1062 Saint Clair St · Houston, TX 77088

$399,000

4 bd · 4.0 ba · 2,142 sqft · MultiFamily · 16 Days on market

Built 2025 7,616 sqft lot Est $394k · 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 +18.6/30.0
• ARV discount +6.9/15.0
• DSCR +5.8/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• 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

1062 Saint Clair St is a newer construction (2024) multi-family (duplex) with two units, totaling 2,142 square feet across two stories. The property sits on a 3,124-square-foot cleared, wooded subdivision lot and features a composition roof. Inside, the home offers 4 bedrooms and 4 full bathrooms, with quartz countertops and vinyl flooring. Appliances include a dishwasher, disposal, microwave, and Energy Star qualified appliances, plus washer and dryer hookups. Heating is central gas, and cooling is central electric. The property is Energy Star certified. It falls within the Houston ISD, served by Osborne Elementary, Williams Middle, and Washington High School, and is located in Northwest H

Key facts

• New construction
• Cleared wooded lot
• Composition roof

Tags

• NEW CONSTRUCTION
• MULTI-FAMILY HOME
• COMPOSITION ROOF
• ENERGY STAR CERTIFIED
• CLEARED WOODED LOT

Property features AI

Exterior

• Utilities: Electricity available; Water available
• Home design: Residential income property; Private builder (new construction 2024)
• Construction: Vinyl siding; Composition roof; Built in 2024
• Exterior features: Cleared and wooded lot

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Two 2-bedroom units (unit counts: two 2-bed units and one 2-bed unit)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: ENERGY STAR qualified appliances; Disposal

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive. Per door: $193/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (12.7% below list).
• Recommended offer: $348k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Williams Middle (math 9% / reading 15%, grade F, #1,623 of 1,662 statewide, top 98%, 411 students, 98% FRL); Washington B T H S (math 27% / reading 25%, grade F, #1,234 of 1,632 statewide, top 76%, 878 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 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 (-1.0%/yr); 471 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,485/mo this rent would consume 77% 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 16 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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.
• Current owner paid $40k; list at $399k implies a 910% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $348,500 (12.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $394,128
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8114 Double Ave Unit C/D	0.28mi	4/4.0	2,252 (+5%)	6mo	$418,500	$186	73
8114 Double Ave Unit A/B	0.28mi	4/4.0	2,252 (+5%)	6mo	$418,500	$186	73
8122 Double Ave	0.30mi	3/2.0 (-1)	2,169 (+1%)	10mo	$415,000	$191	62
1615 Dolly Wright St	0.57mi	3/2.0 (-1)	2,169 (+1%)	2mo	$418,500	$193	57
8318 Williamsdell St	0.48mi	3/2.0 (-1)	2,360 (+10%)	5mo	$429,990	$182	43
8324 Williamsdell St	0.48mi	3/2.0 (-1)	2,360 (+10%)	6mo	$434,990	$184	43
8320 Williamsdell St	0.48mi	3/2.0 (-1)	2,360 (+10%)	6mo	$429,990	$182	43
8322 Williamsdell St	0.48mi	3/2.0 (-1)	2,360 (+10%)	6mo	$429,990	$182	43
8221 Tower St	0.68mi	3/2.0 (-1)	2,343 (+9%)	10mo	$428,800	$183	31

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-50,486
• Equity at exit: $59,492

10-year hold

• IRR: -8.6%
• Equity multiple: 0.53×
• Total profit: $-52,556
• Equity at exit: $34,498

Cash invested: $111,720 (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: 471
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $3,485 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $386

Break-even live

Break-even rent $2,997

Max offer price $399,000

Occupancy floor 84%

Sensitivity live

Price	-10% $612	-5% $499	+0% $386	+5% $273	+10% $160
Rent	-10% $110	-5% $248	+0% $386	+5% $523	+10% $661
Rate	-1.0pp $587	-0.5pp $487	base $386	+0.5pp $282	+1.0pp $177

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,486
Total (2 units)			$3,485

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1032 Glen Ln Houston, TX	3.0	3.0	1667	$2,400	$1.44	45d	1	0.39mi
7514 Sandle St Houston, TX	3.0	2.5	1523	$1,999	$1.31	45d	1	0.50mi
8108 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	0.52mi
8110 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	0.52mi
8112 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,750	$1.17	0d	1	0.52mi
8120 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,750	$1.17	45d	1	0.54mi
8120 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	0.54mi
8122 De Priest St Unit A Houston, TX	3.0	3.5	1500	$1,900	$1.27	45d	1	0.54mi
8118 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	45d	1	0.54mi
8304 De Priest St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	23d	1	0.55mi
8306 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	0.56mi
8310 De Priest St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	0.56mi
8312 De Priest St Unit A Houston, TX	3.0	2.5	1500	$1,900	$1.27	22d	1	0.57mi
8312 De Priest St Unit B Houston, TX	3.0	3.5	1500	$1,900	$1.27	22d	1	0.57mi
8404 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,900	$1.19	45d	1	0.59mi
8406 De Priest St Unit A Houston, TX	3.0	2.5	1600	$1,695	$1.06	45d	1	0.59mi
855 S Victory Dr Unit C Houston, TX	3.0	2.5	1546	$2,300	$1.49	45d	1	0.86mi
1495 W Gulf Bank Rd Houston, TX	5.0	2.5	1713	$1,750	$1.02	45d	1	0.97mi
774 Dillard St Houston, TX	4.0	2.5	1899	$2,405	$1.27	22d	1	0.97mi
6555 Sealey St Houston, TX	3.0	2.5	1800	$2,700	$1.50	25d	1	0.98mi
6513 Knox St Houston, TX	4.0	3.0	1773	$2,100	$1.18	45d	1	0.98mi
7008 Emma Lou St Houston, TX	3.0	2.5	1610	$3,000	$1.86	20d	1	1.09mi
7504 Carver Rd Houston, TX	3.0	2.5	1694	$2,500	$1.48	6d	1	1.09mi
7504 Carver Rd Unit B Houston, TX	3.0	2.5	1694	$2,500	$1.48	0d	1	1.09mi
9002 Bunny Run Dr Houston, TX	3.0	2.0	1544	$1,950	$1.26	25d	1	1.37mi
6127 W Montgomery Rd Houston, TX	3.0	3.0	1786	$2,000	$1.12	25d	1	1.45mi

Listing history 11 events

1. 2026-06-21
   days on market $399,000 Active 16 DOM
2. 2026-06-18
   days on market $399,000 Active 13 DOM
3. 2026-06-17
   days on market $399,000 Active 12 DOM
4. 2026-06-16
   days on market $399,000 Active 11 DOM
5. 2026-06-15
   days on market $399,000 Active 10 DOM
6. 2026-06-13
   days on market $399,000 Active 8 DOM
7. 2026-06-10
   price $399,000 Active 4 DOM
8. 2026-06-09
   days on market $418,000 Active 4 DOM
9. 2026-06-08
   days on market $418,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $418,000 Active 2 DOM

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $7,302 · $608/mo
• Expected delta: +$5,997/yr (+$500/mo · 459.5%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $41,820
• − Mortgage interest: −$22,350
• − Property taxes: −$1,305
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,346
• − Management: −$3,346
• − Depreciation: −$11,607
• Taxable loss: −$2,129
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $5,140/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

+958.2% since first listed

18 events — show timeline

• 2026-06-05 Listed $418,000 HARMLS
• 2025-10-14 Listing Removed — HARMLS
• 2025-09-02 Listing Removed — HARMLS
• 2025-09-02 Listed $399,000 HARMLS
• 2025-08-07 Price Changed $415,000 HARMLS
• 2024-12-16 Listed $470,000 HARMLS
• 2022-03-18 Sold (Public Records) — Public Records
• 2022-03-17 Sold (Public Records) — Public Records
• 2020-03-11 Sold (Public Records) — Public Records
• 2015-08-25 Sold (Public Records) — Public Records
• 2012-06-01 Listing Removed — HARMLS
• 2011-05-20 Listed $12,000 HARMLS
• 2011-01-01 Listing Removed — HARMLS
• 2009-07-03 Listed $12,900 HARMLS
• 2009-06-01 Listing Removed — HARMLS
• 2008-05-01 Listed $15,900 HARMLS
• 1990-09-01 Sold (Public Records) $39,500 Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2022): $1,305 · +44.0% YoY. Source: county tax records.