4608 Gunter St Unit A/B · Houston, TX 77020

$524,990

6 bd · 6.0 ba · 2,580 sqft · MultiFamily · 16 Days on market

Built 2026 Excellent condition 2,500 sqft lot $203/sqft · 63% above area

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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 +11.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +2.7/10.0

Multi-family units

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

Listing remarks

New construction duplex in Denver Harbor offering exceptional investment potential and modern urban living. Ideally located with quick access to I-10, 610, and 59, and just minutes from Downtown, EaDo, major employers, dining, and entertainment. Situated in a rapidly developing area, this property is ideal for house hacking, multi-generational living, or generating strong, consistent rental income. Both units offer 1,290 SF with 3 bedrooms, 2 bathrooms, and 11’ ceilings in living areas, featuring open-concept layouts, oversized windows, and abundant natural light. Thoughtfully designed with high-quality finishes, modern kitchens with quartz countertops, flat-panel cabinetry, and terra

Key facts

• Quick access to 59
• Minutes from eado
• Quick access to i-10

Tags

• NEW CONSTRUCTION DUPLEX
• QUICK ACCESS TO I-10
• QUICK ACCESS TO 610
• QUICK ACCESS TO 59
• MINUTES FROM DOWNTOWN
• MINUTES FROM EADO

Property features AI

Exterior

• Security: Fire alarm
• Utilities: Energy-efficient HVAC, insulation, and windows
• Home design: Residential income property; New construction; Estimated living area 2,580; Shingle and wood roof
• Construction: Built in 2026; Cement siding; New construction by Jain & Co and Bayou Hawthorn
• Exterior features: Patio; Partial fencing; Fire alarm

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave
• Bedrooms: Three 3-bedroom units (unit counts: 3, 2, 1 across unit types)
• Flooring: Plank flooring; Tile flooring; Vinyl flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (gas); Has heating and cooling
• Interior features: Balcony; Quartz counters; Ceiling fans; Low-E windows
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $525k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative. Per door: $-100/mo.
• To cash-flow at today's rent, offer at most $496k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $434k (17.4% below list).
• Recommended offer: $434k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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: Henderson N El (math 12% / reading 8%, grade F, #4,259 of 4,322 statewide, top 99%, 227 students, 100% FRL); Mcreynolds Middle (math 10% / reading 17%, grade F, #1,602 of 1,662 statewide, top 97%, 398 students, 98% FRL); Wheatley H S (math 17% / reading 19%, grade F, #1,445 of 1,632 statewide, top 89%, 643 students, 95% FRL) — zoned schools average 98% FRL vs 71% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 31% district-wide (-17 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 rising fast (+4.3%/yr); 339 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $4,339/mo this rent would consume 104% of the median local household income ($50k/yr) (locally 969% 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 $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $433,900 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $321,216
• List price: $524,990
• Delta: 63.44%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4227 Gunter St	0.23mi	6/4.0	2,576 (-0%)	7mo	$520,000	$202	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.90×
• Total profit: $278,847
• Equity at exit: $472,953

10-year hold

• IRR: 21.2%
• Equity multiple: 6.74×
• Total profit: $843,319
• Equity at exit: $1,019,940

Cash invested: $146,997 (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 77020

• Home prices YoY: 29.1%
• Rents YoY: 4.3%
• Active inventory: 339
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $4,339 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$911
• Net cashflow: $-200

Break-even live

Break-even rent $4,593

Max offer price $496,009

Occupancy floor 100%

Sensitivity live

Price	-10% $163	-5% $-19	+0% $-200	+5% $-382	+10% $-563
Rent	-10% $-543	-5% $-372	+0% $-200	+5% $-29	+10% $143
Rate	-1.0pp $64	-0.5pp $-67	base $-200	+0.5pp $-336	+1.0pp $-475

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$4,338
Total (2 units)			$4,339

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: $131,248
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $524,990 Active 16 DOM
2. 2026-06-17
   days on market $524,990 Active 15 DOM
3. 2026-06-16
   days on market $524,990 Active 14 DOM
4. 2026-06-15
   days on market $524,990 Active 13 DOM
5. 2026-06-13
   days on market $524,990 Active 11 DOM
6. 2026-06-09
   days on market $524,990 Active 7 DOM
7. 2026-06-08
   days on market $524,990 Active 6 DOM
8. 2026-06-07
   days on market $524,990 Active 5 DOM
9. 2026-06-04
   days on market $524,990 Active 2 DOM
10. 2026-06-02
    days on marketlisting id $524,990 Active 1 DOM
11. 2026-06-01
    days on market $524,990 Active 48 DOM
12. 2026-05-31
    days on market $524,990 Active 47 DOM
13. 2026-04-14
    listed $524,990 Active 1003-char remark

ⓘ 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: $52,068
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,165
• − Management: −$4,165
• − Depreciation: −$15,272
• Taxable loss: −$11,443
• Est. tax savings @ 24.0%: +$2,746
• After-tax cash flow: $343/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 · 14 photos

Excellent 95/100 None rehab

This modern, well-maintained multi-family home in a rapidly developing area offers exceptional investment potential and is move-in ready.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can increase both resale and rental value
• Both Add smart home features — Improves convenience and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can increase both resale and rental value ↑
• Both Add smart home features — Improves convenience and can increase both resale and rental 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: 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): 23,686
• Household income: $50,119
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 969.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 24% Two or more races 22% White 5% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Swiss 1%
• Foreign-born: 23% · Canada
• Languages at home: 39% English-only · Spanish 59% 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: ▲ 55.64%
• Current HPI: 246.5578
• Rent YoY: ▲ 4.27%
• 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

4 events — show timeline

• 2026-06-18 Listing Removed — HARMLS
• 2026-06-02 Listing Removed — HARMLS
• 2026-06-02 Listed $524,990 HARMLS
• 2026-04-14 Listed $524,990 HARMLS