7961 Henson St Unit A/B · Houston, TX 77028

$450,000

6 bd · 4.0 ba · — sqft · MultiFamily · 12 Days on market

Built 2026 Good condition 4,000 sqft lot ↓ 4% 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 +10.7/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.1/5.0

Multi-family units

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

Listing remarks

Welcome to 7961 Henson St, a modern duplex designed for style and functionality. Each unit features an open-concept layout with a striking waterfall island, sleek cabinetry, and exclusive designer finishes. Fireplace and gate options available. These homes showcase contemporary touches from top to bottom. Located with convenient access to 610 and I-69, the property combines accessibility with the appeal of a thoughtfully developed neighborhood. A rare opportunity to own a beautifully crafted, modern duplex.

Key facts

• Designer finishes
• Fireplace options
• Sleek cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• WATERFALL ISLAND
• SLEEK CABINETRY
• DESIGNER FINISHES
• FIREPLACE OPTIONS
• GATE OPTIONS

Property features AI

Finance

• Financial info: Multifamily: 2 total units

Exterior

• Utilities: Has heating; Has cooling
• Home design: Residential income property; New construction (2026)
• Construction: Composition roof; Built in 2026; Builder: builder
• Exterior features: Cleared lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; ENERGY STAR qualified appliances
• Bedrooms: 3 bedrooms (Unit 1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas capable); Central air conditioning (electric and gas capable)
• Interior features: Ceiling fans; Programmable thermostat

🏗️ New construction. The $450,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $449,597.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $450k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative. Per door: $-109/mo.
• To cash-flow at today's rent, offer at most $418k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $366k (18.7% below list).
• Recommended offer: $366k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Elmore El (math 12% / reading 14%, grade F, #4,152 of 4,322 statewide, top 96%, 532 students, 99% 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 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 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); 355 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,658/mo this rent would consume 114% of the median local household income ($38k/yr) (locally 1177% 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 $27k of equity ($3k loan paydown + $24k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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: 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 $365,800 (18.7% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $449,597
• List price: $450,000
• Delta: 0.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8129 Safebuy St Unit A/B	0.38mi	6/—	—	1mo	$470,000	—	69
7918 Ritz St	0.22mi	6/2.0	2,875	13mo	$480,000	$167	58
7815 Joy St	0.34mi	6/2.0	2,577	12mo	$399,900	$155	54
6813 Parkhurst Dr	0.32mi	6/2.0	2,875	14mo	$480,000	$167	53
8049 Ritz St Unit A	0.27mi	6/2.0	2,212	19mo	$375,000	$170	51
6916 Tommye St Unit A-B	0.30mi	6/2.0	2,628	20mo	$430,000	$164	49
8022 Ley Rd	0.55mi	6/3.0	3,050	11mo	$325,000	$107	49
6112 Fairchild St	0.44mi	6/2.0	2,452	14mo	$412,000	$168	47
7709 St Louis St	0.39mi	6/2.0	2,545	18mo	$405,500	$159	46
8202 Furray Rd	0.56mi	6/—	2,436	20mo	$374,900	$154	45
7980 Angus St	0.62mi	6/6.0	3,210	9mo	$499,900	$156	43

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: 10.6%
• Equity multiple: 1.68×
• Total profit: $85,439
• Equity at exit: $261,498

10-year hold

• IRR: 10.9%
• Equity multiple: 2.98×
• Total profit: $249,210
• Equity at exit: $456,965

Cash invested: $125,887 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 355
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $3,658 high
• Mortgage (P&I): −$2,358
• Tax est. 1.5%: −$562 /mo · $6,744/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $-217

Break-even live

Break-even rent $3,933

Max offer price $418,161

Occupancy floor —

Sensitivity live

Price	-10% $93	-5% $-62	+0% $-217	+5% $-373	+10% $-528
Rent	-10% $-506	-5% $-362	+0% $-217	+5% $-73	+10% $72
Rate	-1.0pp $9	-0.5pp $-103	base $-217	+0.5pp $-334	+1.0pp $-452

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,658
Total (2 units)			$3,658

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: $112,399
• Closing costs: $13,488
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8117 Richland Dr Houston, TX	5.0	2.0	1671	$1,983	$1.19	4d	1	0.99mi

Listing history 14 events

1. 2026-05-05
   status Pending 512-char remark
2. 2026-04-23
   listed $450,000 Active 512-char remark
3. 2026-04-23
   historical
4. 2026-04-23
   listed $445,000 Active
5. 2026-04-17
   status Pending
6. 2026-04-08
   status Pending
7. 2026-04-07
   historical
8. 2026-02-24
   listed $450,000 Active
9. 2026-02-24
   historical
10. 2026-02-09
    listed $464,990 Active
11. 2026-02-09
    historical
12. 2025-12-13
    listed $464,990 Active
13. 2025-12-13
    historical
14. 2025-09-03
    listed $465,000 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $43,896
• − Mortgage interest: −$25,184
• − Property taxes: −$6,744
• − Insurance: −$2,248
• − Repairs & maintenance: −$3,512
• − Management: −$3,512
• − Depreciation: −$13,079
• Taxable loss: −$10,383
• Est. tax savings @ 24.0%: +$2,492
• After-tax cash flow: $-115/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 · 1 photo

Good 80/100 Cosmetic rehab

This modern duplex is in excellent condition with a good condition score of 80. It is move-in ready with minimal cosmetic improvements needed to enhance its curb appeal and value.

Value-add opportunities

• Both Painting and minor touch-ups throughout — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both New flooring in common areas — Improves aesthetics and adds value for both resale and rental.
• Both Upgrading light fixtures and hardware — Enhances the modern aesthetic and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting and minor touch-ups throughout — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in common areas — Improves aesthetics and adds value for both resale and rental. ↑
• Both Upgrading light fixtures and hardware — Enhances the modern aesthetic and adds value for both resale and rental. ↑

ⓘ 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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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 (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%

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

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

-4.3% since first listed

15 events — show timeline

• 2026-06-02 Sold (MLS) — HARMLS
• 2026-05-05 Pending — HARMLS
• 2026-04-23 Listed $445,000 HARMLS
• 2026-04-23 Listing Removed — HARMLS
• 2026-04-23 Listed $450,000 HARMLS
• 2026-04-17 Pending — HARMLS
• 2026-04-08 Pending — HARMLS
• 2026-04-07 Listing Removed — HARMLS
• 2026-02-24 Listing Removed — HARMLS
• 2026-02-24 Listed $450,000 HARMLS
• 2026-02-09 Listing Removed — HARMLS
• 2026-02-09 Listed $464,990 HARMLS
• 2025-12-13 Listing Removed — HARMLS
• 2025-12-13 Listed $464,990 HARMLS
• 2025-09-03 Listed $465,000 HARMLS