9813 Tuffly St Unit A B · Houston, TX 77029

$372,000

6 bd · None ba · 2,298 sqft · MultiFamily · 67 Days on market

Built 2025 Excellent condition $162/sqft · at area comps Est $365k · 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 +13.5/30.0
• Appreciation +10.0/10.0
• ARV discount +6.6/15.0
• Condition / age +4.8/5.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• 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

Don’t miss this exceptional two-story duplex, perfect for investors or owner-occupants looking to maximize value. This brand-new construction features 3 bedrooms and 2 bathrooms, offering a modern, turnkey design that’s completely move-in ready. Each unit showcases a bright, open-concept layout with contemporary finishes, spacious living areas, and a well-appointed kitchen with ample cabinet and counter space. The thoughtfully designed floor plan provides comfort, functionality, and strong rental appeal. Upstairs and downstairs living spaces offer flexibility and privacy, making this an ideal setup for generating consistent rental income or living in one unit while leasing the other. Enjoy the added benefit of NO HOA, allowing for fewer restrictions and greater control over your investment.

Key facts

• Two story duplex
• Ample cabinet space
• Open concept layout

Tags

• TWO STORY DUPLEX
• BRAND NEW CONSTRUCTION
• OPEN CONCEPT LAYOUT
• WELL APPOINTED KITCHEN
• AMPLE CABINET SPACE
• STRONG RENTAL APPEAL

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $372k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $16 ($197/yr) — positive. Per door: $8/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 $328k (12.0% below list).
• Recommended offer: $328k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 $3,275/mo this rent would consume 81% 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 $40k of equity ($3k loan paydown + $37k 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 $104k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($350k) 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 $327,500 (12.0% below list)

Questions for the listing agent

1. It's been on market 67 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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $364,726
• List price: $372,000
• Delta: 1.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9715 Stedman	0.26mi	6/2.0	2,000 (-13%)	20mo	$375,000	$188	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.96×
• Total profit: $203,698
• Equity at exit: $335,127

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $599,131
• Equity at exit: $722,714

Cash invested: $104,160 (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: 18.9×

Monthly cashflow live

• Estimated rent: $3,275 high
• Mortgage (P&I): −$1,951
• Tax est. 1.5%: −$465 /mo · $5,580/yr
• Insurance: −$155
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $16

Break-even live

Break-even rent $3,254

Max offer price $372,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,274
Total (2 units)			$3,275

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: $93,000
• Closing costs: $11,160
• 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	44d	1	1.36mi

Listing history 15 events

1. 2026-06-18
   days on market $372,000 Active 67 DOM
2. 2026-06-17
   days on market $372,000 Active 66 DOM
3. 2026-06-16
   days on market $372,000 Active 65 DOM
4. 2026-06-15
   days on market $372,000 Active 64 DOM
5. 2026-06-13
   days on market $372,000 Active 62 DOM
6. 2026-06-13
   days on market $372,000 Active 61 DOM
7. 2026-06-09
   days on market $372,000 Active 58 DOM
8. 2026-06-08
   days on market $372,000 Active 57 DOM
9. 2026-06-07
   days on market $372,000 Active 56 DOM
10. 2026-06-04
    days on market $372,000 Active 53 DOM
11. 2026-06-03
    days on market $372,000 Active 52 DOM
12. 2026-06-02
    days on market $372,000 Active 51 DOM
13. 2026-06-01
    days on market $372,000 Active 50 DOM
14. 2026-05-31
    days on market $372,000 Active 49 DOM
15. 2026-04-12
    listed $385,000 Active 813-char remark

    Show marketing remark (813 chars)

    Don’t miss this exceptional two-story duplex, perfect for investors or owner-occupants looking to maximize value. This brand-new construction features 3 bedrooms and 2 bathrooms, offering a modern, turnkey design that’s completely move-in ready. Each unit showcases a bright, open-concept layout with contemporary finishes, spacious living areas, and a well-appointed kitchen with ample cabinet and counter space. The thoughtfully designed floor plan provides comfort, functionality, and strong rental appeal. Upstairs and downstairs living spaces offer flexibility and privacy, making this an ideal setup for generating consistent rental income or living in one unit while leasing the other. Enjoy the added benefit of NO HOA, allowing for fewer restrictions and greater control over your investment.

ⓘ 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 3/10 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: $39,300
• − Mortgage interest: −$20,838
• − Property taxes: −$5,580
• − Insurance: −$1,860
• − Repairs & maintenance: −$3,144
• − Management: −$3,144
• − Depreciation: −$10,822
• Taxable loss: −$6,088
• Est. tax savings @ 24.0%: +$1,461
• After-tax cash flow: $1,658/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 95/100 None rehab

This modern two-story duplex is in excellent condition, move-in ready, and well-maintained. It offers a great opportunity for investors or owner-occupants looking to maximize value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add smart home features — Improves convenience and can be a selling point for potential buyers or renters.
• Both Paint interior walls — Fresh paint can make the interior look more inviting and can be a selling point for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add smart home features — Improves convenience and can be a selling point for potential buyers or renters. ↑
• Both Paint interior walls — Fresh paint can make the interior look more inviting and can be a selling point for potential buyers or renters. ↑

ⓘ 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

• 2026-04-12 Listed $385,000 HARMLS