7d	1	0.93mi
10647 Cashew Run Ln Houston, TX	3.0	2.0	1515	$2,100	$1.39	43d	1	1.03mi
13427 Lucky Bill Ln Houston, TX	3.0	2.5	1443	$2,095	$1.45	7d	1	1.22mi
13311 Lucky Bill Ln Houston, TX	3.0	2.5	1597	$2,250	$1.41	43d	1	1.24mi
13442 Lucky Bill Ln Houston, TX	3.0	2.0	1427	$2,195	$1.54	22d	1	1.25mi

Listing history 14 events

1. 2026-06-18
   days on market $265,000 Active 102 DOM
2. 2026-06-17
   days on market $265,000 Active 101 DOM
3. 2026-06-16
   days on market $265,000 Active 100 DOM
4. 2026-06-15
   days on market $265,000 Active 99 DOM
5. 2026-06-13
   days on market $265,000 Active 97 DOM
6. 2026-06-10
   days on market $265,000 Active 93 DOM
7. 2026-06-08
   days on market $265,000 Active 92 DOM
8. 2026-06-07
   days on market $265,000 Active 91 DOM
9. 2026-06-04
   days on market $265,000 Active 88 DOM
10. 2026-06-01
    days on market $265,000 Active 85 DOM
11. 2026-05-31
    days on market $265,000 Active 84 DOM
12. 2026-03-08
    listed $265,000 Active 293-char remark

    Show marketing remark (293 chars)

    Welcome to this income-producing property! This charming duplex is the perfect investment opportunity for anyone looking for a rental property. With its dual living spaces, this property offers great potential for generating additional income. Don't miss out on this fantastic income property!

13. 2016-08-15
    soldstatus
14. 2000-12-29
    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: $5,098 · $425/mo
• Projected year-2 tax: $5,098 · $425/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,260
• − Mortgage interest: −$14,844
• − Property taxes: −$5,098
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,741
• − Management: −$2,741
• − Depreciation: −$7,709
• Taxable loss: −$198
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $4,013/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): 21,151
• Household income: $56,747
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 1117.0

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 Black (69%)
• Race & ethnicity: Black 69% Hispanic / Latino 24% Two or more races 6% Asian 3% White 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 20% Tagalog/Filipino 2% Vietnamese 1%

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: ▲ 2.61%
• Current HPI: 266.4468
• Rent YoY: ▲ 1.17%
• 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

3 events — show timeline

• 2026-03-08 Listed $265,000 HARMLS
• 2016-08-15 Sold (Public Records) — Public Records
• 2000-12-29 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,098 · +5.9% YoY. Source: county tax records.