801-803 66th St St · Houston, TX 77011

$775,000

1 bd · 1.0 ba · — sqft · MultiFamily · 27 Days on market

Built 1946 5,000 sqft lot

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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 +23.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This Central Park Magnolia Park Fourplex offers four thoughtfully-restored one-bedroom, one-bath units in the rapidly transitioning East End Revitalized area. Each unit offers 550+/- square feet of living space with tile flooring, light colors, and updated kitchens making this an ideal, turn-key investment opportunity. Rent rolls are available upon request.

Key facts

• Recent roof
• 5,000 sq ft lot
• Parking

Tags

• RECENT ROOF
• REPLACED WATER MAIN LINES
• UPDATED ATTIC INSULATION

Property features AI

Exterior

• Parking: Carport
• Home design: Residential income property; Built in 1946
• Construction: Cement siding construction; Composition roof
• Exterior features: Composition roof

Interior

• Bedrooms: Unit 1: 1 bedroom; Total units: 8
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling; Has heating and cooling
• Interior features: Seller disclosure available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $775k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $775k).
• Recommended offer: $763k (1.5% 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: Edison Middle (math 12% / reading 16%, grade F, #1,596 of 1,662 statewide, top 96%, 460 students, 96% FRL); Austin H S (math 9% / reading 18%, grade F, #1,530 of 1,632 statewide, top 94%, 1,448 students, 97% FRL) — zoned schools average 97% FRL vs 71% district-wide (25 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 (-2.9%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• In year one you build about $83k of equity ($5k loan paydown + $78k 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 + 0.0% rent growth), your $217k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$133k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($763k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $763,375 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6015 Brady St	0.32mi	1/1.0	1,396	2mo	$189,000	$135	71
6646 Sherman St	0.27mi	2/1.0 (+1)	1,408	6mo	$255,999	$182	66
7044 Avenue E	0.66mi	2/1.0 (+1)	2,900	9mo	$415,000	$143	44
215 Delmar St	0.73mi	2/1.0 (+1)	2,476	11mo	$598,500	$242	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.25×
• Total profit: $488,988
• Equity at exit: $698,181

10-year hold

• IRR: 24.3%
• Equity multiple: 7.10×
• Total profit: $1,322,729
• Equity at exit: $1,505,655

Cash invested: $217,000 (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 77011

• Home prices YoY: 30.1%
• Rents YoY: -2.9%
• Active inventory: 161
• Price-to-rent: 60.0×

Monthly cashflow live

• Estimated rent: $8,608 high
• Mortgage (P&I): −$4,064
• Tax est. 1.5%: −$969 /mo · $11,625/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,808
• Net cashflow: $1,444

Break-even live

Break-even rent $6,780

Max offer price $775,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,980	-5% $1,712	+0% $1,444	+5% $1,177	+10% $909
Rent	-10% $764	-5% $1,104	+0% $1,444	+5% $1,784	+10% $2,125
Rate	-1.0pp $1,835	-0.5pp $1,642	base $1,444	+0.5pp $1,244	+1.0pp $1,039

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$8,608
Total (8 units)			$8,608

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6708 Avenue I Unit I Houston, TX	—	1.0	300	$595	$1.98	45d	1	0.13mi
6708 Avenue I Unit 3 Houston, TX	1.0	1.0	—	$595	—	45d	1	0.13mi
6707 Avenue F Unit F Houston, TX	1.0	1.0	714	$1,250	$1.75	45d	1	0.17mi
6707 Avenue F Unit 1 Houston, TX	1.0	1.0	—	$1,195	—	45d	1	0.17mi
6707 Avenue F Unit 1 Houston, TX	1.0	1.0	—	$1,095	—	25d	1	0.17mi
6725 Avenue K Houston, TX	1.0	1.0	—	$1,050	—	45d	1	0.23mi
6725 Avenue K Unit B Houston, TX	2.0	1.0	—	$1,350	—	45d	1	0.23mi
6523 Avenue C Unit A Houston, TX	—	1.0	—	$695	—	45d	1	0.25mi
6737 Avenue E Houston, TX	2.0	1.0	607	$775	$1.28	45d	1	0.25mi
6737 E AVE Unit A Houston, TX	1.0	1.0	—	$775	—	45d	1	0.25mi
6737 E AVE Unit A Houston, TX	1.0	1.0	—	$700	—	25d	1	0.25mi
6741 Avenue E Houston, TX	1.0	1.0	—	$850	—	45d	1	0.26mi
6741 Avenue E Houston, TX	2.0	1.0	—	$2,500	—	16d	1	0.26mi
6400 Sherman St Unit 1494630P Houston, TX	2.0	1.0	484	$3,553	$7.34	0d	1	0.27mi
6618 Avenue U Unit A Houston, TX	1.0	1.0	—	$1,350	—	15d	1	0.28mi
6403 Avenue C Unit 1019625P Houston, TX	2.0–8.0	1.0–4.0	1232	$2,871	$2.33	0d	2	0.28mi
6716 Sherman St Unit 4 Houston, TX	1.0	1.0	—	$900	—	25d	1	0.29mi
6716 Sherman St Unit 8 Houston, TX	2.0	1.0	—	$1,000	—	45d	1	0.29mi
6716 Sherman St Houston, TX	1.0	1.0	—	$1,000	—	4d	1	0.29mi
6716 Sherman St Houston, TX	2.0	1.0	—	$1,200	—	45d	1	0.29mi
6513 Avenue B Unit A Houston, TX	2.0	1.0	—	$1,350	—	9d	1	0.29mi
6706 Avenue C Unit 3 Houston, TX	1.0	1.0	—	$1,300	—	25d	1	0.31mi
6724 Avenue U Unit 5 Houston, TX	1.0	1.0	—	$800	—	25d	1	0.33mi
6832 Avenue I Unit I Houston, TX	2.0	1.0	—	$1,050	—	12d	1	0.33mi
6618 Avenue B Unit B Houston, TX	1.0	1.0	—	$1,350	—	15d	1	0.33mi
221 Caylor St Unit 2113 Houston, TX	1.0	1.0	550	$799	$1.45	45d	1	0.39mi
221 Caylor St Unit 22115 Houston, TX	—	1.0	550	$799	$1.45	45d	1	0.39mi
6833 Avenue C Unit 3 Houston, TX	1.0	1.0	600	$950	$1.58	25d	1	0.41mi
6833 Avenue C Unit 1 Houston, TX	1.0	1.0	600	$950	$1.58	9d	1	0.41mi
6923 Avenue F Houston, TX	1.0	1.0	—	$850	—	25d	1	0.43mi
6602 Avenue R Unit D Houston, TX	2.0	1.0	830	$1,235	$1.49	9d	1	0.46mi
11 Norwood St #6 Houston, TX	1.0	1.0	—	$850	—	3d	1	0.48mi
11 Norwood St Unit 4 Houston, TX	1.0	1.0	—	$850	—	45d	1	0.48mi
11 Norwood St Unit 4 Houston, TX	1.0	1.0	—	$850	—	9d	1	0.48mi
27 Norwood St Unit 4 Houston, TX	—	1.0	—	$775	—	25d	1	0.49mi
6912 Avenue C Unit 2 Houston, TX	2.0	1.0	—	$1,100	—	0d	1	0.49mi
303 Linwood St Unit 1/2 Houston, TX	2.0	1.0	—	$1,050	—	25d	1	0.52mi
6700 S AVE Unit D Houston, TX	2.0	1.0	—	$999	—	19d	1	0.53mi
7021 Canal St Unit A Houston, TX	2.0	1.0	—	$1,400	—	45d	1	0.55mi
7023 Canal St Houston, TX	2.0	1.0	—	$1,500	—	45d	1	0.55mi

Listing history 33 events

1. 2026-06-21
   days on market $775,000 Active 27 DOM
2. 2026-06-18
   days on market $775,000 Active 24 DOM
3. 2026-06-17
   days on market $775,000 Active 23 DOM
4. 2026-06-16
   days on market $775,000 Active 22 DOM
5. 2026-06-15
   days on market $775,000 Active 21 DOM
6. 2026-06-13
   days on market $775,000 Active 19 DOM
7. 2026-06-09
   days on market $775,000 Active 15 DOM
8. 2026-06-08
   days on market $775,000 Active 14 DOM
9. 2026-06-07
   days on market $775,000 Active 13 DOM
10. 2026-06-04
    days on market $775,000 Active 10 DOM
11. 2026-06-03
    days on market $775,000 Active 9 DOM
12. 2026-06-02
    days on market $775,000 Active 8 DOM
13. 2026-06-01
    days on market $775,000 Active 7 DOM
14. 2026-05-31
    days on market $775,000 Active 6 DOM
15. 2026-05-25
    listed $775,000 Active
16. 2024-07-23
    historical
17. 2024-05-17
    listed $400,000 Active
18. 2022-10-31
    soldstatus Sold 359-char remark

    Show marketing remark (359 chars)

    This Central Park Magnolia Park Fourplex offers four thoughtfully-restored one-bedroom, one-bath units in the rapidly transitioning East End Revitalized area. Each unit offers 550+/- square feet of living space with tile flooring, light colors, and updated kitchens making this an ideal, turn-key investment opportunity. Rent rolls are available upon request.

19. 2022-10-02
    status Pending 359-char remark

    Show marketing remark (359 chars)

    This Central Park Magnolia Park Fourplex offers four thoughtfully-restored one-bedroom, one-bath units in the rapidly transitioning East End Revitalized area. Each unit offers 550+/- square feet of living space with tile flooring, light colors, and updated kitchens making this an ideal, turn-key investment opportunity. Rent rolls are available upon request.

20. 2022-09-27
    status Option Pending 359-char remark

    Show marketing remark (359 chars)

    This Central Park Magnolia Park Fourplex offers four thoughtfully-restored one-bedroom, one-bath units in the rapidly transitioning East End Revitalized area. Each unit offers 550+/- square feet of living space with tile flooring, light colors, and updated kitchens making this an ideal, turn-key investment opportunity. Rent rolls are available upon request.

21. 2022-08-15
    listed $325,000 Active 359-char remark

    Show marketing remark (359 chars)

    This Central Park Magnolia Park Fourplex offers four thoughtfully-restored one-bedroom, one-bath units in the rapidly transitioning East End Revitalized area. Each unit offers 550+/- square feet of living space with tile flooring, light colors, and updated kitchens making this an ideal, turn-key investment opportunity. Rent rolls are available upon request.

22. 2015-03-30
    status Pending
23. 2015-03-05
    status Pending, Continue to Show
24. 2015-02-23
    status Option Pending
25. 2015-02-19
    historical
26. 2015-02-03
    listed $128,000 Active
27. 2014-10-09
    status Pending
28. 2014-09-26
    status Option Pending
29. 2014-09-24
    historical
30. 2014-03-08
    listed $128,000 Active
31. 2009-07-13
    soldstatus
32. 2009-06-11
    historical
33. 2009-05-22
    listed $115,000

ⓘ 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) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $103,296
• − Mortgage interest: −$43,412
• − Property taxes: −$11,625
• − Insurance: −$3,875
• − Repairs & maintenance: −$8,264
• − Management: −$8,264
• − Depreciation: −$22,545
• Taxable income: $5,311
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $16,059/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): 14,940
• Household income: $50,133
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 655.0

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 Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 29% White 7% Black 3%
• Hispanic origin (detail): Mexican 81%
• Foreign-born: 33% · Canada
• Languages at home: 24% English-only · Spanish 76%

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: ▲ 68.18%
• Current HPI: 295.1198
• Rent YoY: ▼ -2.93%
• 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

+573.9% since first listed

19 events — show timeline

• 2026-05-25 Listed $775,000 HARMLS
• 2024-07-23 Listing Removed — HARMLS
• 2024-05-17 Listed $400,000 HARMLS
• 2022-10-31 Sold (MLS) — HARMLS
• 2022-10-02 Pending — HARMLS
• 2022-09-27 Pending — HARMLS
• 2022-08-15 Listed $325,000 HARMLS
• 2015-03-30 Pending — HARMLS
• 2015-03-05 Pending — HARMLS
• 2015-02-23 Pending — HARMLS
• 2015-02-19 Listing Removed — HARMLS
• 2015-02-03 Listed $128,000 HARMLS
• 2014-10-09 Pending — HARMLS
• 2014-09-26 Pending — HARMLS
• 2014-09-24 Listing Removed — HARMLS
• 2014-03-08 Listed $128,000 HARMLS
• 2009-07-13 Sold (MLS) — HARMLS
• 2009-06-11 Listing Removed — HARMLS
• 2009-05-22 Listed $115,000 HARMLS