8837 Crestview Dr Unit A-B · Houston, TX 77078

$259,900

6 bd · 4.0 ba · 1,773 sqft · MultiFamily · 164 Days on market

Built 2020 Good condition 7,722 sqft lot $147/sqft · 30% below area Est $372k · 30% under

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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 +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +6.2/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0

Multi-family units

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

Listing remarks MLS

MLS# 52103572 - Built by Ameritex Homes - Ready Now! ~ Amazing opportunity for investors or house hackers! Brand new duplex includes two identical units 872 sqft each with three bedrooms, two bathrooms and modern amenities throughout. Energy-efficient features and appliances are proven to drive down utility costs. Fully equipped with SMART HOME TECHNOLOGY that includes programmable thermostat, keyless smart locks all connected and secured through a smart home hub. AND it comes with a NEW HOME WARRANTY; Schedule a showing today before it's gone! . . Images may be reflective of a staged or representative unit; homes are unfurnished and features may vary by floor plan and location.

Key facts

• 7,722 sq ft lot
• Built 2020
• Listed 164 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive. Per door: $46/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 $239k (8.0% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.0% 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: Elmore El (math 12% / reading 14%, grade F, #4,152 of 4,322 statewide, top 96%, 532 students, 99% FRL); 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 15% at this address vs 31% district-wide (-16 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 214 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).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.5% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $55k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $371,944
• List price: $259,900
• Delta: -30.12%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9010 Linda Vista Rd	0.17mi	7/5.0 (+1)	1,919 (+8%)	7mo	$329,990	$172	64
5 Lake Forest Cir	0.70mi	5/3.0 (-1)	1,736 (-2%)	27mo	$220,000	$127	35
9503 Balsam Ln	0.91mi	7/2.0 (+1)	1,660 (-6%)	29mo	$309,000	$186	21
9307 Linda Vista Rd	0.65mi	5/2.5 (-1)	1,404 (-21%)	22mo	$195,000	$139	15
8049 Ritz St Unit A	1.35mi	6/2.0	2,212 (+25%)	24mo	$375,000	$170	12

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

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.42×
• Total profit: $30,351
• Equity at exit: $109,573

10-year hold

• IRR: 10.5%
• Equity multiple: 2.49×
• Total profit: $108,625
• Equity at exit: $163,402

Cash invested: $72,772 (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 77078

• Home prices YoY: 0.8%
• Active inventory: 214
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $2,390 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $92

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,390
Total (2 units)			$2,390

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 91%

Sensitivity live

Price	-10% $272	-5% $182	+0% $92	+5% $2	+10% $-88
Rent	-10% $-97	-5% $-2	+0% $92	+5% $186	+10% $281
Rate	-1.0pp $223	-0.5pp $158	base $92	+0.5pp $25	+1.0pp $-44

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: $64,975
• Closing costs: $7,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8837 Crestview Dr Unit a Houston, TX	3.0	2.0	872	$1,145	$1.31	1d	1	0.04mi
8837 Crestview Dr Unit b Houston, TX	3.0	2.0	872	$1,245	$1.43	10d	1	0.04mi
9133 Woodlyn Rd Houston, TX	3.0	1.0	1073	$1,495	$1.39	144d	1	0.44mi
9026 Lake Forest Blvd Houston, TX	3.0	1.0	977	$1,397	$1.43	140d	1	0.55mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,480	$1.45	10d	1	0.64mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,200	$1.22	165d	1	0.86mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,200	$1.22	10d	1	0.86mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	10d	1	0.88mi
8217 Carolwood Dr Unit a Houston, TX	3.0	2.0	980	$1,150	$1.17	107d	1	0.96mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	184d	1	1.13mi
8350 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,099	$1.12	91d	1	1.13mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	184d	1	1.13mi
8346 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$1,015	$1.04	1d	1	1.14mi
9399 Tidwell Rd Houston, TX	2.0	2.0	862	$982	$1.14	10d	1	1.14mi
9399 Tidwell Rd Houston, TX	2.0	2.0	862	$982	$1.14	184d	1	1.14mi
9399 Tidwell Rd Houston, TX	3.0	2.0	1031	$1,107	$1.07	45d	1	1.14mi
9399 Tidwell Rd Houston, TX	3.0	2.0	1031	$1,107	$1.07	3d	1	1.14mi
9425 Tidwell Rd Houston, TX	2.0	2.0	862	$1,226	$1.42	10d	1	1.19mi
9457 Tidwell Rd Houston, TX	2.0	2.0	862	$1,226	$1.42	10d	1	1.20mi
9700 Mesa Dr Houston, TX	1.0–2.0	1.0–2.0	673	$989	$1.47	10d	11	1.20mi
9700 Mesa Dr Houston, TX	1.0–3.0	1.0–2.0	784	$983	$1.25	86d	6	1.20mi
9393 Tidwell Rd Houston, TX	3.0–4.0	2.0	1135	$1,258	$1.11	0d	7	1.24mi
8319 Sunbury St Houston, TX	2.0	2.0	900	$1,126	$1.25	10d	1	1.25mi
8600 Sterlingshire St Houston, TX	1.0–2.0	1.0	732	$1,050	$1.43	165d	2	1.29mi
8123 Betty Boop St Houston, TX	2.0	1.0	900	$1,200	$1.33	64d	1	1.38mi
9011 Caddo Rd Unit B Houston, TX	3.0	2.0	980	$1,114	$1.14	53d	1	1.40mi
9025 Madera Rd Unit A Houston, TX	3.0	2.0	872	$999	$1.15	0d	1	1.46mi
9029 Madera Rd Houston, TX	3.0	2.0	1028	$1,380	$1.34	10d	1	1.46mi
9025 Madera Rd Unit b Houston, TX	3.0	2.0	872	$1,214	$1.39	35d	1	1.46mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	148d	1	1.50mi

Property features AI

Finance

• Financial info: Annual property taxes reported for 2025

Exterior

• Home design: Residential income propertyBuilt in 2020
• Construction: Building area approximately 1,773Built in 2020
• Exterior features: Lot size approximately 7,722 square feet

Interior

• Bedrooms: Unit 1: 3 bedroomsTwo total units on the property
• Bathrooms: 4 full bathrooms (total)
• Heating & cooling: Central air conditioningElectric cooling system
• Interior features: Property configured as two residential units

Listing history 50 events

1. 2026-10-20
   days on market $259,900 Active 164 DOM
2. 2026-10-19
   days on market $259,900 Active 163 DOM
3. 2026-10-19
   days on market $259,900 Active 162 DOM
4. 2026-10-17
   days on market $259,900 Active 161 DOM
5. 2026-10-16
   days on market $259,900 Active 160 DOM
6. 2026-10-15
   days on market $259,900 Active 159 DOM
7. 2026-10-14
   days on market $259,900 Active 158 DOM
8. 2026-10-13
   days on market $259,900 Active 157 DOM
9. 2026-10-12
   days on market $259,900 Active 156 DOM
10. 2026-10-11
    days on market $259,900 Active 155 DOM
11. 2026-10-10
    days on market $259,900 Active 154 DOM
12. 2026-10-09
    days on market $259,900 Active 153 DOM
13. 2026-10-08
    days on market $259,900 Active 152 DOM
14. 2026-10-06
    days on market $259,900 Active 150 DOM
15. 2026-10-05
    days on market $259,900 Active 149 DOM
16. 2026-10-04
    days on market $259,900 Active 148 DOM
17. 2026-10-04
    days on market $259,900 Active 147 DOM
18. 2026-10-02
    days on market $259,900 Active 146 DOM
19. 2026-10-01
    days on market $259,900 Active 145 DOM
20. 2026-09-30
    days on market $259,900 Active 144 DOM
21. 2026-09-29
    days on market $259,900 Active 143 DOM
22. 2026-09-28
    days on market $259,900 Active 142 DOM
23. 2026-09-27
    days on market $259,900 Active 141 DOM
24. 2026-09-26
    days on market $259,900 Active 140 DOM
25. 2026-09-25
    pricedays on market $259,900 Active 139 DOM
26. 2026-09-24
    days on market $264,900 Active 138 DOM
27. 2026-09-23
    days on market $264,900 Active 137 DOM
28. 2026-09-22
    days on market $264,900 Active 136 DOM
29. 2026-09-21
    days on market $264,900 Active 135 DOM
30. 2026-09-20
    days on market $264,900 Active 134 DOM
31. 2026-09-19
    days on market $264,900 Active 133 DOM
32. 2026-09-16
    days on market $264,900 Active 130 DOM
33. 2026-09-15
    days on market $264,900 Active 129 DOM
34. 2026-09-14
    days on market $264,900 Active 128 DOM
35. 2026-09-13
    days on market $264,900 Active 127 DOM
36. 2026-09-12
    days on market $264,900 Active 126 DOM
37. 2026-09-11
    days on market $264,900 Active 125 DOM
38. 2026-09-05
    days on market $264,900 Active 119 DOM
39. 2026-09-04
    days on market $264,900 Active 118 DOM
40. 2026-09-03
    days on market $264,900 Active 117 DOM
41. 2026-08-31
    days on market $264,900 Active 114 DOM
42. 2026-08-29
    days on market $264,900 Active 112 DOM
43. 2026-08-28
    pricedays on market $264,900 Active 111 DOM
44. 2026-08-27
    days on market $274,900 Active 110 DOM
45. 2026-08-24
    days on market $274,900 Active 109 DOM
46. 2026-08-23
    days on market $274,900 Active 108 DOM
47. 2026-08-22
    days on market $274,900 Active 107 DOM
48. 2026-08-21
    days on market $274,900 Active 106 DOM
49. 2026-08-20
    days on market $274,900 Active 105 DOM
50. 2026-08-19
    days on market $274,900 Active 104 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $28,680
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − Depreciation: −$7,561
• Taxable loss: −$3,226
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $1,878/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 · 11 photos

Good 75/100 Cosmetic rehab Est. rehab $8,865–$26,595 screening

This multi-family property is in good condition with modern amenities and a good layout. It is ready for immediate occupancy and can be enhanced with minor updates to increase its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in curb appeal and interior aesthetics ↑
• Both Replace countertops with quartz or granite — Quartz or granite countertops can add value and improve the kitchen's appearance ↑
• Both Install smart home technology — Smart home technology can improve convenience and add value to the property ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Elmore El F TX #4,152/4,322 Nat'l #37,536/41,679 Middle Key Middle F TX #1,569/1,662 Nat'l #12,634/14,009 High Kashmere H S F TX #1,445/1,632 Nat'l #14,759/17,239

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

B Composite livability gradescore 74/100

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 · 5,571,493 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,247
• Household income: $39,093
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 20% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% Hispanic / Latino 46% Two or more races 15% White 5%
• Hispanic origin (detail): Mexican 36% Cuban 1%
• Languages at home: 59% English-only · Spanish 41%

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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: ▲ 2.50%
• Current HPI: 307.0842
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: Annual property taxes reported for 2025

Exterior

• Home design: Residential income propertyBuilt in 2020
• Construction: Building area approximately 1,773Built in 2020
• Exterior features: Lot size approximately 7,722 square feet

Interior

• Bedrooms: Unit 1: 3 bedroomsTwo total units on the property
• Bathrooms: 4 full bathrooms (total)
• Heating & cooling: Central air conditioningElectric cooling system
• Interior features: Property configured as two residential units

Price history

+10.3% since first listed

8 events — show timeline

• 2026-06-03 Price Changed $308,900 HARMLS
• 2026-05-07 Listed $314,900 HARMLS
• 2022-02-25 Sold (MLS) — HARMLS
• 2022-01-10 Pending — HARMLS
• 2021-12-31 Price Changed $370,990 HARMLS
• 2021-12-30 Relisted — HARMLS
• 2021-11-23 Listing Removed — HARMLS
• 2021-11-23 Listed $279,990 HARMLS