4121 Mallow St Unit A/B · Houston, TX 77051

$444,900

4 bd · 3.0 ba · 3,968 sqft · MultiFamily · 81 Days on market

Built 2007 6,612 sqft lot $112/sqft · 19% below area Est $551k · 19% under

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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 +18.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Charming home in the heart of Houston. Convenient location: close to medical center and freeway 288. Large 4 bed/3 bath with 1 bedroom and 1 bathroom downstairs. No carpet. Flooring has luxury vinyl planks. New paint for the whole unit A with brand new stainless steel dishwasher, microwave, and electric range. This duplex is perfect for investment. The new owner can live in 1 unit and lease the other unit, or simply lease both units. NEW ROOF in July 2025.

Key facts

• Freeway 288
• Medical center
• No carpet

Tags

• CONVENIENT LOCATION
• MEDICAL CENTER
• FREEWAY 288
• NO CARPET
• LUXURY VINYL PLANKS
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $445k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive. Per door: $213/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 $443k (0.4% below list).
• Recommended offer: $418k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 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 $4,430/mo this rent would consume 142% 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 + $44k 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 $125k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $418,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $551,387
• List price: $444,900
• Delta: -19.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4412 Alvin A/b St	0.43mi	4/3.0	3,800 (-4%)	1mo	$600,000	$158	72
4206 Kewanee St Unit AB	0.25mi	4/2.0	3,668 (-8%)	2mo	$575,000	$157	70
9019 Comal St Unit A-C	0.21mi	3/3.0 (-1)	3,700 (-7%)	6mo	$699,900	$189	69
4516 Maggie St Unit AB	0.45mi	3/2.0 (-1)	3,881 (-2%)	1mo	$499,000	$129	66
4217 Mallow St Unit A/B	0.12mi	3/4.0 (-1)	3,484 (-12%)	0mo	$559,000	$160	65
4210 Alvin St	0.30mi	3/2.0 (-1)	3,660 (-8%)	6mo	$299,000	$82	60
4212 Alvin St Unit A/B	0.30mi	3/3.0 (-1)	3,510 (-12%)	3mo	$575,000	$164	59
4121 Shelby Cir Unit A/B	0.71mi	4/2.0	4,044 (+2%)	7mo	$590,000	$146	54
4209 Sterling St	0.62mi	4/2.0	3,600 (-9%)	2mo	$590,000	$164	50
4645 Knoxville St	0.72mi	4/2.0	3,684 (-7%)	3mo	$399,000	$108	48
4417 Aledo St	0.62mi	3/3.0 (-1)	3,476 (-12%)	7mo	$579,000	$167	40
4125 Shelby Cir Unit A/B	0.71mi	3/2.0 (-1)	3,452 (-13%)	10mo	$565,000	$164	28

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: 27.9%
• Equity multiple: 3.23×
• Total profit: $277,474
• Equity at exit: $400,801

10-year hold

• IRR: 24.9%
• Equity multiple: 7.53×
• Total profit: $813,463
• Equity at exit: $864,343

Cash invested: $124,572 (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: 16.7×

Monthly cashflow live

• Estimated rent: $4,430 high
• Mortgage (P&I): −$2,333
• Tax est. 1.5%: −$556 /mo · $6,674/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$930
• Net cashflow: $425

Break-even live

Break-even rent $3,892

Max offer price $444,900

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$4,430
Total (2 units)			$4,430

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: $111,225
• Closing costs: $13,347
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $444,900 Active 81 DOM
2. 2026-06-17
   days on market $444,900 Active 80 DOM
3. 2026-06-16
   days on market $444,900 Active 79 DOM
4. 2026-06-15
   days on market $444,900 Active 78 DOM
5. 2026-06-13
   days on market $444,900 Active 76 DOM
6. 2026-06-10
   days on market $444,900 Active 72 DOM
7. 2026-06-08
   days on market $444,900 Active 71 DOM
8. 2026-06-07
   days on market $444,900 Active 70 DOM
9. 2026-06-04
   days on market $444,900 Active 67 DOM
10. 2026-06-01
    days on market $444,900 Active 64 DOM
11. 2026-05-31
    days on market $444,900 Active 63 DOM
12. 2026-05-16
    price $444,900 460-char remark

    Show marketing remark (460 chars)

    Charming home in the heart of Houston. Convenient location: close to medical center and freeway 288. Large 4 bed/3 bath with 1 bedroom and 1 bathroom downstairs. No carpet. Flooring has luxury vinyl planks. New paint for the whole unit A with brand new stainless steel dishwasher, microwave, and electric range. This duplex is perfect for investment. The new owner can live in 1 unit and lease the other unit, or simply lease both units. NEW ROOF in July 2025.

13. 2026-03-29
    listed $459,900 Active 460-char remark

    Show marketing remark (460 chars)

    Charming home in the heart of Houston. Convenient location: close to medical center and freeway 288. Large 4 bed/3 bath with 1 bedroom and 1 bathroom downstairs. No carpet. Flooring has luxury vinyl planks. New paint for the whole unit A with brand new stainless steel dishwasher, microwave, and electric range. This duplex is perfect for investment. The new owner can live in 1 unit and lease the other unit, or simply lease both units. NEW ROOF in July 2025.

14. 2016-10-31
    soldstatus Sold 444-char remark

    Show marketing remark (444 chars)

    BACK TO MARKET. FINANCE FAILED. CASH PURCHASE ONLY. AGENTS, PLS DO NOT DISTURB TENANTS. FULLY OCCUPIED. SHOWING ON ACCEPTED CONTRACT ONLY. BEAUTIFULLY REMODELLED. 4 BEDROOMS WITH 3 AND HALF BATHS EACH UNIT. 2 MASTER BEDROOMS WITH 2 FULL BATHS DOWNSTAIR. VERY SPACIOUS, ALMOST 2000 SF EACH UNIT. tenants pay electric and water. longterm tenants over 2 years 1050/month each unit. no hoa. no management fee. property tax 3500/year. price is firm.

15. 2016-09-22
    status Pending 444-char remark

    Show marketing remark (444 chars)

    BACK TO MARKET. FINANCE FAILED. CASH PURCHASE ONLY. AGENTS, PLS DO NOT DISTURB TENANTS. FULLY OCCUPIED. SHOWING ON ACCEPTED CONTRACT ONLY. BEAUTIFULLY REMODELLED. 4 BEDROOMS WITH 3 AND HALF BATHS EACH UNIT. 2 MASTER BEDROOMS WITH 2 FULL BATHS DOWNSTAIR. VERY SPACIOUS, ALMOST 2000 SF EACH UNIT. tenants pay electric and water. longterm tenants over 2 years 1050/month each unit. no hoa. no management fee. property tax 3500/year. price is firm.

16. 2016-05-19
    price $205,000 444-char remark

    Show marketing remark (444 chars)

    BACK TO MARKET. FINANCE FAILED. CASH PURCHASE ONLY. AGENTS, PLS DO NOT DISTURB TENANTS. FULLY OCCUPIED. SHOWING ON ACCEPTED CONTRACT ONLY. BEAUTIFULLY REMODELLED. 4 BEDROOMS WITH 3 AND HALF BATHS EACH UNIT. 2 MASTER BEDROOMS WITH 2 FULL BATHS DOWNSTAIR. VERY SPACIOUS, ALMOST 2000 SF EACH UNIT. tenants pay electric and water. longterm tenants over 2 years 1050/month each unit. no hoa. no management fee. property tax 3500/year. price is firm.

17. 2016-05-19
    status Active 444-char remark

    Show marketing remark (444 chars)

    BACK TO MARKET. FINANCE FAILED. CASH PURCHASE ONLY. AGENTS, PLS DO NOT DISTURB TENANTS. FULLY OCCUPIED. SHOWING ON ACCEPTED CONTRACT ONLY. BEAUTIFULLY REMODELLED. 4 BEDROOMS WITH 3 AND HALF BATHS EACH UNIT. 2 MASTER BEDROOMS WITH 2 FULL BATHS DOWNSTAIR. VERY SPACIOUS, ALMOST 2000 SF EACH UNIT. tenants pay electric and water. longterm tenants over 2 years 1050/month each unit. no hoa. no management fee. property tax 3500/year. price is firm.

18. 2016-04-05
    status Pending 444-char remark

    Show marketing remark (444 chars)

    BACK TO MARKET. FINANCE FAILED. CASH PURCHASE ONLY. AGENTS, PLS DO NOT DISTURB TENANTS. FULLY OCCUPIED. SHOWING ON ACCEPTED CONTRACT ONLY. BEAUTIFULLY REMODELLED. 4 BEDROOMS WITH 3 AND HALF BATHS EACH UNIT. 2 MASTER BEDROOMS WITH 2 FULL BATHS DOWNSTAIR. VERY SPACIOUS, ALMOST 2000 SF EACH UNIT. tenants pay electric and water. longterm tenants over 2 years 1050/month each unit. no hoa. no management fee. property tax 3500/year. price is firm.

19. 2016-04-05
    historical 444-char remark

    Show marketing remark (444 chars)

    BACK TO MARKET. FINANCE FAILED. CASH PURCHASE ONLY. AGENTS, PLS DO NOT DISTURB TENANTS. FULLY OCCUPIED. SHOWING ON ACCEPTED CONTRACT ONLY. BEAUTIFULLY REMODELLED. 4 BEDROOMS WITH 3 AND HALF BATHS EACH UNIT. 2 MASTER BEDROOMS WITH 2 FULL BATHS DOWNSTAIR. VERY SPACIOUS, ALMOST 2000 SF EACH UNIT. tenants pay electric and water. longterm tenants over 2 years 1050/month each unit. no hoa. no management fee. property tax 3500/year. price is firm.

20. 2016-03-18
    price $200,000 444-char remark

    Show marketing remark (444 chars)

    BACK TO MARKET. FINANCE FAILED. CASH PURCHASE ONLY. AGENTS, PLS DO NOT DISTURB TENANTS. FULLY OCCUPIED. SHOWING ON ACCEPTED CONTRACT ONLY. BEAUTIFULLY REMODELLED. 4 BEDROOMS WITH 3 AND HALF BATHS EACH UNIT. 2 MASTER BEDROOMS WITH 2 FULL BATHS DOWNSTAIR. VERY SPACIOUS, ALMOST 2000 SF EACH UNIT. tenants pay electric and water. longterm tenants over 2 years 1050/month each unit. no hoa. no management fee. property tax 3500/year. price is firm.

21. 2016-01-19
    listed $190,000 Active 444-char remark

    Show marketing remark (444 chars)

    BACK TO MARKET. FINANCE FAILED. CASH PURCHASE ONLY. AGENTS, PLS DO NOT DISTURB TENANTS. FULLY OCCUPIED. SHOWING ON ACCEPTED CONTRACT ONLY. BEAUTIFULLY REMODELLED. 4 BEDROOMS WITH 3 AND HALF BATHS EACH UNIT. 2 MASTER BEDROOMS WITH 2 FULL BATHS DOWNSTAIR. VERY SPACIOUS, ALMOST 2000 SF EACH UNIT. tenants pay electric and water. longterm tenants over 2 years 1050/month each unit. no hoa. no management fee. property tax 3500/year. price is firm.

22. 2008-01-25
    historical
23. 2007-12-11
    listed $245,990

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 20 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: $53,160
• − Mortgage interest: −$24,921
• − Property taxes: −$6,674
• − Insurance: −$2,224
• − Repairs & maintenance: −$4,253
• − Management: −$4,253
• − Depreciation: −$12,943
• Taxable loss: −$2,107
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $5,607/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): 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

+80.9% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $444,900 HARMLS
• 2026-03-29 Listed $459,900 HARMLS
• 2016-10-31 Sold (MLS) — HARMLS
• 2016-09-22 Pending — HARMLS
• 2016-05-19 Price Changed $205,000 HARMLS
• 2016-05-19 Relisted — HARMLS
• 2016-04-05 Pending — HARMLS
• 2016-04-05 Listing Removed — HARMLS
• 2016-03-18 Price Changed $200,000 HARMLS
• 2016-01-19 Listed $190,000 HARMLS
• 2008-01-25 Listing Removed — HARMLS
• 2007-12-11 Listed $245,990 HARMLS