4322 Bennington St · Houston, TX 77016

$500,000

4 bd · 4.0 ba · 4,800 sqft · MultiFamily public records · 23 Days on market

Built 1956 0.30 ac lot

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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 +14.5/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• 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

Discover the perfect addition to your portfolio — or your very first investment property! This duplex offers two spacious units with strong rental potential, giving you the chance to earn passive income from day one. Each unit features comfortable living areas, functional kitchens, and private bedrooms designed for long-term tenant satisfaction. Whether you’re a seasoned investor or just getting started — live in one unit and rent out the other, or rent both for maximum cash flow. Conveniently located near major highways, this duplex combines steady income potential with long-term value. Start building wealth today with this smart, income-generating property!

Key facts

• Two spacious units
• Private bedrooms
• Functional kitchens

Tags

• TWO SPACIOUS UNITS
• STRONG RENTAL POTENTIAL
• COMFORTABLE LIVING AREAS
• FUNCTIONAL KITCHENS
• PRIVATE BEDROOMS
• INCOME GENERATING PROPERTY

Property features AI

Finance

• Financial info: 2 total units

Exterior

• Home design: Residential income property; Faces north; Built in 1956
• Construction: Cement siding; Composition roof
• Exterior features: Subdivision lot; Other lot features

Interior

• Kitchen: Granite counters
• Bedrooms: Part of a 2-unit residential income property
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Granite countertops; Ceiling fans

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive. Per door: $57/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 $458k (8.4% below list).
• Recommended offer: $458k (8.4% below list) — sets the bar for 1% rule.

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: Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 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 16% at this address vs 31% district-wide (-14 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 flat; 376 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $47k of equity ($3k loan paydown + $43k 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 $140k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $458,100 (8.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.2%
• Equity multiple: 2.59×
• Total profit: $222,746
• Equity at exit: $402,137

10-year hold

• IRR: 18.7%
• Equity multiple: 5.44×
• Total profit: $621,309
• Equity at exit: $820,473

Cash invested: $140,000 (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: 376
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $4,581 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$675 /mo · $8,099/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$962
• Net cashflow: $114

Break-even live

Break-even rent $4,437

Max offer price $500,000

Occupancy floor 93%

Sensitivity live

Price	-10% $397	-5% $255	+0% $114	+5% $-28	+10% $-169
Rent	-10% $-248	-5% $-67	+0% $114	+5% $295	+10% $476
Rate	-1.0pp $366	-0.5pp $241	base $114	+0.5pp $-16	+1.0pp $-148

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$4,580
Total (2 units)			$4,581

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $500,000 Active 23 DOM
2. 2026-06-18
   days on market $500,000 Active 20 DOM
3. 2026-06-17
   days on market $500,000 Active 19 DOM
4. 2026-06-16
   days on market $500,000 Active 18 DOM
5. 2026-06-15
   days on market $500,000 Active 17 DOM
6. 2026-06-13
   days on market $500,000 Active 15 DOM
7. 2026-06-09
   days on market $500,000 Active 11 DOM
8. 2026-06-08
   days on market $500,000 Active 10 DOM
9. 2026-06-07
   days on market $500,000 Active 9 DOM
10. 2026-06-04
    days on market $500,000 Active 6 DOM
11. 2026-06-03
    days on market $500,000 Active 5 DOM
12. 2026-06-02
    days on market $500,000 Active 4 DOM
13. 2026-06-01
    days on market $500,000 Active 3 DOM
14. 2026-05-31
    days on market $500,000 Active 2 DOM

ⓘ 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: $8,099 · $675/mo
• Projected year-2 tax: $9,150 · $762/mo
• Expected delta: +$1,051/yr (+$88/mo · 13.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,972
• − Mortgage interest: −$28,008
• − Property taxes: −$8,099
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,398
• − Management: −$4,398
• − Depreciation: −$14,545
• Taxable loss: −$6,975
• Est. tax savings @ 24.0%: +$1,674
• After-tax cash flow: $3,039/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): 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

+0.0% since first listed

19 events — show timeline

• 2026-05-29 Listed $500,000 HARMLS
• 2026-05-01 Listing Removed — HARMLS
• 2025-11-07 Listed $500,000 HARMLS
• 2025-04-30 Listing Removed — HARMLS
• 2024-10-22 Price Changed $500,000 HARMLS
• 2024-05-14 Listed $550,000 HARMLS
• 2022-03-07 Listing Removed — HARMLS
• 2022-03-02 Relisted — HARMLS
• 2021-12-17 Pending — HARMLS
• 2021-12-13 Price Changed $445,000 HARMLS
• 2021-12-13 Pending — HARMLS
• 2021-10-15 Price Changed $399,000 HARMLS
• 2021-10-09 Price Changed $325,000 HARMLS
• 2021-06-24 Listed $479,000 HARMLS
• 2020-08-03 Sold (Public Records) — Public Records
• 2020-07-06 Listing Removed — HARMLS
• 2020-06-05 Price Changed $399,990 HARMLS
• 2019-11-12 Listed $499,900 HARMLS
• 1988-08-07 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $8,099 · +1.6% YoY. Source: county tax records.