3317 Sampson St · Houston, TX 77004

$380,000

2 bd · 1.0 ba · 684 sqft · MultiFamily · 15 Days on market

Built 1930 Good condition 5,000 sqft lot Est $304k · 25% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Excellent investment opportunity featuring four detached residential units located at 3317, 3319, 3321, and 3323 Sampson St in Houston. Each unit offers privacy, functional layouts, and strong rental potential, making this property ideal for investors or owner-occupants. Conveniently located with easy access to major highways, downtown Houston, dining, and entertainment.

Key facts

• Conveniently located
• 5,000 sq ft lot
• Built 1930

Tags

• DETACHED RESIDENTIAL UNITS
• STRONG RENTAL POTENTIAL
• EASY ACCESS TO MAJOR HIGHWAYS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Listing is for a multi-unit property with 4 total units
• Financial info: Annual tax information available (tax amounts omitted per instructions)
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: Has heating and cooling
• Home design: Built in 1930; Property type: Residential Income
• Construction: Total building area approximately 684; Year built: 1930
• Exterior features: Lot approximately 5,000 square feet

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 4 units (individual bedroom counts per unit not provided)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom (total)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Residential income property
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $380k).
• Recommended offer: $374k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: Blackshear El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 308 students, 99% FRL); Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 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 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 (-0.3%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $6,113/mo this rent would consume 103% of the median local household income ($71k/yr) (locally 3072% 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 $11k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $106k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,300 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.61% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.85%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $303,696
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3417 Bremond St	0.45mi	2/1.0	720 (+5%)	8mo	$319,999	$444	63

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: 14.8%
• Equity multiple: 1.57×
• Total profit: $60,923
• Equity at exit: $56,659

10-year hold

• IRR: 21.2%
• Equity multiple: 2.55×
• Total profit: $164,878
• Equity at exit: $32,855

Cash invested: $106,400 (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 77004

• Rents YoY: -0.3%
• Active inventory: 581
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $6,113 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,284
• Net cashflow: $2,203

Break-even live

Break-even rent $3,324

Max offer price $380,000

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,112
Total (4 units)			$6,113

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3339 Simmons St Houston, TX	2.0	1.0	697	$1,000	$1.43	44d	1	0.10mi
3315 Reeves St Unit 3 Houston, TX	2.0	1.0	657	$800	$1.22	5d	1	0.18mi
3122 Lucinda St Houston, TX	2.0	1.0	591	$855	$1.45	44d	1	0.26mi
3122 Lucinda St Houston, TX	2.0	1.0	591	$855	$1.45	22d	1	0.26mi
3719 Elgin St Houston, TX	1.0–5.0	1.0–5.0	1241	$1,112	$0.90	24d	14	0.33mi
3721 Tuam St Houston, TX	2.0	1.0	750	$900	$1.20	44d	1	0.42mi
3121 Isabella St #4 Houston, TX	1.0	1.0	500	$900	$1.80	44d	1	0.57mi
3019 Truxillo St Houston, TX	2.0	1.0	700	$900	$1.29	44d	1	0.58mi
3448 Coyle St Unit 3469 Houston, TX	1.0	1.0	713	$912	$1.28	15d	1	0.72mi
3448 Coyle St Unit 3499 Houston, TX	1.0	1.0	713	$907	$1.27	44d	1	0.72mi
3448 Coyle St Unit 1162 Houston, TX	1.0	1.0	713	$877	$1.23	5d	1	0.72mi
3448 Coyle St Unit 3469 Houston, TX	1.0	1.0	713	$874	$1.23	3d	1	0.72mi
3448 Coyle St Unit 321 Houston, TX	1.0	1.0	713	$877	$1.23	8d	1	0.72mi
3448 Coyle St Houston, TX	1.0	1.0	713	$866	$1.21	13d	1	0.73mi
1907 Cullen Blvd Houston, TX	1.0	1.0	620	$1,449	$2.34	44d	1	0.80mi
1907 Cullen Blvd Houston, TX	1.0	1.0	620	$1,449	$2.34	17d	1	0.80mi
1887 Ennis St Houston, TX	1.0	1.0	652	$1,089	$1.67	24d	2	0.81mi
2675 Gray St Houston, TX	1.0–2.0	1.0–2.0	838	$1,057	$1.26	44d	6	0.84mi
2402 Berry St Unit 7 Houston, TX	1.0	1.0	700	$1,850	$2.64	44d	1	0.87mi
3122 Leeland St Houston, TX	1.0	1.0	617	$960	$1.56	44d	1	0.91mi
2411 Bastrop St Unit 2 Houston, TX	2.0	1.0	650	$900	$1.38	22d	1	0.93mi
2407 Bastrop St Unit 1 R M Houston, TX	2.0	1.0	650	$1,000	$1.54	44d	1	0.94mi
4309 Pease St Houston, TX	2.0	1.0	700	$1,100	$1.57	44d	1	1.09mi
4804 Delano St Unit 2 Houston, TX	1.0	1.0	550	$800	$1.45	5d	1	1.09mi
4320 Leeland St Unit 3 Houston, TX	1.0	1.0	630	$950	$1.51	44d	1	1.11mi
3629 N MacGregor Way Houston, TX	1.0	1.0	700	$775	$1.11	44d	1	1.12mi
4320 Leeland St Unit 17 Houston, TX	1.0	1.0	630	$975	$1.55	44d	1	1.12mi
4465 N MacGregor Way Houston, TX	1.0	1.0	524	$1,600	$3.05	20d	1	1.22mi
4465 N MacGregor Way Houston, TX	1.0	1.0	524	$1,600	$3.05	44d	1	1.22mi
4203 Polk St Houston, TX	1.0	1.0	468	$825	$1.76	44d	1	1.23mi
2425 Bell St Houston, TX	2.0	1.0–2.0	860	$2,806	$3.26	2d	76	1.25mi
4305 Polk St Unit 4307 Houston, TX	1.0	1.0	551	$975	$1.77	24d	1	1.27mi
4009 Lamar St Unit C Houston, TX	1.0	1.0	613	$999	$1.63	15d	1	1.31mi
5506 Sampson St Houston, TX	1.0	1.0	572	$1,160	$2.03	20d	1	1.32mi
5506 Sampson St Houston, TX	1.0	1.0	572	$1,160	$2.03	22d	1	1.32mi
4431 Clay St Unit B Houston, TX	1.0	1.0	600	$950	$1.58	24d	1	1.33mi
806 Sampson St Houston, TX	1.0	1.0	763	$1,650	$2.16	2d	18	1.33mi
1601 Francis St Houston, TX	1.0	1.0	650	$950	$1.46	44d	1	1.34mi
4411 Dallas St Houston, TX	2.0	1.0–2.0	734	$2,000	$2.72	1d	13	1.39mi
2412 Southmore Blvd Houston, TX	2.0	1.0	700	$850	$1.21	44d	1	1.41mi

Listing history 10 events

1. 2026-06-18
   days on market $380,000 Active 15 DOM
2. 2026-06-17
   days on market $380,000 Active 14 DOM
3. 2026-06-16
   days on market $380,000 Active 13 DOM
4. 2026-06-15
   days on market $380,000 Active 12 DOM
5. 2026-06-13
   days on market $380,000 Active 10 DOM
6. 2026-06-09
   days on market $380,000 Active 6 DOM
7. 2026-06-08
   days on market $380,000 Active 5 DOM
8. 2026-06-07
   days on market $380,000 Active 4 DOM
9. 2026-06-04
   remarks 373-char remark
10. 2026-06-04
    listed $380,000 Active 1 DOM

ⓘ 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) · 95% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,356
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$5,868
• − Management: −$5,868
• − Depreciation: −$11,055
• Taxable income: $21,679
• Est. tax owed @ 24.0%: −$5,203
• After-tax cash flow: $21,235/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

Good 80/100 Cosmetic rehab

This multi-family property offers four detached units with good condition and potential for rental or resale value. Minor exterior painting and maintenance would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim and paint exterior trim — Improves curb appeal and value
• Rental Clean and maintain HVAC filters — Ensures efficient operation and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and paint exterior trim — Improves curb appeal and value ↑
• Rental Clean and maintain HVAC filters — Ensures efficient operation and reduces maintenance costs ↑

ⓘ 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): 35,997
• Household income: $71,199
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 3072.0

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 0.68)
• Race & ethnicity: Black 48% White 27% Hispanic / Latino 13% Two or more races 11% Asian 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 10% Chinese 2% Other Indo-European 2%

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: ▼ -139.34%
• Current HPI: 199.6066
• Rent YoY: ▼ -0.32%
• 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

• 2026-06-03 Listed $380,000 HARMLS