10441 Wicklowe · Houston, TX 77016

$315,000

16 bd · None ba · — sqft · MultiFamily · 132 Days on market

Built 2007 Good condition Est $360k · 13% under ↓ 3% since listing

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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 +24.7/30.0
• ARV discount +13.2/15.0
• Appreciation +9.3/10.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• 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: 2 units. confirmed

Listing remarks MLS

ATTENTION INVESTORS!!!!! Great investment opportunity with strong income potential! These well-maintained duplexes feature two units, each offering 4 bedrooms, 2 full bathrooms, and 1 half bathroom. Each unit boasts a kitchen, dining area, living area, and master bedroom downstairs. Upstairs, you’ll find three spacious bedrooms with cozy carpet and generous closet space, ideal for families, guests, or a home office setup. Step outside to a private fenced backyard with a patio, perfect for outdoor activities and family gatherings. Conveniently located just minutes from Minute Maid Park, Downtown Houston, the George R. Brown Convention Center, and with easy access to all major freeways. Unit A is tenant-occupied with a month to month lease. Unit B is vacant.

Key facts

• Patio
• Built 2007
• Listed 131 days

Tags

• PRIVATE FENCED BACKYARD
• PATIO
• MINUTES FROM MINUTE MAID PARK
• EASY ACCESS TO MAJOR FREEWAYS

What this means for you Summary

Snapshot

• This is a 1×4bd/2.5ba + 1×4bd/1.5ba units multifamily listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive. Per door: $328/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.1% 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; 372 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,585/mo this rent would consume 90% 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 $29k of equity ($2k loan paydown + $27k 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 $88k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $277,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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. 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: 1.14% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $360,360
• List price: $315,000
• Delta: -12.59%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.0%
• Equity multiple: 2.99×
• Total profit: $175,736
• Equity at exit: $253,346

10-year hold

• IRR: 23.2%
• Equity multiple: 6.25×
• Total profit: $463,239
• Equity at exit: $516,898

Cash invested: $88,200 (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: 372
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $3,585 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $655

Break-even live

Break-even rent $2,756

Max offer price $315,000

Occupancy floor 77%

Sensitivity live

Price	-10% $873	-5% $764	+0% $655	+5% $546	+10% $438
Rent	-10% $372	-5% $514	+0% $655	+5% $797	+10% $938
Rate	-1.0pp $814	-0.5pp $735	base $655	+0.5pp $574	+1.0pp $491

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

Units	Beds	Baths	Est. rent
1× unit	4	2.5	$1,792
1× unit	4	1.5	$1,792
Total (2 units)			$3,585

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $315,000 Active 132 DOM
2. 2026-06-17
   days on market $315,000 Active 131 DOM
3. 2026-06-16
   days on market $315,000 Active 130 DOM
4. 2026-06-15
   days on market $315,000 Active 129 DOM
5. 2026-06-13
   days on market $315,000 Active 127 DOM
6. 2026-06-10
   days on market $315,000 Active 123 DOM
7. 2026-06-08
   days on market $315,000 Active 122 DOM
8. 2026-06-07
   pricedays on market $315,000 Active 121 DOM
9. 2026-06-04
   days on market $329,500 Active 118 DOM
10. 2026-06-01
    days on market $329,500 Active 115 DOM
11. 2026-05-31
    days on market $329,500 Active 114 DOM
12. 2026-04-25
    price $329,500 773-char remark

    Show marketing remark (773 chars)

    ATTENTION INVESTORS!!!!! Great investment opportunity with strong income potential! These well-maintained duplexes feature two units, each offering 4 bedrooms, 2 full bathrooms, and 1 half bathroom. Each unit boasts a kitchen, dining area, living area, and master bedroom downstairs. Upstairs, you’ll find three spacious bedrooms with cozy carpet and generous closet space, ideal for families, guests, or a home office setup. Step outside to a private fenced backyard with a patio, perfect for outdoor activities and family gatherings. Conveniently located just minutes from Minute Maid Park, Downtown Houston, the George R. Brown Convention Center, and with easy access to all major freeways. Unit A is tenant-occupied with a month to month lease. Unit B is vacant.

13. 2026-02-06
    listed $340,000 Active 773-char remark

    Show marketing remark (773 chars)

    ATTENTION INVESTORS!!!!! Great investment opportunity with strong income potential! These well-maintained duplexes feature two units, each offering 4 bedrooms, 2 full bathrooms, and 1 half bathroom. Each unit boasts a kitchen, dining area, living area, and master bedroom downstairs. Upstairs, you’ll find three spacious bedrooms with cozy carpet and generous closet space, ideal for families, guests, or a home office setup. Step outside to a private fenced backyard with a patio, perfect for outdoor activities and family gatherings. Conveniently located just minutes from Minute Maid Park, Downtown Houston, the George R. Brown Convention Center, and with easy access to all major freeways. Unit A is tenant-occupied with a month to month lease. Unit B is vacant.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $43,020
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,442
• − Management: −$3,442
• − Depreciation: −$9,164
• Taxable income: $3,028
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $7,136/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained duplex offers two units with 4 bedrooms each, ideal for investors seeking strong income potential. Minor repairs and updates to appliances and fixtures would significantly enhance its value.

Repairs flagged

• Moderate Kitchen appliances — Outdated and need replacement.
• Moderate Bathroom fixtures — Bathtub and sink need updating.
• Minor Exterior siding — Some wear visible, could benefit from touch-up paint.

Value-add opportunities

• Both Replace kitchen appliances — Modern appliances would attract more renters and buyers.
• Both Update bathroom fixtures — Fresh fixtures would improve both resale and rental value.
• Both Landscaping — Landscaping would enhance curb appeal and attract more renters and buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Outdated and need replacement.	Moderate	$3,000–15,000
Bathroom fixtures · Bathtub and sink need updating.	Moderate	$3,000–15,000
Exterior siding · Some wear visible, could benefit from touch-up paint.	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Replace kitchen appliances — Modern appliances would attract more renters and buyers. ↑
• Both Update bathroom fixtures — Fresh fixtures would improve both resale and rental value. ↑
• Both Landscaping — Landscaping would enhance curb appeal and attract more renters and buyers. ↑

ⓘ 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

-3.1% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $329,500 HARMLS
• 2026-02-06 Listed $340,000 HARMLS