1035 Junell St · Houston, TX 77088

$409,000

6 bd · 4.0 ba · 2,464 sqft · MultiFamily public records · 97 Days on market

Built 2021 7,056 sqft lot $166/sqft · at area comps Est $412k · at est. ↓ 3% since listing

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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 +11.7/30.0
• ARV discount +7.8/15.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 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 MLS

Investor opportunity featuring a newer 2021 duplex with both units currently occupied, offering immediate income potential from day one. Each unit features a practical and functional layout, modern finishes, and low-maintenance features that support strong rental appeal. The property also offers separate fenced backyard spaces with patio access, providing added outdoor functionality for tenants. Conveniently located with easy access to major highways, shopping, dining, and other everyday amenities, this duplex is an excellent opportunity for buyers seeking a newer income-producing asset.

Key facts

• Newer duplex
• Patio access
• Shopping and dining

Tags

• NEWER DUPLEX
• SEPARATE FENCED BACKYARD
• PATIO ACCESS
• EASY ACCESS TO MAJOR HIGHWAYS
• SHOPPING AND DINING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $409k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative. Per door: $-60/mo.
• To cash-flow at today's rent, offer at most $388k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (8.9% below list).
• Recommended offer: $372k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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 (-1.0%/yr); 468 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,727/mo this rent would consume 82% 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 $3k of loan paydown is wiped out by about $12k 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 97 days — a 9% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• 2 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 $372,190 (9.0% 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 97 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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?
10. 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.
11. 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.
12. 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: 0.91% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.1

CMA / ARV

• ARV (median comp): $411,738
• List price: $409,000
• Delta: -0.66%
• 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
1086 Marjorie St Unit A/B	0.21mi	6/2.0	2,380 (-3%)	18mo	$415,000	$174	62
1025 Calvin Ave	0.58mi	6/4.0	2,750 (+12%)	3mo	$495,000	$180	51
918 Saint Clair St	0.29mi	6/3.0	2,798 (+14%)	16mo	$515,000	$184	47

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-84,576
• Equity at exit: $60,983

10-year hold

• IRR: -26.9%
• Equity multiple: -0.09×
• Total profit: $-124,798
• Equity at exit: $35,363

Cash invested: $114,520 (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: 468
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $3,727 high
• Mortgage (P&I): −$2,145
• Tax from tax record: −$748 /mo · $8,977/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$783
• Net cashflow: $-119

Break-even live

Break-even rent $3,878

Max offer price $387,977

Occupancy floor 98%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,728
Total (2 units)			$3,727

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1495 W Gulf Bank Rd Houston, TX	5.0	2.5	1713	$1,750	$1.02	44d	1	0.90mi

Listing history 19 events

1. 2026-06-18
   days on market $409,000 Active 97 DOM
2. 2026-06-17
   days on market $409,000 Active 96 DOM
3. 2026-06-16
   days on market $409,000 Active 95 DOM
4. 2026-06-15
   days on market $409,000 Active 94 DOM
5. 2026-06-13
   days on market $409,000 Active 92 DOM
6. 2026-06-10
   days on market $409,000 Active 88 DOM
7. 2026-06-08
   days on market $409,000 Active 87 DOM
8. 2026-06-07
   days on market $409,000 Active 86 DOM
9. 2026-06-04
   days on market $409,000 Active 83 DOM
10. 2026-06-01
    days on market $409,000 Active 80 DOM
11. 2026-05-31
    days on market $409,000 Active 79 DOM
12. 2026-03-13
    listed $409,000 Active 594-char remark

    Show marketing remark (594 chars)

    Investor opportunity featuring a newer 2021 duplex with both units currently occupied, offering immediate income potential from day one. Each unit features a practical and functional layout, modern finishes, and low-maintenance features that support strong rental appeal. The property also offers separate fenced backyard spaces with patio access, providing added outdoor functionality for tenants. Conveniently located with easy access to major highways, shopping, dining, and other everyday amenities, this duplex is an excellent opportunity for buyers seeking a newer income-producing asset.

13. 2026-03-12
    historical
14. 2026-02-26
    price $409,000
15. 2025-12-01
    listed $420,000 Active
16. 2021-02-11
    soldstatus
17. 2017-10-16
    soldstatus
18. 2011-07-29
    soldstatus
19. 1988-01-02
    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: $8,977 · $748/mo
• Projected year-2 tax: $8,977 · $748/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 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: $44,724
• − Mortgage interest: −$22,910
• − Property taxes: −$8,977
• − Insurance: −$2,045
• − Repairs & maintenance: −$3,578
• − Management: −$3,578
• − Depreciation: −$11,898
• Taxable loss: −$8,262
• Est. tax savings @ 24.0%: +$1,983
• After-tax cash flow: $555/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): 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

-2.6% since first listed

8 events — show timeline

• 2026-03-13 Listed $409,000 HARMLS
• 2026-03-12 Listing Removed — HARMLS
• 2026-02-26 Price Changed $409,000 HARMLS
• 2025-12-01 Listed $420,000 HARMLS
• 2021-02-11 Sold (Public Records) — Public Records
• 2017-10-16 Sold (Public Records) — Public Records
• 2011-07-29 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+15.5%/yr

Latest (2025): $8,977 · +21.9% YoY. Source: county tax records.