8617 Clarington St · Houston, TX 77016

$360,000

6 bd · 4.0 ba · 2,302 sqft · MultiFamily public records · 51 Days on market

Built 2022 7,995 sqft lot $156/sqft · at area comps Est $369k · at est.

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Why this score? — see what drove the D+ 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 +11.7/30.0
• Appreciation +9.3/10.0
• ARV discount +8.6/15.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Attention investors! Great investment opportunity with stable rental income and modern upgrades throughout. These well-maintained duplexes feature two units, each offering 3 bedrooms and 2 full bathrooms. Each unit includes a kitchen, dining area, living area, and a primary bedroom with an ensuite bathroom. Enjoy private fenced backyards, perfect for outdoor use. Conveniently located just minutes from Minute Maid Park, Downtown Houston, the George R. Brown Convention Center, and easy access to major freeways.

Key facts

• Modern upgrades
• 7,995 sq ft lot
• Built 2022

Tags

• MODERN UPGRADES
• PRIVATE FENCED BACKYARDS
• MINUTES FROM MINUTE MAID PARK
• EASY ACCESS TO MAJOR FREEWAYS

Property features AI

Exterior

• Parking: Paved parking
• Security: Fire alarm
• Utilities: Has heating and cooling
• Home design: Residential income property; Built in 2022
• Construction: Shingle and wood roof
• Exterior features: Subdivision lot; Fire alarm

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: Two 3-bedroom units
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters; Window treatments / coverings; Ceiling fans; Programmable thermostat; Insulated doors; Low emissivity windows
• Laundry & utility: Includes standard laundry/utility provisions

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative. Per door: $-54/mo.
• To cash-flow at today's rent, offer at most $341k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (10.1% below list).
• Recommended offer: $324k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 flat; 372 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,235/mo this rent would consume 81% of the median local household income ($48k/yr) (locally 1297% 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 $34k of equity ($2k loan paydown + $31k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: 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 $323,500 (10.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

• ARV (median comp): $369,287
• List price: $360,000
• Delta: -2.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4812 Cruse Rd	0.09mi	6/1.0	2,274 (-1%)	16mo	$289,000	$127	69
5003 Jones St	0.13mi	6/2.0	2,420 (+5%)	19mo	$430,000	$178	62
7809 Glass St	0.71mi	6/—	2,325 (+1%)	20mo	$274,500	$118	49

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

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.47×
• Total profit: $148,575
• Equity at exit: $289,539

10-year hold

• IRR: 17.5%
• Equity multiple: 5.19×
• Total profit: $422,517
• Equity at exit: $590,741

Cash invested: $100,800 (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 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $3,235 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$625 /mo · $7,500/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-107

Break-even live

Break-even rent $3,371

Max offer price $341,053

Occupancy floor 98%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,236
Total (2 units)			$3,235

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-17
   days on market $360,000 Active 51 DOM
2. 2026-06-16
   days on market $360,000 Active 50 DOM
3. 2026-06-15
   days on market $360,000 Active 49 DOM
4. 2026-06-13
   days on market $360,000 Active 47 DOM
5. 2026-06-10
   days on market $360,000 Active 43 DOM
6. 2026-06-08
   days on market $360,000 Active 42 DOM
7. 2026-06-07
   days on market $360,000 Active 41 DOM
8. 2026-06-04
   days on market $360,000 Active 38 DOM
9. 2026-06-01
   days on market $360,000 Active 35 DOM
10. 2026-05-31
    days on market $360,000 Active 34 DOM
11. 2026-04-27
    listed $360,000 Active 514-char remark
12. 2026-04-21
    historical
13. 2026-03-12
    price $380,000
14. 2026-02-20
    listed $395,000 Active
15. 2026-02-16
    price $395,000
16. 2026-02-16
    historical
17. 2026-01-26
    price $400,000
18. 2025-12-22
    price $405,000
19. 2025-11-06
    listed $409,350 Active
20. 2025-10-22
    historical
21. 2025-10-22
    listed $409,350
22. 2024-12-19
    soldstatus Sold
23. 2024-12-18
    soldstatus
24. 2024-12-04
    status Pending
25. 2024-11-30
    status Option Pending
26. 2024-11-12
    listed $419,000 Active
27. 2024-07-27
    historical
28. 2024-07-05
    price $390,000
29. 2024-04-10
    listed $395,000 Active
30. 2023-04-25
    soldstatus Sold
31. 2023-03-10
    status Pending, Continue to Show
32. 2023-02-02
    listed $379,999 Active
33. 2021-11-30
    historical
34. 2021-08-22
    listed $61,999 Active
35. 2021-08-16
    soldstatus
36. 2021-08-10
    soldstatus Sold
37. 2021-07-28
    status Pending
38. 2021-07-24
    price $53,000
39. 2021-07-18
    price $65,000
40. 2021-07-14
    listed $70,000 Active
41. 2021-04-09
    soldstatus
42. 2019-04-29
    soldstatus
43. 2009-12-09
    soldstatus
44. 2009-10-08
    soldstatus
45. 1991-04-22
    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: $7,500 · $625/mo
• Projected year-2 tax: $7,500 · $625/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 · 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: $38,820
• − Mortgage interest: −$20,166
• − Property taxes: −$7,500
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − Depreciation: −$10,473
• Taxable loss: −$7,330
• Est. tax savings @ 24.0%: +$1,759
• After-tax cash flow: $472/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): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

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 (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

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: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• 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

+414.3% since first listed

36 events — show timeline

• 2026-06-17 Listing Removed — HARMLS
• 2026-04-27 Listed $360,000 HARMLS
• 2026-04-21 Listing Removed — HARMLS
• 2026-03-12 Price Changed $380,000 HARMLS
• 2026-02-20 Listed $395,000 HARMLS
• 2026-02-16 Price Changed $395,000 HARMLS
• 2026-02-16 Listing Removed — HARMLS
• 2026-01-26 Price Changed $400,000 HARMLS
• 2025-12-22 Price Changed $405,000 HARMLS
• 2025-11-06 Listed $409,350 HARMLS
• 2025-10-22 Listed $409,350 HARMLS
• 2025-10-22 Listing Removed — HARMLS
• 2024-12-19 Sold (MLS) — HARMLS
• 2024-12-18 Sold (Public Records) — Public Records
• 2024-12-04 Pending — HARMLS
• 2024-11-30 Pending — HARMLS
• 2024-11-12 Listed $419,000 HARMLS
• 2024-07-27 Listing Removed — HARMLS
• 2024-07-05 Price Changed $390,000 HARMLS
• 2024-04-10 Listed $395,000 HARMLS
• 2023-04-25 Sold (MLS) — HARMLS
• 2023-03-10 Pending — HARMLS
• 2023-02-02 Listed $379,999 HARMLS
• 2021-11-30 Listing Removed — HARMLS
• 2021-08-22 Listed $61,999 HARMLS
• 2021-08-16 Sold (Public Records) — Public Records
• 2021-08-10 Sold (MLS) — HARMLS
• 2021-07-28 Pending — HARMLS
• 2021-07-24 Price Changed $53,000 HARMLS
• 2021-07-18 Price Changed $65,000 HARMLS
• 2021-07-14 Listed $70,000 HARMLS
• 2021-04-09 Sold (Public Records) — Public Records
• 2019-04-29 Sold (Public Records) — Public Records
• 2009-12-09 Sold (Public Records) — Public Records
• 2009-10-08 Sold (Public Records) — Public Records
• 1991-04-22 Sold (Public Records) — Public Records

Property tax history

+19.0%/yr

Latest (2025): $7,500 · -2.7% YoY. Source: county tax records.