Rates have ticked up as we head into the cooler season which should keep inventory steady, so BE PICKY…BUT…BE PERSISTANT. We are still seeing multiple offer situations on the exceptional deals. If you love it, move quick. BE PERSISTANT in viewing and offering on homes close to your ideal. There’s a sea of motivated sellers, so you never know when a lifechanging deal is sitting in front of your nose.

Only two new multi families hit the market since yesterday (including a textbook triplex in NRH). No new ADU setups, so included are the best of the weekend.

👉 For a running list of the good, the bad, and the ugly starter homes that pay you back, visit HouseHackTexas.com.

Cheers,

1) North Richland Hills Triplex | $650k | Killer product. Killer location. Solid tenants in 2 of 3 units, 3rd available for move-in upon closing. If managed well for 2-5 years with stabilized rents, investors will jump at this whenever you need to sell. Safe, low-headache chance to set aside ~$150K+ for your 5-year-self.

2) Fort Worth Quadplex | $? (questionable list price, do your due diligence!) | Classic quadplex that jumps off the screen, yes, but proceed with caution. Closed in August 2024 for $570k after multiple failed contracts. Now, with minimal updates or rent growth + a softening market, the ask is $724k? Neighboring quad sold for $630k, 2 more are for sale between $565k–$639k. Take all into account before diving in.

3) Hillsboro Duplex | $229k | Corner-lot duplex, fully updated, priced right. Live in the 1/1, lease the 2/1 for ~$1,250/mo (with room to increase later). Later, rent out the 1/1 for $900+. Easy entry, simple path to save on rent, cash flow a and secure a healthy equity position.

4) Denison Duplex | $230k | Tucked between Sherman and Denison near the North Texas Regional Airport. Surrounded by identical duplexes, so growth is extra contingent upon immediate neighborhood movement. That said…upside comes from easily being able to stand out from the identical inventory around you. Small covered patios, light landscaping, or small cosmetic upgrades could quickly lock in low vacancies at top-of-market rents and resale.

5) Fort Worth Quadplexes (x3) | $455k ea. | 3 identical quadplexes side by side. Note: they’re platted as four separate townhomes, which some lenders won’t fund as a quad. That said, Andrew Postell at Guaranteed Rate has successfully closed a similar structure for one of my clients. Not a dead deal, just some extra hoops.