OVERALL TOP PICK FROM THE WEEK:
Lubbock Viridian Package, Two Long-Term Leased Homes, $290K each
When evaluating deals for my own portfolio, I focus on four key risks and three primary rewards.
The risks are asset quality, neighborhood quality, vacancy, and cash flow. Will the property become a money pit? Is the neighborhood strong enough to support appreciation, resale liquidity, and a reliable tenant pool? Will it lease quickly at the projected rent? And after PITI, management, and maintenance, does it at least break even based on today’s income?
The rewards are walk-in equity, tax efficiency, and appreciation potential. I generally target at least 10% equity at closing, look for properties where a high percentage of the purchase price can be depreciated, and prioritize markets with durable long-term growth.
These Viridian single-family rentals are not the highest-cap-rate deals available, but they score well across nearly every risk and reward category.
Each home is worth approximately $325,000, creating 10% in walk-in equity. Each home is leased until 2029, yes 2029.. At $2500 per month. For a stable and cashflow positive deal. More than 85% of the purchase price is attributable to the improvements, which creates strong depreciation potential. I also like the long-term appreciation outlook in Lubbock. The market has multiple institutional economic drivers and enough emerging growth to be exciting, while still offering a long history of steady year-over-year appreciation.
2912 133rd St Lubbock
2922 134th St Lubbock
BOTW: Short Term Rental
Mesquite Furnished Pool Home, $100K Airbnb Upside $412K
This property has produced more than $100,000 in annual revenue. I start paying attention when an STR is priced below six times gross income; this one is available for less than four times its proven annual revenue. That income-to-price ratio is exceptional, especially in a growing Mesquite market. It also comes fully furnished with management already in place, giving an investor a seamless entry into STR ownership.
3206 Heather Glen Dr Mesquite 75150
BOTW: Single Family Rental
Off-Market Rosharon SFR with $2905/mo Rent $299k
This property is about as de-risked as real estate gets, making it ideal for a conservative investor who still wants positive cash flow in an appreciating Houston suburb. It has a long-term tenant in place, a strong rent-to-price ratio, newer construction that limits near-term capital expenditure risk, and professional management already in place for a seamless transition.
10607 Crescent Peak Ct Rosharon 77583
BOTW: Small Multifamily (2-4 units)
Houston New Construction Fourplex That Actually Cash Flows $679k
$6,600 per month in projected gross rent makes this one of the more compelling new-construction fourplexes available. One 1-bedroom unit is already leased at $1,500, and I believe a buyer could negotiate a price near $670,000 with the seller delivering the property fully occupied before closing. With completion expected by the end of the month, this offers low near-term capex risk, a deep urban tenant pool, and multiple viable strategies including LTR, MTR, STR, or house hacking.
4562 Teton St #A-D Houston 77051
BOTW: Large Multifamily (5+ units)
New Caney 8-Unit With $12,000/mo Rent + Major Price Drop $1.15M
$11,300 in gross rent is already being collected each month from this fully occupied, 2019-built 8-plex. The newer construction limits near-term capital expenditure risk, the property is cash-flow positive from day one, and there is additional upside by increasing rents toward $1,500 per unit. It is also priced roughly $100,000 below assessed value, making it an excellent entry point for an investor ready to move beyond 1–4 units and into commercial multifamily.
2548 Appian Way New Caney 77357