8133 Count St · Houston, TX 77028

$164,990

4 bd · 2.0 ba · 2,226 sqft · MultiFamily public records · 218 Days on market

Built 1940 Fair condition 0.34 ac lot $74/sqft · 59% below area ↓ 3% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0

Multi-family units

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

Listing remarks MLS

DUPLEX; Large Lot! 14,800 SqFt, in a quiet established Houston neighborhood, offering excellent potential. Superb opportunity for Investors, Builders, Developers, or Savvy future homeowners looking to house hack, expand existing structures, and/or build more units, or tear down, and start from a blank canvas, subject to permitting, to create your own vision/masterpiece! The backyard is very spacious, ideal for entertaining, gardening, extra storage, or even a backyard oasis with pool. The smaller unit/2 Bds, 1 bath (8133 1/2) is currently rented/occupied, generating rental income. Larger unit 3 Bds, 1 & 1/2 Baths (8133) is vacant in need of TLC, and ready for renovations or redevelopment. Bring your tools, and your vision boards. Awesomely located just minutes from Downtown Houston with quick access to major Hwys I-59/69 & Loop 610; 15-20 minutes away from LBJ Hospital, & its new expansion project, doubling LBJ from 200 beds to 450 beds...Hurry This property is a Diamond in the rough!

Key facts

• Spacious backyard
• Large lot
• 0.34 acre lot

Tags

• LARGE LOT
• SPACIOUS BACKYARD
• QUICK ACCESS TO MAJOR HWYS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $709/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

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: Hilliard El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 546 students, 99% FRL); Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 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 (-1.6%/yr); 421 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($145k) 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

• Watch-outs: built in 1940 — 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 $145,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1940 — 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. 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: 2.04% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.85%
• DSCR: 2.64
• GRM: 4.1

CMA / ARV

• ARV (median comp): $399,380
• List price: $164,990
• Delta: -58.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7932 Way St	0.36mi	3/2.0 (-1)	2,300 (+3%)	11mo	$410,000	$178	64
8216 Locksley Rd	0.38mi	3/2.0 (-1)	2,462 (+11%)	2mo	$420,000	$171	58
8149 Talton St Unit A and B	0.30mi	3/2.0 (-1)	2,480 (+11%)	9mo	$460,000	$185	55
8306 Tidwell Rd Unit A/B	0.35mi	3/2.0 (-1)	2,545 (+14%)	3mo	$390,000	$153	52
9437 Pembrook St	1.08mi	4/4.0	2,182 (-2%)	2mo	$389,990	$179	52
9433 Pembrook St	1.07mi	4/4.0	2,182 (-2%)	2mo	$389,990	$179	52
8218 Locksley Rd	0.38mi	3/2.0 (-1)	2,603 (+17%)	6mo	$465,000	$179	47
9306 Bean St Unit A-B	0.52mi	3/2.0 (-1)	2,588 (+16%)	6mo	$370,000	$143	41
8531 Rinn St	0.77mi	3/2.0 (-1)	2,565 (+15%)	2mo	$425,000	$166	33
8301 Darlington Dr #4	0.92mi	4/1.0	2,376 (+7%)	20mo	$185,000	$78	33

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 43.4%
• Equity multiple: 3.62×
• Total profit: $120,971
• Equity at exit: $95,963

10-year hold

• IRR: 39.6%
• Equity multiple: 6.84×
• Total profit: $269,890
• Equity at exit: $167,694

Cash invested: $46,197 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 1.2 mo (83%/mo absorbed)
• Median asking: $399,000 ($172/sqft)
• Median days on market: 2 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 421
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,361 high
• Mortgage (P&I): −$865
• Tax from tax record: −$302 /mo · $3,629/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $1,419

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$3,362
Total (2 units)			$3,361

Break-even live

Break-even rent $1,565

Max offer price $164,990

Occupancy floor 53%

Sensitivity live

Price	-10% $1,512	-5% $1,466	+0% $1,419	+5% $1,372	+10% $1,325
Rent	-10% $1,153	-5% $1,286	+0% $1,419	+5% $1,552	+10% $1,684
Rate	-1.0pp $1,502	-0.5pp $1,461	base $1,419	+0.5pp $1,376	+1.0pp $1,333

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: $41,248
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8038 Record St Unit B Houston, TX	2.0	1.0	—	$1,200	—	39d	1	0.14mi
8034 Record St Unit B Houston, TX	2.0	1.0	—	$1,200	—	39d	1	0.15mi
8030 Record St Unit B Houston, TX	2.0	1.0	—	$1,050	—	93d	1	0.16mi
8030 Record St Unit A Houston, TX	2.0	1.0	—	$1,200	—	38d	1	0.16mi
8186 Record St Houston, TX	3.0	2.5	—	$1,495	—	48d	1	0.17mi
8109 Hamlet St Unit B Houston, TX	3.0	2.0	—	$2,000	—	64d	1	0.24mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	73d	1	0.29mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,425	$1.59	1d	4	0.30mi
8149 Talton St Unit A Houston, TX	3.0	2.5	—	$2,000	—	29d	1	0.31mi
8106 Locksley Rd Unit A Houston, TX	3.0	2.0	—	$1,950	—	7d	1	0.31mi
8106 Locksley Rd Unit B Houston, TX	3.0	2.0	—	$1,390	—	29d	1	0.31mi
8215 Gallahad St Unit A Houston, TX	3.0	2.5	—	$1,575	—	3d	1	0.34mi
8306 Tidwell Rd Unit B Houston, TX	3.0	2.0	—	$1,900	—	24d	1	0.34mi
7909 Lynette St Houston, TX	3.0	2.5	1500	$1,850	$1.23	38d	1	0.35mi
8013 Talton St Houston, TX	4.0	3.0	—	$2,175	—	13d	1	0.35mi
7925 Way St Unit A Houston, TX	3.0	2.0	—	$1,500	—	93d	1	0.36mi
8001 Talton St Unit B Houston, TX	3.0	2.5	—	$1,900	—	93d	1	0.36mi
7921 Way St Houston, TX	2.0	1.0	—	$1,200	—	93d	1	0.37mi
8216 Locksley Rd Unit B Houston, TX	3.0	2.0	—	$1,800	—	73d	1	0.37mi
8218 Locksley Rd Unit B Houston, TX	3.0	2.0	—	$1,700	—	7d	1	0.37mi
8218 Locksley Rd Unit A/B Houston, TX	3.0	2.0	—	$1,700	—	48d	1	0.37mi
8314 Hamlet St Houston, TX	3.0	2.0	1368	$1,750	$1.28	16d	1	0.39mi
7891 Gallahad St Houston, TX	3.0	1.0	—	$1,200	—	93d	1	0.42mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	57d	1	0.42mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	—	$1,525	—	66d	1	0.42mi
8202 Homewood Ln Unit E Houston, TX	3.0	2.5	—	$1,700	—	15d	1	0.42mi
8202 Homewood Ln Unit A Houston, TX	3.0	2.5	—	$1,700	—	93d	1	0.42mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	93d	1	0.43mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	93d	1	0.44mi
8205 Claiborne St Houston, TX	3.0	2.0	—	$1,695	—	93d	1	0.44mi
9623 Seeker St Houston, TX	3.0	2.0	—	$1,750	—	32d	1	0.44mi
8126 Cabot St Unit B Houston, TX	3.0	2.5	1608	$1,475	$0.92	17d	1	0.45mi
8126 Cabot St Unit B Houston, TX	3.0	2.5	—	$1,475	—	23d	1	0.45mi
8134 Cabot St Unit B Houston, TX	3.0	2.5	—	$1,425	—	93d	1	0.45mi
8203 Woodlyn Rd Unit C Houston, TX	3.0	2.5	1650	$1,650	$1.00	57d	1	0.45mi
8203 Woodlyn Rd Unit F Houston, TX	3.0	2.5	1650	$1,650	$1.00	29d	1	0.45mi
8203 Woodlyn Rd Unit F Houston, TX	3.0	2.5	—	$1,700	—	42d	1	0.45mi
8203 Woodlyn Rd Unit C Houston, TX	3.0	2.5	—	$1,700	—	23d	1	0.45mi
8142 Cabot St Unit A Houston, TX	3.0	2.5	—	$1,495	—	2d	1	0.46mi
8238 Homewood Ln Houston, TX	3.0	1.0	—	$1,495	—	15d	1	0.46mi

Listing history 10 events

1. 2026-05-31
   days on market $164,990 Active 218 DOM
2. 2026-05-02
   price $164,990 1011-char remark

   Show marketing remark (1011 chars)

   DUPLEX; Large Lot! 14,800 SqFt, in a quiet established Houston neighborhood, offering excellent potential. Superb opportunity for Investors, Builders, Developers, or Savvy future homeowners looking to house hack, expand existing structures, and/or build more units, or tear down, and start from a blank canvas, subject to permitting, to create your own vision/masterpiece! The backyard is very spacious, ideal for entertaining, gardening, extra storage, or even a backyard oasis with pool. The smaller unit/2 Bds, 1 bath (8133 1/2) is currently rented/occupied, generating rental income. Larger unit 3 Bds, 1 & 1/2 Baths (8133) is vacant in need of TLC, and ready for renovations or redevelopment. Bring your tools, and your vision boards. Awesomely located just minutes from Downtown Houston with quick access to major Hwys I-59/69 & Loop 610; 15-20 minutes away from LBJ Hospital, & its new expansion project, doubling LBJ from 200 beds to 450 beds...Hurry This property is a Diamond in the rough!

3. 2026-04-19
   status Active 1011-char remark

   Show marketing remark (1011 chars)

   DUPLEX; Large Lot! 14,800 SqFt, in a quiet established Houston neighborhood, offering excellent potential. Superb opportunity for Investors, Builders, Developers, or Savvy future homeowners looking to house hack, expand existing structures, and/or build more units, or tear down, and start from a blank canvas, subject to permitting, to create your own vision/masterpiece! The backyard is very spacious, ideal for entertaining, gardening, extra storage, or even a backyard oasis with pool. The smaller unit/2 Bds, 1 bath (8133 1/2) is currently rented/occupied, generating rental income. Larger unit 3 Bds, 1 & 1/2 Baths (8133) is vacant in need of TLC, and ready for renovations or redevelopment. Bring your tools, and your vision boards. Awesomely located just minutes from Downtown Houston with quick access to major Hwys I-59/69 & Loop 610; 15-20 minutes away from LBJ Hospital, & its new expansion project, doubling LBJ from 200 beds to 450 beds...Hurry This property is a Diamond in the rough!

4. 2026-04-09
   status Pending 1011-char remark

   Show marketing remark (1011 chars)

   DUPLEX; Large Lot! 14,800 SqFt, in a quiet established Houston neighborhood, offering excellent potential. Superb opportunity for Investors, Builders, Developers, or Savvy future homeowners looking to house hack, expand existing structures, and/or build more units, or tear down, and start from a blank canvas, subject to permitting, to create your own vision/masterpiece! The backyard is very spacious, ideal for entertaining, gardening, extra storage, or even a backyard oasis with pool. The smaller unit/2 Bds, 1 bath (8133 1/2) is currently rented/occupied, generating rental income. Larger unit 3 Bds, 1 & 1/2 Baths (8133) is vacant in need of TLC, and ready for renovations or redevelopment. Bring your tools, and your vision boards. Awesomely located just minutes from Downtown Houston with quick access to major Hwys I-59/69 & Loop 610; 15-20 minutes away from LBJ Hospital, & its new expansion project, doubling LBJ from 200 beds to 450 beds...Hurry This property is a Diamond in the rough!

5. 2026-04-03
   status Pending 1011-char remark

   Show marketing remark (1011 chars)

   DUPLEX; Large Lot! 14,800 SqFt, in a quiet established Houston neighborhood, offering excellent potential. Superb opportunity for Investors, Builders, Developers, or Savvy future homeowners looking to house hack, expand existing structures, and/or build more units, or tear down, and start from a blank canvas, subject to permitting, to create your own vision/masterpiece! The backyard is very spacious, ideal for entertaining, gardening, extra storage, or even a backyard oasis with pool. The smaller unit/2 Bds, 1 bath (8133 1/2) is currently rented/occupied, generating rental income. Larger unit 3 Bds, 1 & 1/2 Baths (8133) is vacant in need of TLC, and ready for renovations or redevelopment. Bring your tools, and your vision boards. Awesomely located just minutes from Downtown Houston with quick access to major Hwys I-59/69 & Loop 610; 15-20 minutes away from LBJ Hospital, & its new expansion project, doubling LBJ from 200 beds to 450 beds...Hurry This property is a Diamond in the rough!

6. 2026-04-02
   status Pending 1011-char remark

   Show marketing remark (1011 chars)

   DUPLEX; Large Lot! 14,800 SqFt, in a quiet established Houston neighborhood, offering excellent potential. Superb opportunity for Investors, Builders, Developers, or Savvy future homeowners looking to house hack, expand existing structures, and/or build more units, or tear down, and start from a blank canvas, subject to permitting, to create your own vision/masterpiece! The backyard is very spacious, ideal for entertaining, gardening, extra storage, or even a backyard oasis with pool. The smaller unit/2 Bds, 1 bath (8133 1/2) is currently rented/occupied, generating rental income. Larger unit 3 Bds, 1 & 1/2 Baths (8133) is vacant in need of TLC, and ready for renovations or redevelopment. Bring your tools, and your vision boards. Awesomely located just minutes from Downtown Houston with quick access to major Hwys I-59/69 & Loop 610; 15-20 minutes away from LBJ Hospital, & its new expansion project, doubling LBJ from 200 beds to 450 beds...Hurry This property is a Diamond in the rough!

7. 2026-03-25
   status Pending 1011-char remark

   Show marketing remark (1011 chars)

   DUPLEX; Large Lot! 14,800 SqFt, in a quiet established Houston neighborhood, offering excellent potential. Superb opportunity for Investors, Builders, Developers, or Savvy future homeowners looking to house hack, expand existing structures, and/or build more units, or tear down, and start from a blank canvas, subject to permitting, to create your own vision/masterpiece! The backyard is very spacious, ideal for entertaining, gardening, extra storage, or even a backyard oasis with pool. The smaller unit/2 Bds, 1 bath (8133 1/2) is currently rented/occupied, generating rental income. Larger unit 3 Bds, 1 & 1/2 Baths (8133) is vacant in need of TLC, and ready for renovations or redevelopment. Bring your tools, and your vision boards. Awesomely located just minutes from Downtown Houston with quick access to major Hwys I-59/69 & Loop 610; 15-20 minutes away from LBJ Hospital, & its new expansion project, doubling LBJ from 200 beds to 450 beds...Hurry This property is a Diamond in the rough!

8. 2025-10-13
   listed $169,990 Active 1011-char remark

   Show marketing remark (1011 chars)

   DUPLEX; Large Lot! 14,800 SqFt, in a quiet established Houston neighborhood, offering excellent potential. Superb opportunity for Investors, Builders, Developers, or Savvy future homeowners looking to house hack, expand existing structures, and/or build more units, or tear down, and start from a blank canvas, subject to permitting, to create your own vision/masterpiece! The backyard is very spacious, ideal for entertaining, gardening, extra storage, or even a backyard oasis with pool. The smaller unit/2 Bds, 1 bath (8133 1/2) is currently rented/occupied, generating rental income. Larger unit 3 Bds, 1 & 1/2 Baths (8133) is vacant in need of TLC, and ready for renovations or redevelopment. Bring your tools, and your vision boards. Awesomely located just minutes from Downtown Houston with quick access to major Hwys I-59/69 & Loop 610; 15-20 minutes away from LBJ Hospital, & its new expansion project, doubling LBJ from 200 beds to 450 beds...Hurry This property is a Diamond in the rough!

9. 2006-06-13
   soldstatus
10. 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: $3,629 · $302/mo
• Projected year-2 tax: $3,629 · $302/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $40,332
• − Mortgage interest: −$9,242
• − Property taxes: −$3,629
• − Insurance: −$825
• − Repairs & maintenance: −$3,227
• − Management: −$3,227
• − Depreciation: −$4,800
• Taxable income: $15,383
• Est. tax owed @ 24.0%: −$3,692
• After-tax cash flow: $13,334/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $55,650–$100,170 screening

This multi-family property requires extensive repairs and maintenance, including roof, exterior siding, flooring, interior walls, landscaping, and fencing. While the smaller unit is currently rented, the larger unit is vacant and in need of TLC. The property has potential for significant value increase with proper renovations.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.
• Minor Other — No visible signs of damage or wear on other components.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior siding — The exterior siding shows signs of wear and discoloration.
• Major flooring — The flooring in the interior appears to be in poor condition.
• Moderate interior walls — The interior walls appear to be in fair condition, with some discoloration visible.
• Major landscaping — The landscaping is sparse and in poor condition, with overgrown grass and weeds.
• Major fencing — The fencing appears to be in poor condition, with some sections missing or broken.

Value-add opportunities

• Both repair and paint roof — A repaired and painted roof will significantly increase the home's value and appeal to potential buyers and renters. ↑
• Both repair and paint exterior siding — A repaired and painted exterior siding will improve the home's curb appeal and increase its value. ↑
• Both repair and replace flooring — A repaired and replaced flooring will improve the home's condition and increase its value. ↑
• Both paint interior walls — Painting interior walls will improve the home's condition and increase its value. ↑
• Both trim and paint landscaping — Trimming and painting the landscaping will improve the home's curb appeal and increase its value. ↑
• Both repair and replace fencing — Repairing and replacing the fencing will improve the home's condition and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary Hilliard El F TX #4,048/4,322 Nat'l #36,758/41,679 Middle Forest Brook Middle F TX #1,609/1,662 Nat'l #12,966/14,009 High North Forest H S F TX #1,505/1,632 Nat'l #15,239/17,239

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

B Composite livability gradescore 74/100

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 · 5,571,493 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-2.9% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $164,990 HARMLS
• 2026-04-19 Relisted — HARMLS
• 2026-04-09 Pending — HARMLS
• 2026-04-03 Pending — HARMLS
• 2026-04-02 Pending — HARMLS
• 2026-03-25 Pending — HARMLS
• 2025-10-13 Listed $169,990 HARMLS
• 2006-06-13 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $3,629 · +0.2% YoY. Source: county tax records.