8210 Hanna St Unit A-B · Houston, TX 77028

$334,900

6 bd · 4.0 ba · 1,964 sqft · MultiFamily · 44 Days on market

Built 2023 Good condition 6,499 sqft lot $171/sqft · 13% below area Est $386k · 13% under ↓ 4% since listing

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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 +19.2/30.0
• ARV discount +13.5/15.0
• Appreciation +7.6/10.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.1/5.0

Multi-family units

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

Listing remarks

Centrally located multi-family property with great income producing potential. Two units, both with 3 bedrooms and two bathrooms. Solid surface flooring throughout, open concept living, dining and kitchen areas, pantry closet, with utility space in the hallway. The kitchen offers a built-in microwave, dishwasher, refrigerator and stove. Unit A is vacant, and unit B is occupied, you could live in one unit while the other unit produces income

Key facts

• Open concept living
• Utility space
• Built-in microwave

Tags

• MULTI-FAMILY PROPERTY
• INCOME PRODUCING POTENTIAL
• SOLID SURFACE FLOORING
• OPEN CONCEPT LIVING
• UTILITY SPACE
• BUILT-IN MICROWAVE

Property features AI

Finance

• Financial info: Property used as residential income (multi-unit)

Exterior

• Utilities: Electric heating and cooling
• Home design: Residential income property; Built in 2023
• Construction: Built in 2023
• Exterior features: Lot approximately 6,499 square feet

Interior

• Bedrooms: Unit 1 has 3 bedrooms; Property has a total of 2 units
• Bathrooms: 4 full bathrooms (total)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Property contains two separate units (duplex-style residential income)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive. Per door: $181/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $335k).
• Recommended offer: $325k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.1% 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: Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% FRL) — zoned schools average 98% FRL vs 71% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-14 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 soft (-1.6%/yr); 354 active listings in the ZIP; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,387/mo this rent would consume 106% of the median local household income ($38k/yr) (locally 1177% 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 $20k of equity ($2k loan paydown + $18k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $94k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $324,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $386,190
• List price: $334,900
• Delta: -13.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.01×
• Total profit: $95,031
• Equity at exit: $194,787

10-year hold

• IRR: 15.1%
• Equity multiple: 3.65×
• Total profit: $248,410
• Equity at exit: $340,389

Cash invested: $93,772 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 354
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $3,387 high
• Mortgage (P&I): −$1,756
• Tax est. 1.5%: −$419 /mo · $5,024/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $361

Break-even live

Break-even rent $2,930

Max offer price $334,900

Occupancy floor 84%

Sensitivity live

Price	-10% $593	-5% $477	+0% $361	+5% $246	+10% $130
Rent	-10% $94	-5% $228	+0% $361	+5% $495	+10% $629
Rate	-1.0pp $530	-0.5pp $446	base $361	+0.5pp $275	+1.0pp $186

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,386
Total (2 units)			$3,387

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $334,900 Active 44 DOM
2. 2026-06-18
   days on market $334,900 Active 41 DOM
3. 2026-06-17
   days on market $334,900 Active 40 DOM
4. 2026-06-16
   days on market $334,900 Active 39 DOM
5. 2026-06-15
   days on market $334,900 Active 38 DOM
6. 2026-06-13
   days on market $334,900 Active 36 DOM
7. 2026-06-10
   pricedays on market $334,900 Active 32 DOM
8. 2026-06-08
   days on market $349,900 Active 31 DOM
9. 2026-06-07
   days on market $349,900 Active 30 DOM
10. 2026-06-04
    days on market $349,900 Active 27 DOM
11. 2026-06-01
    days on market $349,900 Active 24 DOM
12. 2026-05-31
    days on market $349,900 Active 23 DOM
13. 2026-05-08
    listed $349,900 Active 443-char remark

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $40,644
• − Mortgage interest: −$18,760
• − Property taxes: −$5,024
• − Insurance: −$1,674
• − Repairs & maintenance: −$3,252
• − Management: −$3,252
• − Depreciation: −$9,743
• Taxable loss: −$1,059
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $4,590/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 · 22 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with modern amenities and a well-maintained exterior. It offers a good investment opportunity with potential for rental or resale value enhancement through minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves property's visual appeal
• Both Replace old appliances with energy-efficient models — Reduces utility costs and enhances home's marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal ↑
• Both Replace old appliances with energy-efficient models — Reduces utility costs and enhances home's marketability ↑

ⓘ 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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

-4.3% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $334,900 HARMLS
• 2026-05-08 Listed $349,900 HARMLS