2808 Truxillo St · Houston, TX 77004

$489,000

4 bd · 2.0 ba · 3,035 sqft · MultiFamily public records · 262 Days on market

Built 1936 5,775 sqft lot $161/sqft · at area comps Est $484k · at est.

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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 +13.2/30.0
• ARV discount +7.1/15.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 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

Welcome to 2808 Truxillo, a well-maintained fourplex located in the heart of Houston’s 77004 University Area. This prime income-producing property is fully occupied—please do not disturb tenants—and offers a versatile mix of units with excellent rental potential. The property features a duplex in the front, consisting of a spacious 2-bedroom, 2-bath unit downstairs and a 2-bedroom, 1-bath unit upstairs. There is an efficiency to the right of the building and in addition, a container/storage structure has been thoughtfully transformed into an efficiency apartment located on the right side of the property, providing extra income opportunities. Perfectly positioned near Texas Southern University, the University of Houston, Downtown Houston, Midtown, and the Texas Medical Center, this property benefits from consistent tenant demand and easy access to major freeways, parks, and neighborhood amenities.

Key facts

• Efficiency apartment
• Fully occupied
• 5,775 sq ft lot

Tags

• INCOME PRODUCING PROPERTY
• FULLY OCCUPIED
• VERSATILE MIX OF UNITS
• EXCELLENT RENTAL POTENTIAL
• EFFICIENCY APARTMENT
• EXTRA INCOME OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $489k.

Deal economics

• At list price, monthly cash flow is $-12 ($-147/yr) — negative. Per door: $-6/mo.
• To cash-flow at today's rent, offer at most $487k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $440k (10.1% below list).
• Recommended offer: $430k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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 (-0.3%/yr); 586 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $4,398/mo this rent would consume 74% of the median local household income ($71k/yr) (locally 3072% 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 $15k 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 262 days — a 12% lower offer ($430k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• 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 $430,320 (12.0% 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 262 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.90% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (median comp): $484,365
• List price: $489,000
• Delta: 0.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 Blodgett St	0.51mi	4/2.0	3,032 (-0%)	14mo	$459,900	$152	64
2907 Truxillo St	0.07mi	4/2.0	2,712 (-11%)	21mo	$499,999	$184	61
2806 Rosewood St	0.31mi	3/2.0 (-1)	3,351 (+10%)	2mo	$624,900	$186	61
2409 Arbor St	0.56mi	3/2.0 (-1)	3,308 (+9%)	0mo	$639,900	$193	54
3330 Francis St Unit AB	0.59mi	3/2.0 (-1)	3,400 (+12%)	3mo	$575,000	$169	45
3334 Francis St	0.62mi	3/2.0 (-1)	3,274 (+8%)	12mo	$649,999	$199	43
2903 Wichita St	0.65mi	4/2.0	2,660 (-12%)	14mo	$550,000	$207	38
2218 Arbor St	0.63mi	5/3.0 (+1)	2,628 (-13%)	4mo	$420,000	$160	36
2714 Palm St	0.63mi	4/1.0	3,396 (+12%)	15mo	$425,000	$125	34

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-92,777
• Equity at exit: $72,911

10-year hold

• IRR: -21.6%
• Equity multiple: 0.04×
• Total profit: $-131,067
• Equity at exit: $42,280

Cash invested: $136,920 (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 77004

• Rents YoY: -0.3%
• Active inventory: 586
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $4,398 high
• Mortgage (P&I): −$2,564
• Tax from tax record: −$719 /mo · $8,623/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $-12

Break-even live

Break-even rent $4,414

Max offer price $486,833

Occupancy floor 95%

Sensitivity live

Price	-10% $265	-5% $126	+0% $-12	+5% $-151	+10% $-289
Rent	-10% $-360	-5% $-186	+0% $-12	+5% $161	+10% $335
Rate	-1.0pp $234	-0.5pp $112	base $-12	+0.5pp $-139	+1.0pp $-268

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$4,398
Total (2 units)			$4,398

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$14,025	$5.62	0d	2	0.41mi
3405 St Emanuel St Houston, TX	4.0	5.0	2388	$2,900	$1.21	45d	1	0.49mi
3213 Saint Emanuel St Houston, TX	4.0	3.5	2100	$3,300	$1.57	18d	1	0.53mi
2403 Arbor St Houston, TX	3.0	2.5	2344	$2,800	$1.19	45d	1	0.58mi
3507 Canfield St Houston, TX	3.0	2.5	2200	$2,350	$1.07	25d	1	0.76mi
3010 Chenevert St Unit 1019638P Houston, TX	3.0	3.5	3196	$7,988	$2.50	9d	1	0.80mi
3010 Chenevert St Unit 3010 Houston, TX	3.0	3.5	3203	$8,000	$2.50	45d	1	0.80mi
2105 McGowen St Unit 1244936P Houston, TX	3.0	3.5	2497	$4,371	$1.75	0d	1	0.80mi
2109 McGowen St Unit 1244934P Houston, TX	3.0	3.5	2497	$4,245	$1.70	0d	1	0.81mi
2107 McGowen St Unit 1244935P Houston, TX	3.0	3.5	2497	$4,711	$1.89	4d	1	0.81mi
2521 Saint Emanuel St Unit 1047945P Houston, TX	3.0	3.0	2292	$2,727	$1.19	0d	1	0.81mi
2519 Saint Emanuel St Unit 1241246P Houston, TX	3.0	3.0	2389	$2,621	$1.10	0d	1	0.82mi
2103 McGowen St Unit 1244937P Houston, TX	3.0	3.5	2292	$4,732	$2.06	0d	1	0.83mi
3535 Wentworth St Houston, TX	4.0	3.0	2600	$2,650	$1.02	23d	1	0.88mi
2326 St Emanuel St Houston, TX	3.0	3.5	2642	$2,601	$0.98	9d	1	0.89mi
4606 Austin St Houston, TX	3.0	3.5	2950	$3,000	$1.02	45d	1	0.98mi
1910 Oakdale St Unit A Houston, TX	3.0	3.5	2452	$3,890	$1.59	13d	1	0.98mi
4908 Crawford St Houston, TX	3.0	2.0	2526	$3,250	$1.29	45d	1	0.98mi
4001 Fannin St Houston, TX	3.0	1.0–3.0	1536	$3,158	$2.06	0d	18	1.03mi
1818 Prospect St Houston, TX	3.0	2.0	2923	$3,400	$1.16	5d	1	1.03mi
3518 Dennis St Unit 1387517P Houston, TX	4.0	4.0	2271	$5,657	$2.49	0d	1	1.03mi
2721 Austin St Houston, TX	3.0	4.0	2607	$3,000	$1.15	25d	1	1.04mi
2416 La Branch St Houston, TX	3.0	4.0	2540	$2,900	$1.14	45d	1	1.11mi
5505 Zoemark Ln Houston, TX	3.0	3.5	2477	$2,850	$1.15	45d	1	1.14mi
1216 Rosedale St Houston, TX	3.0	3.5	2584	$3,250	$1.26	15d	1	1.14mi
1216 Rosedale St Houston, TX	3.0	3.5	2584	$3,250	$1.26	14d	1	1.14mi
3300 Main St Unit 3165 Houston, TX	3.0	2.0	2861	$7,453	$2.61	0d	1	1.20mi
3300 Main St Unit 3333 Houston, TX	3.0	2.0	2861	$7,493	$2.62	12d	1	1.20mi
5280 Caroline St Houston, TX	1.0–3.0	1.0–3.5	1880	$6,216	$3.31	0d	22	1.23mi
5927 Almeda Rd Houston, TX	2.0–4.0	2.5–4.0	3055	$7,635	$2.50	14d	2	1.31mi
5927 Almeda Rd Houston, TX	1.0–4.0	1.0–4.0	3055	$7,635	$2.50	0d	3	1.31mi
5927 Almeda Rd Houston, TX	1.0–4.0	1.0–4.0	3055	$7,635	$2.50	0d	4	1.31mi
5927 Almeda Rd Unit AHP3 Houston, TX	4.0	4.5	3055	$7,635	$2.50	5d	1	1.31mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	25d	1	1.31mi
5927 Almeda Rd Houston, TX	4.0	4.0	3055	$7,635	$2.50	45d	1	1.31mi
5933 Almeda Rd Unit 2-1405 Houston, TX	4.0	4.0	3055	$7,442	$2.44	45d	1	1.37mi

Listing history 28 events

1. 2026-06-21
   days on market $489,000 Active 262 DOM
2. 2026-06-18
   days on market $489,000 Active 259 DOM
3. 2026-06-17
   days on market $489,000 Active 258 DOM
4. 2026-06-16
   days on market $489,000 Active 257 DOM
5. 2026-06-15
   days on market $489,000 Active 256 DOM
6. 2026-06-13
   days on market $489,000 Active 254 DOM
7. 2026-06-10
   days on market $489,000 Active 250 DOM
8. 2026-06-08
   days on market $489,000 Active 249 DOM
9. 2026-06-07
   days on market $489,000 Active 248 DOM
10. 2026-06-04
    days on market $489,000 Active 245 DOM
11. 2026-06-01
    days on market $489,000 Active 242 DOM
12. 2026-05-31
    days on market $489,000 Active 241 DOM
13. 2025-11-24
    status Active 929-char remark

    Show marketing remark (929 chars)

    Welcome to 2808 Truxillo, a well-maintained fourplex located in the heart of Houston’s 77004 University Area. This prime income-producing property is fully occupied—please do not disturb tenants—and offers a versatile mix of units with excellent rental potential. The property features a duplex in the front, consisting of a spacious 2-bedroom, 2-bath unit downstairs and a 2-bedroom, 1-bath unit upstairs. There is an efficiency to the right of the building and in addition, a container/storage structure has been thoughtfully transformed into an efficiency apartment located on the right side of the property, providing extra income opportunities. Perfectly positioned near Texas Southern University, the University of Houston, Downtown Houston, Midtown, and the Texas Medical Center, this property benefits from consistent tenant demand and easy access to major freeways, parks, and neighborhood amenities.

14. 2025-11-18
    status Pending 929-char remark

    Show marketing remark (929 chars)

    Welcome to 2808 Truxillo, a well-maintained fourplex located in the heart of Houston’s 77004 University Area. This prime income-producing property is fully occupied—please do not disturb tenants—and offers a versatile mix of units with excellent rental potential. The property features a duplex in the front, consisting of a spacious 2-bedroom, 2-bath unit downstairs and a 2-bedroom, 1-bath unit upstairs. There is an efficiency to the right of the building and in addition, a container/storage structure has been thoughtfully transformed into an efficiency apartment located on the right side of the property, providing extra income opportunities. Perfectly positioned near Texas Southern University, the University of Houston, Downtown Houston, Midtown, and the Texas Medical Center, this property benefits from consistent tenant demand and easy access to major freeways, parks, and neighborhood amenities.

15. 2025-10-02
    listed $489,000 Active 929-char remark

    Show marketing remark (929 chars)

    Welcome to 2808 Truxillo, a well-maintained fourplex located in the heart of Houston’s 77004 University Area. This prime income-producing property is fully occupied—please do not disturb tenants—and offers a versatile mix of units with excellent rental potential. The property features a duplex in the front, consisting of a spacious 2-bedroom, 2-bath unit downstairs and a 2-bedroom, 1-bath unit upstairs. There is an efficiency to the right of the building and in addition, a container/storage structure has been thoughtfully transformed into an efficiency apartment located on the right side of the property, providing extra income opportunities. Perfectly positioned near Texas Southern University, the University of Houston, Downtown Houston, Midtown, and the Texas Medical Center, this property benefits from consistent tenant demand and easy access to major freeways, parks, and neighborhood amenities.

16. 2022-10-02
    soldstatus Sold 223-char remark

    Show marketing remark (223 chars)

    Well maintained fourplex for sale. All units are occupied, do not disturb tenants. Duplex in front, garage apartment in back, and a container/storage unit transformed into an efficiency apartment. Text agent for financials.

17. 2022-08-30
    status Pending 223-char remark

    Show marketing remark (223 chars)

    Well maintained fourplex for sale. All units are occupied, do not disturb tenants. Duplex in front, garage apartment in back, and a container/storage unit transformed into an efficiency apartment. Text agent for financials.

18. 2022-08-30
    listed $435,000 Active 223-char remark

    Show marketing remark (223 chars)

    Well maintained fourplex for sale. All units are occupied, do not disturb tenants. Duplex in front, garage apartment in back, and a container/storage unit transformed into an efficiency apartment. Text agent for financials.

19. 2022-06-21
    soldstatus
20. 2018-12-21
    soldstatus
21. 2018-06-13
    soldstatus
22. 2016-04-01
    soldstatus Sold
23. 2016-04-01
    soldstatus
24. 2016-03-13
    status Pending
25. 2016-02-29
    status Option Pending
26. 2016-02-17
    listed $300,000 Active
27. 1997-02-18
    soldstatus
28. 1997-02-14
    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: $8,623 · $719/mo
• Projected year-2 tax: $8,949 · $746/mo
• Expected delta: +$326/yr (+$27/mo · 3.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,776
• − Mortgage interest: −$27,392
• − Property taxes: −$8,623
• − Insurance: −$2,445
• − Repairs & maintenance: −$4,222
• − Management: −$4,222
• − Depreciation: −$14,225
• Taxable loss: −$8,353
• Est. tax savings @ 24.0%: +$2,005
• After-tax cash flow: $1,858/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): 35,997
• Household income: $71,199
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 3072.0

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 0.68)
• Race & ethnicity: Black 48% White 27% Hispanic / Latino 13% Two or more races 11% Asian 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 10% Chinese 2% Other Indo-European 2%

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: ▼ -139.34%
• Current HPI: 199.6066
• Rent YoY: ▼ -0.32%
• 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

+63.0% since first listed

16 events — show timeline

• 2025-11-24 Relisted — HARMLS
• 2025-11-18 Pending — HARMLS
• 2025-10-02 Listed $489,000 HARMLS
• 2022-10-02 Sold (MLS) — HARMLS
• 2022-08-30 Pending — HARMLS
• 2022-08-30 Listed $435,000 HARMLS
• 2022-06-21 Sold (Public Records) — Public Records
• 2018-12-21 Sold (Public Records) — Public Records
• 2018-06-13 Sold (Public Records) — Public Records
• 2016-04-01 Sold (Public Records) — Public Records
• 2016-04-01 Sold (MLS) — HARMLS
• 2016-03-13 Pending — HARMLS
• 2016-02-29 Pending — HARMLS
• 2016-02-17 Listed $300,000 HARMLS
• 1997-02-18 Sold (Public Records) — Public Records
• 1997-02-14 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $8,623 · +3.0% YoY. Source: county tax records.