6901 Dumble St · Houston, TX 77021

$570,000

4 bd · 2.0 ba · 1,080 sqft · MultiFamily public records · 164 Days on market

Built 1940 10,000 sqft lot $528/sqft · 144% above area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 6 units. estimate disagrees with records

Listing remarks MLS

6-unit (6-plex) property located in 77021 with convenient access to downtown Houston, major universities, the Texas Medical Center, and nearby freeways. All units are currently leased. The property has had major updates in 2021, including plumbing, electricity, and roof, but it may require additional improvements depending on the buyer’s plans. This could be a solid buy-and-hold opportunity for an investor looking for steady rental income and long-term upside in a central location. Call or text for more information.

Key facts

• Central location
• 6 unit property
• 0.23 acre lot

Tags

• 6 UNIT PROPERTY
• MAJOR UPDATES IN 2021
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $570k.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive. Per door: $904/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $570k).
• Recommended offer: $502k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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 (+2.2%/yr); 467 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $11,474/mo this rent would consume 302% of the median local household income ($46k/yr) (locally 2532% 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 $4k of loan paydown is wiped out by about $17k 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 + 2.2% rent growth), your $160k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($502k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $501,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.01% ✓
• Cap rate: 17.71%
• Cash-on-cash: 40.77%
• DSCR: 2.81
• GRM: 4.1

CMA / ARV

• ARV (median comp): $233,549
• List price: $570,000
• Delta: 144.06%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 2.53×
• Total profit: $243,485
• Equity at exit: $84,989

10-year hold

• IRR: 42.6%
• Equity multiple: 4.87×
• Total profit: $618,342
• Equity at exit: $49,283

Cash invested: $159,600 (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 77021

• Home prices YoY: -23.6%
• Rents YoY: 2.2%
• Active inventory: 467
• Price-to-rent: 24.8×

Monthly cashflow live

• Estimated rent: $11,474 high
• Mortgage (P&I): −$2,989
• Tax from tax record: −$415 /mo · $4,984/yr
• Insurance: −$238
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,410
• Net cashflow: $5,423

Break-even live

Break-even rent $4,610

Max offer price $570,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$11,472
Total (6 units)			$11,474

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: $142,500
• Closing costs: $17,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6532 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	18d	1	0.33mi
6528 Weston St Unit A Houston, TX	3.0	3.0	1484	$2,200	$1.48	44d	1	0.34mi
4942 Bataan Rd Unit 77033 Houston, TX	4.0	2.0	1350	$1,800	$1.33	44d	1	0.38mi
7032 Conley St Houston, TX	3.0	2.0	1220	$2,850	$2.34	44d	1	0.65mi
5123 Dewberry St Houston, TX	4.0	2.0	1391	$2,400	$1.73	44d	1	0.76mi
4530 Mayflower St Houston, TX	3.0	2.0	1302	$1,800	$1.38	44d	1	0.87mi
5116 Griggs Rd Houston, TX	3.0	2.0	1131	$1,316	$1.16	44d	1	1.02mi
4615 Redbud St Unit b Houston, TX	3.0	2.0	872	$1,149	$1.32	24d	1	1.02mi
5835 Southmont St Houston, TX	3.0	2.0	1200	$1,700	$1.42	44d	1	1.06mi
5813 England St Unit A Houston, TX	3.0	2.5	1473	$2,195	$1.49	4d	1	1.06mi
4609 Bricker St Unit ABC Houston, TX	3.0	2.5	1375	$3,500	$2.55	11d	1	1.08mi
4609 Bricker St Unit B Houston, TX	3.0	2.5	1300	$3,500	$2.69	13d	1	1.08mi
8107 Calhoun Rd Houston, TX	3.0	2.5	1304	$2,250	$1.73	24d	1	1.12mi
7918 Jutland Rd Houston, TX	3.0	1.0	996	$1,295	$1.30	44d	1	1.16mi
5222 Northridge Dr Houston, TX	4.0	2.0	1300	$1,850	$1.42	24d	1	1.20mi
5314 Northridge Dr Unit A Houston, TX	3.0	2.0	872	$1,185	$1.36	44d	1	1.25mi
5954 Doolittle Blvd Houston, TX	3.0	2.0	1371	$1,575	$1.15	44d	1	1.34mi
8521 Dosia St Houston, TX	3.0	2.0	1028	$1,665	$1.62	13d	1	1.38mi
3644 Griggs Rd Unit 1047940P Houston, TX	3.0	2.5	1399	$2,161	$1.54	2d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $570,000 Active 164 DOM
2. 2026-06-17
   days on market $570,000 Active 163 DOM
3. 2026-06-16
   days on market $570,000 Active 162 DOM
4. 2026-06-15
   days on market $570,000 Active 161 DOM
5. 2026-06-13
   days on market $570,000 Active 159 DOM
6. 2026-06-10
   days on market $570,000 Active 155 DOM
7. 2026-06-08
   days on market $570,000 Active 154 DOM
8. 2026-06-07
   days on market $570,000 Active 153 DOM
9. 2026-06-04
   days on market $570,000 Active 150 DOM
10. 2026-06-01
    days on market $570,000 Active 147 DOM
11. 2026-05-31
    days on market $570,000 Active 146 DOM
12. 2026-01-05
    listed $570,000 Active 527-char remark

    Show marketing remark (527 chars)

    6-unit (6-plex) property located in 77021 with convenient access to downtown Houston, major universities, the Texas Medical Center, and nearby freeways. All units are currently leased. The property has had major updates in 2021, including plumbing, electricity, and roof, but it may require additional improvements depending on the buyer’s plans. This could be a solid buy-and-hold opportunity for an investor looking for steady rental income and long-term upside in a central location. Call or text for more information.

13. 2025-12-02
    historical
14. 2025-11-18
    price $575,000
15. 2025-06-04
    price $599,000
16. 2025-05-02
    listed $629,000 Active
17. 2025-04-30
    historical
18. 2025-03-25
    price $675,000
19. 2025-01-13
    listed $700,000 Active
20. 2025-01-12
    historical
21. 2024-11-21
    price $795,000
22. 2024-04-10
    listed $850,000 Active
23. 2023-01-09
    historical
24. 2022-12-26
    listed $800,000 Active
25. 2022-04-27
    soldstatus
26. 2022-04-26
    soldstatus Sold
27. 2022-04-26
    soldstatus Sold
28. 2022-04-21
    status Pending
29. 2022-04-04
    status Pending, Continue to Show
30. 2022-04-04
    status Pending, Continue to Show
31. 2022-03-31
    price $400,000
32. 2022-03-31
    price $400,000
33. 2022-03-21
    listed $425,000 Active
34. 2022-03-21
    listed $425,000 Active
35. 2021-08-05
    soldstatus Sold
36. 2021-07-06
    status Pending
37. 2021-06-04
    price $389,000
38. 2021-05-25
    listed $399,000 Active

ⓘ 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: $4,984 · $415/mo
• Projected year-2 tax: $10,431 · $869/mo
• Expected delta: +$5,447/yr (+$454/mo · 109.3%)

ⓘ 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 · 21 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: $137,688
• − Mortgage interest: −$31,929
• − Property taxes: −$4,984
• − Insurance: −$2,850
• − Repairs & maintenance: −$11,015
• − Management: −$11,015
• − Depreciation: −$16,582
• Taxable income: $59,314
• Est. tax owed @ 24.0%: −$14,235
• After-tax cash flow: $50,835/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): 26,153
• Household income: $45,574
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2532.0

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 0.55)
• Race & ethnicity: Black 62% Hispanic / Latino 22% Two or more races 12% White 10% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 19% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -71.22%
• Current HPI: 230.2869
• Rent YoY: ▲ 2.17%
• 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

+42.9% since first listed

27 events — show timeline

• 2026-01-05 Listed $570,000 HARMLS
• 2025-12-02 Listing Removed — HARMLS
• 2025-11-18 Price Changed $575,000 HARMLS
• 2025-06-04 Price Changed $599,000 HARMLS
• 2025-05-02 Listed $629,000 HARMLS
• 2025-04-30 Listing Removed — HARMLS
• 2025-03-25 Price Changed $675,000 HARMLS
• 2025-01-13 Listed $700,000 HARMLS
• 2025-01-12 Listing Removed — HARMLS
• 2024-11-21 Price Changed $795,000 HARMLS
• 2024-04-10 Listed $850,000 HARMLS
• 2023-01-09 Listing Removed — HARMLS
• 2022-12-26 Listed $800,000 HARMLS
• 2022-04-27 Sold (Public Records) — Public Records
• 2022-04-26 Sold (MLS) — HARMLS
• 2022-04-26 Sold (MLS) — HARMLS
• 2022-04-21 Pending — HARMLS
• 2022-04-04 Pending — HARMLS
• 2022-04-04 Pending — HARMLS
• 2022-03-31 Price Changed $400,000 HARMLS
• 2022-03-31 Price Changed $400,000 HARMLS
• 2022-03-21 Listed $425,000 HARMLS
• 2022-03-21 Listed $425,000 HARMLS
• 2021-08-05 Sold (MLS) — HARMLS
• 2021-07-06 Pending — HARMLS
• 2021-06-04 Price Changed $389,000 HARMLS
• 2021-05-25 Listed $399,000 HARMLS

Property tax history

+6.1%/yr

Latest (2025): $4,984 · +1.6% YoY. Source: county tax records.