7200 W T C Jester Blvd · Houston, TX 77088

$355,000

8 bd · 6.0 ba · 588 sqft · MultiFamily · 39 Days on market

Built 1983

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Why this score? — see what drove the D 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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Nice Four-Plex in Inwood Village and an excellent investment opportunity! (2) 1-bed units (750/sqft, (1) 2 - bed unit (900/sqft), (1) 3 -bed unit (1100/sqft). The complex is unique to the units that have fireplaces in all of the units and washer / dryer connections in all of the units as well. The one bedrooms are large bedrooms with a living and a dining area. Gated Community with 20 minutes of downtown Houston. Do NOT disturb tenants, please. NEVER FLOODED. These units are 100% occupied. See attachments for details on improvements and rent roll

Key facts

• Two renovated units
• Cathedral ceilings
• Newly remodeled unit

Tags

• TURNKEY INVESTOR FOUR-PLEX
• NEWLY REMODELED UNIT
• TWO RENOVATED UNITS
• APPLIANCES INCLUDED
• CATHEDRAL CEILINGS
• WALK-IN CLOSETS

Property features AI

Finance

• Other: Information not available
• Financial info: Information not available
• HOA & community: Information not available

Exterior

• Parking: Information not available
• Security: Information not available
• Utilities: Information not available
• Home design: Built in 1983
• Construction: Living area approximately 588 (measurement available)
• Exterior features: Property on lot in Northside neighborhood

Interior

• Kitchen: Information not available
• Bedrooms: Information not available
• Flooring: Information not available
• Bathrooms: Information not available
• Heating & cooling: Information not available
• Interior features: Located in the Northside subdivision
• Laundry & utility: Information not available

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $355k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive. Per door: $73/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 $329k (7.3% below list).
• Recommended offer: $329k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harris El (math 13% / reading 14%, grade F, #4,138 of 4,322 statewide, top 96%, 486 students, 98% FRL); Hoffman Middle (math 17% / reading 24%, grade F, #1,407 of 1,662 statewide, top 86%, 637 students, 91% FRL); Aldine H S (math 15% / reading 20%, grade F, #1,451 of 1,632 statewide, top 89%, 2,663 students, 94% FRL) — zoned schools average 94% FRL vs 79% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 471 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,291/mo this rent would consume 73% of the median local household income ($54k/yr) (locally 2294% 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 $2k 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 27 sale attempts since 12y ago; this cycle's ask is 47297% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $329,100 (7.3% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 7% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.42×
• Total profit: $-57,785
• Equity at exit: $52,932

10-year hold

• IRR: -15.5%
• Equity multiple: 0.24×
• Total profit: $-75,369
• Equity at exit: $30,694

Cash invested: $99,400 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 471
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $3,291 medium
• Mortgage (P&I): −$1,862
• Tax est. 1.5%: −$444 /mo · $5,325/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $147

Break-even live

Break-even rent $3,105

Max offer price $355,000

Occupancy floor 91%

Sensitivity live

Price	-10% $392	-5% $269	+0% $147	+5% $24	+10% $-99
Rent	-10% $-113	-5% $17	+0% $147	+5% $277	+10% $407
Rate	-1.0pp $325	-0.5pp $237	base $147	+0.5pp $55	+1.0pp $-39

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$3,290
Total (2 units)			$3,291

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $355,000 Active 39 DOM
2. 2026-06-18
   days on market $355,000 Active 36 DOM
3. 2026-06-17
   days on market $355,000 Active 35 DOM
4. 2026-06-16
   days on market $355,000 Active 34 DOM
5. 2026-06-15
   days on market $355,000 Active 33 DOM
6. 2026-06-13
   days on market $355,000 Active 31 DOM
7. 2026-06-13
   days on market $355,000 Active 30 DOM
8. 2026-06-09
   days on market $355,000 Active 27 DOM
9. 2026-06-08
   days on market $355,000 Active 26 DOM
10. 2026-06-07
    days on market $355,000 Active 25 DOM
11. 2026-06-04
    days on market $355,000 Active 22 DOM
12. 2026-06-03
    days on market $355,000 Active 21 DOM
13. 2026-06-02
    days on market $355,000 Active 20 DOM
14. 2026-06-01
    days on market $355,000 Active 19 DOM
15. 2026-05-31
    days on market $355,000 Active 18 DOM
16. 2026-05-07
    historical $1,000
17. 2026-03-14
    listed $1,000
18. 2026-01-01
    historical $1,000
19. 2025-12-25
    listed $1,000
20. 2025-04-09
    historical $1,600
21. 2025-04-09
    historical $1,600
22. 2025-04-09
    listed $1,600
23. 2025-04-09
    listed $1,150
24. 2025-02-24
    historical $900
25. 2025-02-19
    listed $900
26. 2025-02-06
    historical $900
27. 2025-01-16
    listed $900
28. 2022-07-08
    soldstatus Sold 556-char remark

    Show marketing remark (556 chars)

    Nice Four-Plex in Inwood Village and an excellent investment opportunity! (2) 1-bed units (750/sqft, (1) 2 - bed unit (900/sqft), (1) 3 -bed unit (1100/sqft). The complex is unique to the units that have fireplaces in all of the units and washer / dryer connections in all of the units as well. The one bedrooms are large bedrooms with a living and a dining area. Gated Community with 20 minutes of downtown Houston. Do NOT disturb tenants, please. NEVER FLOODED. These units are 100% occupied. See attachments for details on improvements and rent roll

29. 2022-06-29
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Nice Four-Plex in Inwood Village and an excellent investment opportunity! (2) 1-bed units (750/sqft, (1) 2 - bed unit (900/sqft), (1) 3 -bed unit (1100/sqft). The complex is unique to the units that have fireplaces in all of the units and washer / dryer connections in all of the units as well. The one bedrooms are large bedrooms with a living and a dining area. Gated Community with 20 minutes of downtown Houston. Do NOT disturb tenants, please. NEVER FLOODED. These units are 100% occupied. See attachments for details on improvements and rent roll

30. 2022-06-26
    status Option Pending 556-char remark

    Show marketing remark (556 chars)

    Nice Four-Plex in Inwood Village and an excellent investment opportunity! (2) 1-bed units (750/sqft, (1) 2 - bed unit (900/sqft), (1) 3 -bed unit (1100/sqft). The complex is unique to the units that have fireplaces in all of the units and washer / dryer connections in all of the units as well. The one bedrooms are large bedrooms with a living and a dining area. Gated Community with 20 minutes of downtown Houston. Do NOT disturb tenants, please. NEVER FLOODED. These units are 100% occupied. See attachments for details on improvements and rent roll

31. 2022-06-22
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Nice Four-Plex in Inwood Village and an excellent investment opportunity! (2) 1-bed units (750/sqft, (1) 2 - bed unit (900/sqft), (1) 3 -bed unit (1100/sqft). The complex is unique to the units that have fireplaces in all of the units and washer / dryer connections in all of the units as well. The one bedrooms are large bedrooms with a living and a dining area. Gated Community with 20 minutes of downtown Houston. Do NOT disturb tenants, please. NEVER FLOODED. These units are 100% occupied. See attachments for details on improvements and rent roll

32. 2022-06-15
    status Option Pending 556-char remark

    Show marketing remark (556 chars)

    Nice Four-Plex in Inwood Village and an excellent investment opportunity! (2) 1-bed units (750/sqft, (1) 2 - bed unit (900/sqft), (1) 3 -bed unit (1100/sqft). The complex is unique to the units that have fireplaces in all of the units and washer / dryer connections in all of the units as well. The one bedrooms are large bedrooms with a living and a dining area. Gated Community with 20 minutes of downtown Houston. Do NOT disturb tenants, please. NEVER FLOODED. These units are 100% occupied. See attachments for details on improvements and rent roll

33. 2022-05-29
    listed $330,000 Active 556-char remark

    Show marketing remark (556 chars)

    Nice Four-Plex in Inwood Village and an excellent investment opportunity! (2) 1-bed units (750/sqft, (1) 2 - bed unit (900/sqft), (1) 3 -bed unit (1100/sqft). The complex is unique to the units that have fireplaces in all of the units and washer / dryer connections in all of the units as well. The one bedrooms are large bedrooms with a living and a dining area. Gated Community with 20 minutes of downtown Houston. Do NOT disturb tenants, please. NEVER FLOODED. These units are 100% occupied. See attachments for details on improvements and rent roll

34. 2022-05-24
    price $800
35. 2021-09-02
    soldstatus Sold
36. 2021-08-23
    status Pending
37. 2021-07-24
    status Option Pending
38. 2021-07-20
    listed $549,000 Active
39. 2020-10-07
    soldstatus Sold
40. 2020-09-17
    status Pending
41. 2020-07-03
    status Pending
42. 2020-06-23
    status Option Pending
43. 2020-06-21
    historical
44. 2020-06-17
    listed $205,000 Active
45. 2020-03-31
    soldstatus Sold
46. 2020-03-04
    status Pending
47. 2020-02-24
    status Option Pending
48. 2020-02-22
    listed $179,000 Active
49. 2017-04-22
    soldstatus Sold
50. 2017-04-18
    status Pending

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,492
• − Mortgage interest: −$19,886
• − Property taxes: −$5,325
• − Insurance: −$1,775
• − Repairs & maintenance: −$3,159
• − Management: −$3,159
• − Depreciation: −$10,327
• Taxable loss: −$4,140
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $2,752/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

-99.3% since first listed

97 events — show timeline

• 2026-05-26 Listed for Rent $749 SHOWMOJO
• 2026-05-07 Rental Removed $749 SHOWMOJO
• 2026-03-25 Rental Removed $749 SHOWMOJO
• 2026-03-14 Listed for Rent $749 SHOWMOJO
• 2026-03-06 Listed for Rent $749 SHOWMOJO
• 2026-01-01 Rental Removed $1,000 SHOWMOJO
• 2025-12-25 Listed for Rent $1,000 SHOWMOJO
• 2025-09-05 Rental Removed $945 SHOWMOJO
• 2025-09-04 Listed for Rent $945 SHOWMOJO
• 2025-04-09 Rental Removed $1,600 RENTALBEAST
• 2025-04-09 Rental Removed $1,600 RENTALBEAST
• 2025-04-09 Listed for Rent $1,600 RENTALBEAST
• 2025-04-09 Listed for Rent $1,150 RENTALBEAST
• 2025-02-24 Rental Removed $900 RENTALBEAST
• 2025-02-19 Listed for Rent $900 RENTALBEAST
• 2025-02-06 Rental Removed $900 RENTALBEAST
• 2025-01-16 Listed for Rent $900 RENTALBEAST
• 2022-07-08 Sold (MLS) — HARMLS
• 2022-06-29 Pending — HARMLS
• 2022-06-26 Pending — HARMLS
• 2022-06-22 Pending — HARMLS
• 2022-06-15 Pending — HARMLS
• 2022-05-29 Listed $330,000 HARMLS
• 2022-05-24 Price Changed $800 RENT.
• 2021-09-02 Sold (MLS) — HARMLS
• 2021-08-23 Pending — HARMLS
• 2021-07-24 Pending — HARMLS
• 2021-07-20 Listed $549,000 HARMLS
• 2020-10-07 Sold (MLS) — HARMLS
• 2020-09-17 Pending — HARMLS
• 2020-07-03 Pending — HARMLS
• 2020-06-23 Pending — HARMLS
• 2020-06-21 Listing Removed — HARMLS
• 2020-06-17 Listed $205,000 HARMLS
• 2020-03-31 Sold (MLS) — HARMLS
• 2020-03-04 Pending — HARMLS
• 2020-02-24 Pending — HARMLS
• 2020-02-22 Listed $179,000 HARMLS
• 2017-04-22 Sold (MLS) — HARMLS
• 2017-04-18 Pending — HARMLS
• 2017-04-17 Pending — HARMLS
• 2017-03-12 Pending — HARMLS
• 2017-03-03 Pending — HARMLS
• 2017-02-01 Price Changed $169,500 HARMLS
• 2016-12-14 Sold (MLS) — HARMLS
• 2016-12-09 Pending — HARMLS
• 2016-11-08 Pending — HARMLS
• 2016-10-29 Pending — HARMLS
• 2016-10-07 Listed $160,000 HARMLS
• 2016-10-04 Listing Removed — HARMLS
• 2016-08-31 Sold (MLS) — HARMLS
• 2016-07-25 Listed $168,000 HARMLS
• 2016-07-24 Listing Removed — HARMLS
• 2016-05-20 Listing Removed — HARMLS
• 2016-05-20 Listed $62,400 HARMLS
• 2016-03-16 Listing Removed — HARMLS
• 2016-03-11 Price Changed $180,000 HARMLS
• 2016-03-10 Listed $175,000 HARMLS
• 2016-02-25 Price Changed $175,000 HARMLS
• 2016-02-12 Listed $190,000 HARMLS
• 2015-09-14 Listed $200,000 HARMLS
• 2015-03-13 Sold (MLS) — HARMLS
• 2015-03-03 Pending — HARMLS
• 2015-02-14 Pending — HARMLS
• 2015-02-06 Listing Removed — HARMLS
• 2015-02-06 Sold (MLS) — HARMLS
• 2015-02-06 Sold (MLS) — HARMLS
• 2015-02-06 Sold (MLS) — HARMLS
• 2015-02-05 Listing Removed — HARMLS
• 2015-02-02 Pending — HARMLS
• 2015-02-02 Pending — HARMLS
• 2015-02-02 Pending — HARMLS
• 2015-02-02 Pending — HARMLS
• 2015-01-16 Listed $165,000 HARMLS
• 2014-12-28 Relisted — HARMLS
• 2014-12-23 Pending — HARMLS
• 2014-12-11 Price Changed $175,000 HARMLS
• 2014-12-11 Price Changed $175,000 HARMLS
• 2014-12-11 Price Changed $175,000 HARMLS
• 2014-12-11 Price Changed $165,000 HARMLS
• 2014-12-11 Relisted — HARMLS
• 2014-12-11 Price Changed $165,000 HARMLS
• 2014-12-11 Relisted — HARMLS
• 2014-12-11 Relisted — HARMLS
• 2014-12-11 Price Changed $165,000 HARMLS
• 2014-12-10 Pending — HARMLS
• 2014-12-01 Sold (MLS) — HARMLS
• 2014-11-25 Pending — HARMLS
• 2014-11-20 Listed $150,000 HARMLS
• 2014-11-20 Listed $150,000 HARMLS
• 2014-10-23 Pending — HARMLS
• 2014-10-23 Pending — HARMLS
• 2014-10-23 Pending — HARMLS
• 2014-10-01 Listing Removed — HARMLS
• 2014-10-01 Sold (MLS) — HARMLS
• 2014-09-30 Pending — HARMLS
• 2014-09-24 Listed $135,000 HARMLS