7809 Glass St · Houston, TX 77016

$270,000

6 bd · 3.0 ba · 2,325 sqft · MultiFamily public records · 21 Days on market

Built 1965 Good condition 5,631 sqft lot $116/sqft · 22% below area Est $347k · 22% under ↓ 17% since listing

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Why this score? — see what drove the A- 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• 1% rule +8.4/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investment Opportunity – Triplex in a Growing Houston Neighborhood Unlock the potential of this income-producing triplex located in an up-and-coming area of Houston. Each unit features 2 bedrooms and 1 bathroom, offering a highly desirable layout for long-term tenants. This property is ideal for an investor ready to step into landlord ownership or expand their portfolio with a cash-flowing asset. With strong rental demand in the area and continued neighborhood growth, this is a strategic buy for both immediate income and long-term appreciation. Whether you’re a seasoned investor or just getting started, this triplex offers the perfect blend of stability, scalability, and op

Key facts

• Strong rental demand
• Triplex
• 5,631 sq ft lot

Tags

• TRIPLEX
• INCOME-PRODUCING PROPERTY
• STRONG RENTAL DEMAND

Property features AI

Finance

• Financial info: Multi-unit building with 3 total units

Exterior

• Utilities: Cable available; Electricity available; Water available
• Home design: Residential income property
• Construction: Brick construction; Composition roof; Built in 1965
• Exterior features: Cable, electricity, and water available

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 3 units (multi-unit property)
• Flooring: Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Refrigerator; Laminate flooring

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive. Per door: $285/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: schools D, 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.
• Market conditions: Rents flat; 376 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,605/mo this rent would consume 91% of the median local household income ($48k/yr) (locally 1297% 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 $25k of equity ($2k loan paydown + $23k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• 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 $265,950 (1.5% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.34% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 6.2

CMA / ARV

• ARV (median comp): $347,309
• List price: $270,000
• Delta: -22.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7809 Glass St	0.00mi	6/—	2,325 (0%)	20mo	$274,500	$118	83
4812 Cruse Rd	0.61mi	6/1.0	2,274 (-2%)	16mo	$289,000	$127	47
5003 Jones St	0.62mi	6/2.0	2,420 (+4%)	19mo	$430,000	$178	44
6809 Glass St	0.65mi	6/4.0	2,058 (-12%)	4mo	$375,000	$182	43
4124 Vaughn St	0.42mi	6/2.0	2,098 (-10%)	24mo	$375,000	$179	40

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 3.22×
• Total profit: $167,975
• Equity at exit: $217,154

10-year hold

• IRR: 26.0%
• Equity multiple: 6.70×
• Total profit: $431,251
• Equity at exit: $443,056

Cash invested: $75,600 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 376
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $3,605 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$466 /mo · $5,591/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $854

Break-even live

Break-even rent $2,525

Max offer price $270,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,006	-5% $930	+0% $854	+5% $777	+10% $701
Rent	-10% $569	-5% $711	+0% $854	+5% $996	+10% $1,138
Rate	-1.0pp $990	-0.5pp $922	base $854	+0.5pp $784	+1.0pp $712

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,606
Total (3 units)			$3,605

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-05
   listed $270,000 Active 945-char remark
2. 2024-11-01
   soldstatus
3. 2022-09-12
   soldstatus
4. 2022-08-16
   listed $325,000
5. 2022-08-16
   historical
6. 2022-08-16
   historical

ⓘ 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: $5,591 · $466/mo
• Projected year-2 tax: $5,591 · $466/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $43,260
• − Mortgage interest: −$15,124
• − Property taxes: −$5,591
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,461
• − Management: −$3,461
• − Depreciation: −$7,855
• Taxable income: $6,418
• Est. tax owed @ 24.0%: −$1,540
• After-tax cash flow: $8,703/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

Good 75/100 Cosmetic rehab

This triplex is in good condition with cosmetic updates needed to enhance curb appeal and interior aesthetics. It offers a solid investment opportunity with strong rental demand in the area.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and add value
• Both Upgrade kitchen appliances — Modern appliances enhance functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and add value ↑
• Both Upgrade kitchen appliances — Modern appliances enhance functionality and appeal ↑

ⓘ 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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

-16.9% since first listed

7 events — show timeline

• 2026-05-27 Listing Removed — HARMLS
• 2026-05-05 Listed $270,000 HARMLS
• 2024-11-01 Sold (Public Records) — Public Records
• 2022-09-12 Sold (Public Records) — Public Records
• 2022-08-16 Listing Removed — HARMLS
• 2022-08-16 Listing Removed — HARMLS
• 2022-08-16 Listed $325,000 HARMLS

Property tax history

+36.9%/yr

Latest (2025): $5,591 · +50.4% YoY. Source: county tax records.