8310 Williamsdell · Houston, TX 77088

$645,500

8 bd · 8.0 ba · 3,301 sqft · MultiFamily public records · 87 Days on market

Built 2026 10,296 sqft lot $196/sqft · 40% above area Est $475k · 36% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Brand new 4-unit multi-family property offering modern design, energy-efficient features, and strong rental income potential. Each unit is thoughtfully designed with spacious layouts, stylish finishes, and contemporary kitchens. Perfect for investors looking for a turnkey, low-maintenance property or buyers seeking a house-hacking opportunity. Located just minutes from Downtown Houston and George Bush Intercontinental Airport, with easy access to I-45, Beltway 8, and Hardy Toll Road, this property is in a high-demand rental area. Ideal for long-term rentals or owner-occupants, this opportunity to purchase won’t last long!

Key facts

• Spacious layouts
• 0.24 acre lot
• Built 2026

Tags

• MULTI-FAMILY PROPERTY
• ENERGY-EFFICIENT FEATURES
• STRONG RENTAL INCOME POTENTIAL
• SPACIOUS LAYOUTS
• CONTEMPORARY KITCHENS
• HIGH-DEMAND RENTAL AREA

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $646k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $655/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $646k).
• Recommended offer: $607k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• 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.
• Market conditions: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $8,583/mo this rent would consume 189% of the median local household income ($54k/yr) (locally 2294% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $181k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($607k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $104k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; list at $646k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $606,770 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.33% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (median comp): $475,363
• List price: $645,500
• Delta: 35.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $37,185
• Equity at exit: $96,246

10-year hold

• IRR: 12.1%
• Equity multiple: 1.83×
• Total profit: $149,974
• Equity at exit: $55,811

Cash invested: $180,740 (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 77088

• Home prices YoY: -23.2%
• Rents YoY: -1.0%
• Active inventory: 468
• Price-to-rent: 25.1×

Monthly cashflow live

• Estimated rent: $8,583 high
• Mortgage (P&I): −$3,385
• Tax from tax record: −$505 /mo · $6,055/yr
• Insurance: −$269
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,802
• Net cashflow: $2,622

Break-even live

Break-even rent $5,264

Max offer price $645,500

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$8,584
Total (4 units)			$8,583

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: $161,375
• Closing costs: $19,365
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-12
   status Pending 641-char remark

   Show marketing remark (641 chars)

   Brand new 4-unit multi-family property offering modern design, energy-efficient features, and strong rental income potential. Each unit is thoughtfully designed with spacious layouts, stylish finishes, and contemporary kitchens. Perfect for investors looking for a turnkey, low-maintenance property or buyers seeking a house-hacking opportunity. Located just minutes from Downtown Houston and George Bush Intercontinental Airport, with easy access to I-45, Beltway 8, and Hardy Toll Road, this property is in a high-demand rental area. Ideal for long-term rentals or owner-occupants, this opportunity to purchase won’t last long!

2. 2026-05-05
   status Pending 641-char remark

   Show marketing remark (641 chars)

   Brand new 4-unit multi-family property offering modern design, energy-efficient features, and strong rental income potential. Each unit is thoughtfully designed with spacious layouts, stylish finishes, and contemporary kitchens. Perfect for investors looking for a turnkey, low-maintenance property or buyers seeking a house-hacking opportunity. Located just minutes from Downtown Houston and George Bush Intercontinental Airport, with easy access to I-45, Beltway 8, and Hardy Toll Road, this property is in a high-demand rental area. Ideal for long-term rentals or owner-occupants, this opportunity to purchase won’t last long!

3. 2026-04-22
   price $645,500 641-char remark

   Show marketing remark (641 chars)

   Brand new 4-unit multi-family property offering modern design, energy-efficient features, and strong rental income potential. Each unit is thoughtfully designed with spacious layouts, stylish finishes, and contemporary kitchens. Perfect for investors looking for a turnkey, low-maintenance property or buyers seeking a house-hacking opportunity. Located just minutes from Downtown Houston and George Bush Intercontinental Airport, with easy access to I-45, Beltway 8, and Hardy Toll Road, this property is in a high-demand rental area. Ideal for long-term rentals or owner-occupants, this opportunity to purchase won’t last long!

4. 2026-02-13
   listed $750,000 Active 641-char remark

   Show marketing remark (641 chars)

   Brand new 4-unit multi-family property offering modern design, energy-efficient features, and strong rental income potential. Each unit is thoughtfully designed with spacious layouts, stylish finishes, and contemporary kitchens. Perfect for investors looking for a turnkey, low-maintenance property or buyers seeking a house-hacking opportunity. Located just minutes from Downtown Houston and George Bush Intercontinental Airport, with easy access to I-45, Beltway 8, and Hardy Toll Road, this property is in a high-demand rental area. Ideal for long-term rentals or owner-occupants, this opportunity to purchase won’t last long!

5. 2025-06-24
   status Pending
6. 2025-05-14
   status Pending
7. 2025-04-28
   status Option Pending
8. 2025-04-28
   historical
9. 2025-02-04
   listed $675,000 Active
10. 2024-12-17
    soldstatus
11. 2024-11-08
    soldstatus $200,000
12. 1988-01-02
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $6,055 · $505/mo
• Projected year-2 tax: $11,813 · $984/mo
• Expected delta: +$5,758/yr (+$480/mo · 95.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $102,996
• − Mortgage interest: −$36,158
• − Property taxes: −$6,055
• − Insurance: −$3,228
• − Repairs & maintenance: −$8,240
• − Management: −$8,240
• − Depreciation: −$18,778
• Taxable income: $22,298
• Est. tax owed @ 24.0%: −$5,351
• After-tax cash flow: $26,112/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.

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): 57,047
• Household income: $54,411
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 2294.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 52% Black 37% Two or more races 18% White 6% Asian 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 49% English-only · Spanish 47% Vietnamese 3%

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: ▼ -98.37%
• Current HPI: 325.0499
• Rent YoY: ▼ -1.01%
• 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

+222.8% since first listed

12 events — show timeline

• 2026-05-12 Pending — HARMLS
• 2026-05-05 Pending — HARMLS
• 2026-04-22 Price Changed $645,500 HARMLS
• 2026-02-13 Listed $750,000 HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-05-14 Pending — HARMLS
• 2025-04-28 Pending — HARMLS
• 2025-04-28 Listing Removed — HARMLS
• 2025-02-04 Listed $675,000 HARMLS
• 2024-12-17 Sold (Public Records) — Public Records
• 2024-11-08 Sold (Public Records) $200,000 Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+18.0%/yr

Latest (2025): $6,055 · +215.1% YoY. Source: county tax records.