791 Fortune St · Houston, TX 77088

$550,000

8 bd · 4.0 ba · 2,376 sqft · MultiFamily · 45 Days on market

Built 1965 Good condition 7,200 sqft lot $231/sqft · 26% above area Est $435k · 26% 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 +18.8/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Send ALL OFFERS!!! Client wants a buyer that can close quickly! DO NOT DISTURB TENANTS. Welcome to the quickly transitioning Acres Homes area, just north of Independence Heights and a short distance to the Downtown area! This is a great location with new construction starting to pop up throughout the area! You have a 4-Plex with each unit having 2 bedrooms and 1 bathroom, stove, fridge, and window units for heating and cooling. Occupied by tenants.

Key facts

• 7,200 sq ft lot
• Built 1965
• Listed 44 days

Property features AI

Finance

• Other: Total building area approximately 2,376; Four-unit building (4 total units)

Exterior

• Utilities: Cable available; Electricity available; Natural gas available; Water available
• Home design: Residential income property
• Construction: Built in 1965; Brick and wood siding construction; Composition roof
• Exterior features: Other lot features

Interior

• Kitchen: Microwave; Refrigerator; Disposal
• Bedrooms: Unit has 2 bedrooms (per unit)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Ceiling fan(s); Disposal; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $550k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive. Per door: $139/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Recommended offer: $534k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Williams Middle (math 9% / reading 15%, grade F, #1,623 of 1,662 statewide, top 98%, 411 students, 98% FRL); Washington B T H S (math 27% / reading 25%, grade F, #1,234 of 1,632 statewide, top 76%, 878 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 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 soft (-1.0%/yr); 471 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $5,514/mo this rent would consume 122% of the median local household income ($54k/yr) (locally 2294% 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 45 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $533,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $435,416
• List price: $550,000
• Delta: 26.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1026 Junell St	0.54mi	9/2.0 (+1)	2,200 (-7%)	12mo	$429,000	$195	39

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: -13.0%
• Equity multiple: 0.55×
• Total profit: $-69,843
• Equity at exit: $82,007

10-year hold

• IRR: -9.4%
• Equity multiple: 0.50×
• Total profit: $-77,402
• Equity at exit: $47,554

Cash invested: $154,000 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 471
• Price-to-rent: 33.2×

Monthly cashflow live

• Estimated rent: $5,514 medium
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$688 /mo · $8,250/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,158
• Net cashflow: $555

Break-even live

Break-even rent $4,811

Max offer price $550,000

Occupancy floor 85%

Sensitivity live

Price	-10% $935	-5% $745	+0% $555	+5% $365	+10% $175
Rent	-10% $120	-5% $337	+0% $555	+5% $773	+10% $991
Rate	-1.0pp $832	-0.5pp $695	base $555	+0.5pp $413	+1.0pp $268

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,512
Total (4 units)			$5,514

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $550,000 Active 45 DOM
2. 2026-06-18
   days on market $550,000 Active 42 DOM
3. 2026-06-17
   days on market $550,000 Active 41 DOM
4. 2026-06-16
   days on market $550,000 Active 40 DOM
5. 2026-06-15
   days on market $550,000 Active 39 DOM
6. 2026-06-13
   days on market $550,000 Active 37 DOM
7. 2026-06-10
   days on market $550,000 Active 33 DOM
8. 2026-06-08
   days on market $550,000 Active 32 DOM
9. 2026-06-07
   days on market $550,000 Active 31 DOM
10. 2026-06-04
    days on market $550,000 Active 28 DOM
11. 2026-06-01
    days on market $550,000 Active 25 DOM
12. 2026-05-31
    days on market $550,000 Active 24 DOM
13. 2026-05-07
    listed $550,000 Active 1012-char remark
14. 2026-04-30
    historical
15. 2026-01-23
    listed $550,000 Active
16. 2023-08-23
    soldstatus Sold

    Show marketing remark (456 chars)

    Send ALL OFFERS!!! Client wants a buyer that can close quickly! DO NOT DISTURB TENANTS. Welcome to the quickly transitioning Acres Homes area, just north of Independence Heights and a short distance to the Downtown area! This is a great location with new construction starting to pop up throughout the area! You have a 4-Plex with each unit having 2 bedrooms and 1 bathroom, stove, fridge, and window units for heating and cooling. Occupied by tenants.

17. 2023-08-06
    status Pending

    Show marketing remark (456 chars)

    Send ALL OFFERS!!! Client wants a buyer that can close quickly! DO NOT DISTURB TENANTS. Welcome to the quickly transitioning Acres Homes area, just north of Independence Heights and a short distance to the Downtown area! This is a great location with new construction starting to pop up throughout the area! You have a 4-Plex with each unit having 2 bedrooms and 1 bathroom, stove, fridge, and window units for heating and cooling. Occupied by tenants.

18. 2023-07-27
    price $269,000

    Show marketing remark (456 chars)

    Send ALL OFFERS!!! Client wants a buyer that can close quickly! DO NOT DISTURB TENANTS. Welcome to the quickly transitioning Acres Homes area, just north of Independence Heights and a short distance to the Downtown area! This is a great location with new construction starting to pop up throughout the area! You have a 4-Plex with each unit having 2 bedrooms and 1 bathroom, stove, fridge, and window units for heating and cooling. Occupied by tenants.

19. 2023-07-26
    status Active

    Show marketing remark (456 chars)

    Send ALL OFFERS!!! Client wants a buyer that can close quickly! DO NOT DISTURB TENANTS. Welcome to the quickly transitioning Acres Homes area, just north of Independence Heights and a short distance to the Downtown area! This is a great location with new construction starting to pop up throughout the area! You have a 4-Plex with each unit having 2 bedrooms and 1 bathroom, stove, fridge, and window units for heating and cooling. Occupied by tenants.

20. 2023-07-15
    status Pending

    Show marketing remark (456 chars)

    Send ALL OFFERS!!! Client wants a buyer that can close quickly! DO NOT DISTURB TENANTS. Welcome to the quickly transitioning Acres Homes area, just north of Independence Heights and a short distance to the Downtown area! This is a great location with new construction starting to pop up throughout the area! You have a 4-Plex with each unit having 2 bedrooms and 1 bathroom, stove, fridge, and window units for heating and cooling. Occupied by tenants.

21. 2023-06-21
    price $299,900

    Show marketing remark (456 chars)

    Send ALL OFFERS!!! Client wants a buyer that can close quickly! DO NOT DISTURB TENANTS. Welcome to the quickly transitioning Acres Homes area, just north of Independence Heights and a short distance to the Downtown area! This is a great location with new construction starting to pop up throughout the area! You have a 4-Plex with each unit having 2 bedrooms and 1 bathroom, stove, fridge, and window units for heating and cooling. Occupied by tenants.

22. 2023-06-02
    price $324,990

    Show marketing remark (456 chars)

    Send ALL OFFERS!!! Client wants a buyer that can close quickly! DO NOT DISTURB TENANTS. Welcome to the quickly transitioning Acres Homes area, just north of Independence Heights and a short distance to the Downtown area! This is a great location with new construction starting to pop up throughout the area! You have a 4-Plex with each unit having 2 bedrooms and 1 bathroom, stove, fridge, and window units for heating and cooling. Occupied by tenants.

23. 2023-04-24
    price $349,900

    Show marketing remark (456 chars)

    Send ALL OFFERS!!! Client wants a buyer that can close quickly! DO NOT DISTURB TENANTS. Welcome to the quickly transitioning Acres Homes area, just north of Independence Heights and a short distance to the Downtown area! This is a great location with new construction starting to pop up throughout the area! You have a 4-Plex with each unit having 2 bedrooms and 1 bathroom, stove, fridge, and window units for heating and cooling. Occupied by tenants.

24. 2023-04-11
    listed $389,900 Active

    Show marketing remark (456 chars)

    Send ALL OFFERS!!! Client wants a buyer that can close quickly! DO NOT DISTURB TENANTS. Welcome to the quickly transitioning Acres Homes area, just north of Independence Heights and a short distance to the Downtown area! This is a great location with new construction starting to pop up throughout the area! You have a 4-Plex with each unit having 2 bedrooms and 1 bathroom, stove, fridge, and window units for heating and cooling. Occupied by tenants.

ⓘ 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 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,168
• − Mortgage interest: −$30,809
• − Property taxes: −$8,250
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,293
• − Management: −$5,293
• − Depreciation: −$16,000
• Taxable loss: −$2,227
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $7,196/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 · 7 photos

Good 75/100 Cosmetic rehab

This fourplex is in good condition with modern interiors and a stylish exterior. It's located in a growing neighborhood with easy access to major highways and downtown Houston. The property is move-in ready and would benefit from minor aesthetic upgrades to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Reorganizing and decluttering interior spaces — Improves flow and makes the property more inviting
• Both Upgrading kitchen appliances — Modernizes the kitchen and adds value
• Both Landscaping improvements — Enhances curb appeal and creates a more welcoming environment

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing and decluttering interior spaces — Improves flow and makes the property more inviting ↑
• Both Upgrading kitchen appliances — Modernizes the kitchen and adds value ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more welcoming environment ↑

ⓘ 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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

12 events — show timeline

• 2026-05-07 Listed $550,000 HARMLS
• 2026-04-30 Listing Removed — HARMLS
• 2026-01-23 Listed $550,000 HARMLS
• 2023-08-23 Sold (MLS) — HARMLS
• 2023-08-06 Pending — HARMLS
• 2023-07-27 Price Changed $269,000 HARMLS
• 2023-07-26 Relisted — HARMLS
• 2023-07-15 Pending — HARMLS
• 2023-06-21 Price Changed $299,900 HARMLS
• 2023-06-02 Price Changed $324,990 HARMLS
• 2023-04-24 Price Changed $349,900 HARMLS
• 2023-04-11 Listed $389,900 HARMLS