7814 Glass St · Houston, TX 77016

$270,000

6 bd · 3.0 ba · 2,325 sqft · MultiFamily · 66 Days on market

Built 1965 Good condition 3,992 sqft lot $116/sqft · 22% below area Est $347k · 22% under ↓ 14% since listing

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Why this score? — see what drove the A 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• 1% rule +8.4/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This turnkey triplex in a well-maintained Houston multifamily community delivers immediate, reliable cash flow with all three units currently occupied by qualified, paying tenants. Each identical unit features modern upgrades, including tankless water heaters installed in 2023, all-electric appliances, and washer/dryer connections. The property is separately metered for electricity (individual meters per unit) with a single water meter for the entire building, keeping utility management simple and tenant-responsible where possible. Located for convenience, the triplex offers comfortable living spaces and quick access to major commute routes. Current rent ledgers are available upon request. Perfect for hands-off investors, this turnkey property provides strong income potential starting from day one of closing

Key facts

• Modern upgrades
• Triplex
• 3,992 sq ft lot

Tags

• TRIPLEX
• MODERN UPGRADES
• TANKLESS WATER HEATERS
• ALL ELECTRIC APPLIANCES
• WASHER DRYER CONNECTIONS
• STRONG INCOME POTENTIAL

🏷️ Possibly a rental listed for sale. The $270,000 price doesn't fit this home's estimated sale value (~$347,309) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive. Per door: $327/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $254k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Cook Jr El (math 22% / reading 37%, grade F, #2,525 of 4,322 statewide, top 62%, 519 students, 96% FRL); Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 376 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,605/mo this rent would consume 91% of the median local household income ($48k/yr) (locally 1297% 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 ($2k loan paydown + $23k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $76k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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: 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 $253,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.34% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.59%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $347,309
• List price: $270,000
• Delta: -22.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7809 Glass St	0.03mi	6/—	2,325 (0%)	20mo	$274,500	$118	82
4812 Cruse Rd	0.59mi	6/1.0	2,274 (-2%)	16mo	$289,000	$127	48
5003 Jones St	0.60mi	6/2.0	2,420 (+4%)	19mo	$430,000	$178	46
6809 Glass St	0.67mi	6/4.0	2,058 (-12%)	4mo	$375,000	$182	42
4124 Vaughn St	0.45mi	6/2.0	2,098 (-10%)	24mo	$375,000	$179	39

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 3.33×
• Total profit: $176,077
• Equity at exit: $217,154

10-year hold

• IRR: 27.3%
• Equity multiple: 6.93×
• Total profit: $448,520
• Equity at exit: $443,056

Cash invested: $75,600 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 376
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $3,605 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $982

Break-even live

Break-even rent $2,362

Max offer price $270,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,169	-5% $1,075	+0% $982	+5% $889	+10% $795
Rent	-10% $697	-5% $840	+0% $982	+5% $1,124	+10% $1,267
Rate	-1.0pp $1,118	-0.5pp $1,051	base $982	+0.5pp $912	+1.0pp $841

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,606
Total (3 units)			$3,605

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $270,000 Active 66 DOM
2. 2026-06-18
   days on market $270,000 Active 63 DOM
3. 2026-06-17
   days on market $270,000 Active 62 DOM
4. 2026-06-16
   days on market $270,000 Active 61 DOM
5. 2026-06-15
   days on market $270,000 Active 60 DOM
6. 2026-06-13
   days on market $270,000 Active 58 DOM
7. 2026-06-10
   days on market $270,000 Active 54 DOM
8. 2026-06-08
   days on market $270,000 Active 53 DOM
9. 2026-06-07
   days on market $270,000 Active 52 DOM
10. 2026-06-04
    days on market $270,000 Active 49 DOM
11. 2026-06-01
    days on market $270,000 Active 46 DOM
12. 2026-05-31
    days on market $270,000 Active 45 DOM
13. 2026-04-16
    listed $280,000 Active 826-char remark

    Show marketing remark (826 chars)

    This turnkey triplex in a well-maintained Houston multifamily community delivers immediate, reliable cash flow with all three units currently occupied by qualified, paying tenants. Each identical unit features modern upgrades, including tankless water heaters installed in 2023, all-electric appliances, and washer/dryer connections. The property is separately metered for electricity (individual meters per unit) with a single water meter for the entire building, keeping utility management simple and tenant-responsible where possible. Located for convenience, the triplex offers comfortable living spaces and quick access to major commute routes. Current rent ledgers are available upon request. Perfect for hands-off investors, this turnkey property provides strong income potential starting from day one of closing

14. 2025-08-29
    historical
15. 2025-07-14
    historical $950
16. 2025-07-12
    listed $950
17. 2025-07-07
    status Active
18. 2025-06-24
    status Pending
19. 2025-06-05
    status Option Pending
20. 2025-04-30
    price $275,000
21. 2025-02-26
    price $285,000
22. 2025-02-18
    price $310,000
23. 2025-01-24
    listed $315,000 Active
24. 2024-08-16
    historical
25. 2024-08-13
    price $339,900
26. 2024-07-19
    historical $815
27. 2024-07-15
    listed $349,900 Active
28. 2024-04-26
    price $815
29. 2024-04-12
    listed $825
30. 2022-12-16
    soldstatus Sold
31. 2022-10-31
    status Pending
32. 2022-10-21
    price $335,000
33. 2022-10-21
    status Option Pending
34. 2022-10-11
    listed $325,000 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 ≥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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,260
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,461
• − Management: −$3,461
• − Depreciation: −$7,855
• Taxable income: $7,960
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $9,874/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 · 8 photos

Good 75/100 Cosmetic rehab

This turnkey triplex in a well-maintained Houston multifamily community is in good condition with modern upgrades and is currently occupied by paying tenants.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both paint interior walls — improves interior appearance and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both paint interior walls — improves interior appearance and rental appeal ↑

ⓘ 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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

-13.8% since first listed

22 events — show timeline

• 2026-04-16 Listed $280,000 HARMLS
• 2025-08-29 Listing Removed — HARMLS
• 2025-07-14 Rental Removed $950 HARMLS
• 2025-07-12 Listed for Rent $950 HARMLS
• 2025-07-07 Relisted — HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-06-05 Pending — HARMLS
• 2025-04-30 Price Changed $275,000 HARMLS
• 2025-02-26 Price Changed $285,000 HARMLS
• 2025-02-18 Price Changed $310,000 HARMLS
• 2025-01-24 Listed $315,000 HARMLS
• 2024-08-16 Listing Removed — HARMLS
• 2024-08-13 Price Changed $339,900 HARMLS
• 2024-07-19 Rental Removed $815 HARMLS
• 2024-07-15 Listed $349,900 HARMLS
• 2024-04-26 Price Changed $815 HARMLS
• 2024-04-12 Listed for Rent $825 HARMLS
• 2022-12-16 Sold (MLS) — HARMLS
• 2022-10-31 Pending — HARMLS
• 2022-10-21 Price Changed $335,000 HARMLS
• 2022-10-21 Pending — HARMLS
• 2022-10-11 Listed $325,000 HARMLS