9742 Garcroft A-b St · Houston, TX 77029

$359,900

6 bd · 4.0 ba · 2,368 sqft · MultiFamily · 65 Days on market

Built 2026 Excellent condition 2,500 sqft lot $152/sqft · at area comps Est $375k · at est.

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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 +13.9/30.0
• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• Condition / age +5.0/5.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +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

Construction to be completed by JUNE 30th, 2026 • Elevation is copyrighted © | Exceptional Investment Opportunity: Brand New Duplex, Ideal for Discerning Investors/Owners! Stunning, Purposefully designed to meet the exacting demands of the savvy investor. Crafted with meticulous attention, this property promises not only an exceptional living space but also a highly lucrative investment opportunity. 10ft walls, quartz countertop, kitchen drawers soft close. Tile from Tub to ceiling. Key Features: 1.Prime Location. 2.Contemporary Design. 3.Thoughtful Layout. 4.Quality Craftsmanship. 5.Investment Potential. 6.Turnkey equity Investment. No gas, All electric; Gutters; Individual, Driveways, and utilities. This duplex presents a turnkey investment opportunity. You can expect minimal upfront maintenance costs and a smooth transition into the rental market. Don't miss out on this rare chance to secure a lucrative investment property that effortlessly combines modern aesthetics.

Key facts

• Contemporary design
• Thoughtful layout
• Investment potential

Tags

• CONTEMPORARY DESIGN
• THOUGHTFUL LAYOUT
• QUALITY CRAFTSMANSHIP
• INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $360k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $39 ($471/yr) — positive. Per door: $20/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 $320k (11.1% below list).
• Recommended offer: $320k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,198/mo this rent would consume 79% of the median local household income ($48k/yr) (locally 457% 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 $38k of equity ($2k loan paydown + $36k 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 + 3.0% rent growth), your $101k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.

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 $319,800 (11.1% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $375,380
• List price: $359,900
• Delta: -4.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.97×
• Total profit: $198,558
• Equity at exit: $324,226

10-year hold

• IRR: 21.8%
• Equity multiple: 6.78×
• Total profit: $582,852
• Equity at exit: $699,207

Cash invested: $100,772 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $3,198 high
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $39

Break-even live

Break-even rent $3,148

Max offer price $359,900

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,198
Total (2 units)			$3,198

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Armstrong St Houston, TX	5.0	2.0	1900	$2,000	$1.05	43d	1	1.21mi

Listing history 15 events

1. 2026-06-18
   days on market $359,900 Active 65 DOM
2. 2026-06-17
   days on market $359,900 Active 64 DOM
3. 2026-06-16
   days on market $359,900 Active 63 DOM
4. 2026-06-15
   days on market $359,900 Active 62 DOM
5. 2026-06-13
   days on market $359,900 Active 60 DOM
6. 2026-06-13
   days on market $359,900 Active 59 DOM
7. 2026-06-09
   days on market $359,900 Active 56 DOM
8. 2026-06-08
   days on market $359,900 Active 55 DOM
9. 2026-06-07
   days on market $359,900 Active 54 DOM
10. 2026-06-04
    days on market $359,900 Active 51 DOM
11. 2026-06-03
    days on market $359,900 Active 50 DOM
12. 2026-06-02
    days on market $359,900 Active 49 DOM
13. 2026-06-01
    days on market $359,900 Active 48 DOM
14. 2026-05-31
    days on market $359,900 Active 47 DOM
15. 2026-04-14
    listed $359,900 Active 997-char remark

    Show marketing remark (997 chars)

    Construction to be completed by JUNE 30th, 2026 • Elevation is copyrighted © | Exceptional Investment Opportunity: Brand New Duplex, Ideal for Discerning Investors/Owners! Stunning, Purposefully designed to meet the exacting demands of the savvy investor. Crafted with meticulous attention, this property promises not only an exceptional living space but also a highly lucrative investment opportunity. 10ft walls, quartz countertop, kitchen drawers soft close. Tile from Tub to ceiling. Key Features: 1.Prime Location. 2.Contemporary Design. 3.Thoughtful Layout. 4.Quality Craftsmanship. 5.Investment Potential. 6.Turnkey equity Investment. No gas, All electric; Gutters; Individual, Driveways, and utilities. This duplex presents a turnkey investment opportunity. You can expect minimal upfront maintenance costs and a smooth transition into the rental market. Don't miss out on this rare chance to secure a lucrative investment property that effortlessly combines modern aesthetics.

ⓘ 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 3/10 Moderate
• 🌡 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: $38,376
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,070
• − Management: −$3,070
• − Depreciation: −$10,470
• Taxable loss: −$5,592
• Est. tax savings @ 24.0%: +$1,342
• After-tax cash flow: $1,813/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 · 13 photos

Excellent 100/100 None rehab

This brand-new duplex is move-in ready with excellent condition and modern finishes. Ideal for investors seeking a turnkey investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value.
• Both Painting exterior and interior — Maintains and enhances property value.
• Both Landscaping and curb appeal — Enhances curb appeal and property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both Painting exterior and interior — Maintains and enhances property value. ↑
• Both Landscaping and curb appeal — Enhances curb appeal and property value. ↑

ⓘ 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: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 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): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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 Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-14 Listed $359,900 HARMLS