4430 Knoxville St Unit A-B · Houston, TX 77051

$489,000

6 bd · 6.0 ba · 2,520 sqft · MultiFamily · 41 Days on market

Built 2026 Excellent condition 5,350 sqft lot

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Why this score? — see what drove the C+ 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 +18.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.8/5.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0

Multi-family units

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

Listing remarks

Experience modern living in this newly constructed 3-bedroom, 2-bathroom duplex, designed with a sleek contemporary aesthetic and high-end finishes. The open-concept interior features soaring ceilings and expansive windows that flood the space with natural light, highlighting the luxury flooring and designer fixtures throughout. A chef-inspired kitchen serves as the heart of the home, boasting an oversized waterfall island, custom cabinetry, and premium stainless steel appliances. The primary suite offers a private retreat with a spa-like ensuite bathroom featuring dual vanities and a walk-in shower. Situated in a rapidly developing area of Houston, this home provides exceptional convenienc

Key facts

• Newly constructed
• Custom cabinetry
• 5,350 sq ft lot

Tags

• NEWLY CONSTRUCTED
• OPEN-CONCEPT INTERIOR
• CHEF-INSPIRED KITCHEN
• OVERSIZED WATERFALL ISLAND
• CUSTOM CABINETRY
• SPA-LIKE ENSUITE BATHROOM

Property features AI

Finance

• Other: Two total units (multifamily/residential income)

Exterior

• Utilities: Has heating and cooling; Electric service
• Home design: Residential income property; New construction (2026); Built by NewGen Builders LLC
• Construction: Built in 2026; Composition roofing
• Exterior features: Composition roof; Lot approximately 5,350 square feet

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Two units (multi-unit property)
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Dishwasher; Microwave

🏗️ New construction. The $489,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $449,394.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $489k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive. Per door: $223/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 $450k (8.1% below list).
• Recommended offer: $450k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.1% 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: Attucks Middle (math 15% / reading 22%, grade F, #1,478 of 1,662 statewide, top 90%, 439 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 97% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 312 active listings in the ZIP; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $4,495/mo this rent would consume 144% of the median local household income ($37k/yr) (locally 1446% 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 $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 4.8% rent growth), your $126k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($474k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $449,500 (8.1% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 8% 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. 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. 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: 1.00% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $449,394
• List price: $489,000
• Delta: 8.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8107 Calhoun Rd	0.58mi	6/6.0	2,608 (+4%)	2mo	$534,000	$205	66
4645 Larkspur St	0.34mi	6/—	2,300 (-9%)	16mo	$449,900	$196	57
3902 Mckinley A/b	0.57mi	6/3.0	2,571 (+2%)	12mo	$469,999	$183	48
4131 Mallow St Unit A-B	0.49mi	6/2.0	2,500 (-1%)	17mo	$490,000	$196	45
4101 Stassen St Unit A-B	0.58mi	6/2.0	2,500 (-1%)	14mo	$459,900	$184	44
4133 Mallow St Unit A-B	0.49mi	5/3.0 (-1)	2,500 (-1%)	19mo	$479,900	$192	43

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

Projected returns pro-forma

10.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.24×
• Total profit: $281,333
• Equity at exit: $404,849

10-year hold

• IRR: 24.9%
• Equity multiple: 7.55×
• Total profit: $824,069
• Equity at exit: $873,073

Cash invested: $125,830 (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 77051

• Home prices YoY: 9.7%
• Rents YoY: 4.8%
• Active inventory: 312
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $4,495 high
• Mortgage (P&I): −$2,357
• Tax est. 1.5%: −$562 /mo · $6,741/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$944
• Net cashflow: $445

Break-even live

Break-even rent $3,931

Max offer price $449,394

Occupancy floor 85%

Sensitivity live

Price	-10% $756	-5% $601	+0% $445	+5% $290	+10% $135
Rent	-10% $90	-5% $268	+0% $445	+5% $623	+10% $800
Rate	-1.0pp $672	-0.5pp $560	base $445	+0.5pp $329	+1.0pp $210

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$4,494
Total (2 units)			$4,495

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: $112,348
• Closing costs: $13,482
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $489,000 Active 41 DOM
2. 2026-06-17
   days on market $489,000 Active 40 DOM
3. 2026-06-16
   days on market $489,000 Active 39 DOM
4. 2026-06-15
   days on market $489,000 Active 38 DOM
5. 2026-06-13
   days on market $489,000 Active 36 DOM
6. 2026-06-10
   days on market $489,000 Active 32 DOM
7. 2026-06-08
   days on market $489,000 Active 31 DOM
8. 2026-06-07
   days on market $489,000 Active 30 DOM
9. 2026-06-04
   days on market $489,000 Active 27 DOM
10. 2026-06-01
    days on market $489,000 Active 24 DOM
11. 2026-05-31
    days on market $489,000 Active 23 DOM
12. 2026-05-08
    listed $489,000 Active 948-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 19 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: $53,940
• − Mortgage interest: −$25,173
• − Property taxes: −$6,741
• − Insurance: −$2,247
• − Repairs & maintenance: −$4,315
• − Management: −$4,315
• − Depreciation: −$13,073
• Taxable loss: −$1,925
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $5,807/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 · 13 photos

Excellent 95/100 None rehab

This modern, newly constructed multi-family home is in excellent condition with no visible repairs needed. It offers a high-end living experience with a sleek design and high-end finishes, making it an attractive investment.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add smart home features — Improves convenience and can be a selling point for potential buyers or renters.
• Both Install smart thermostat — Saves energy and can be a selling point for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add smart home features — Improves convenience and can be a selling point for potential buyers or renters. ↑
• Both Install smart thermostat — Saves energy and can be a selling point for potential buyers or renters. ↑

ⓘ 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): 19,795
• Household income: $37,415
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 1446.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 16% Two or more races 11% White 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 10%

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: ▲ 16.02%
• Current HPI: 180.4283
• Rent YoY: ▲ 4.77%
• 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

1 event — show timeline

• 2026-05-08 Listed $489,000 HARMLS