8034 Antoine Dr #231 · Houston, TX 77088

$79,990

2 bd · 2.0 ba · 1,122 sqft · Condo public records · 90 Days on market

Built 1979 $71/sqft · 26% below area Est $107k · 26% under

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Why this score? — see what drove the B- 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 +24.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Remodeled Move-in ready, Low maintenance, Great for first-time buyer or investor, Updated throughout, Modern finishes, Convenient access to 290/Beltway. Additional upgrades provide a refreshed interior feel with contemporary lighting and updated fixtures. The open living area is complemented by new ceiling fans and durable flooring, while the bathroom has been improved with a new vanity and updated trim details throughout the unit. Has in unit laundry hook up. Conveniently located with easy access to major roadways, shopping, and dining.

Key facts

• New vanity
• New flooring
• Ceiling fans

Tags

• REMODELED CONDO
• UPDATED KITCHEN
• NEW FLOORING
• NEW VANITY
• CEILING FANS
• LIGHTING FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.0%/yr); 468 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $554 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $45k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major flood risk; 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 $75,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.64% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 5.1

CMA / ARV

• ARV (median comp): $107,488
• List price: $79,990
• Delta: -25.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.75×
• Total profit: $-5,652
• Equity at exit: $11,927

10-year hold

• IRR: -4.0%
• Equity multiple: 0.78×
• Total profit: $-4,818
• Equity at exit: $6,916

Cash invested: $22,397 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$419
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$33
• HOA est. from 4 same-building comps: −$289
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $172

Break-even live

Break-even rent $1,093

Max offer price $79,990

Occupancy floor 82%

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: $19,998
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5306 W Gulf Bank Rd Unit 1204 Houston, TX	2.0	2.0	945	$965	$1.02	24d	1	0.44mi
13 Regency Ln Houston, TX	2.0	2.0	1354	$1,650	$1.22	44d	1	0.48mi
5300 W Gulf Bank Rd Houston, TX	1.0–2.0	1.0–2.0	762	$1,250	$1.64	22d	1	0.52mi
5300 W Gulf Bank Rd Houston, TX	1.0–2.0	1.0–2.0	762	$1,250	$1.64	44d	1	0.52mi
7800 Bayou Forest Dr Houston, TX	2.0	1.5	1105	$1,350	$1.22	44d	4	0.60mi
7302 Alabonson Rd Houston, TX	1.0–2.0	1.0–2.0	823	$1,162	$1.41	21d	49	0.77mi
11111 W Montgomery Rd Unit 2047 Houston, TX	2.0	2.0	964	$981	$1.02	3d	1	0.87mi
11111 W Montgomery Rd Unit 2174 Houston, TX	2.0	2.0	964	$992	$1.03	12d	1	0.89mi
11111 W Montgomery Rd Unit 2162 Houston, TX	2.0	2.0	964	$957	$0.99	8d	1	0.89mi
11111 W Montgomery Rd Unit 2174 Houston, TX	2.0	2.0	964	$949	$0.98	3d	1	0.89mi
11111 W Montgomery Rd Unit 2292 Houston, TX	2.0	2.0	964	$931	$0.97	44d	1	0.89mi
2850 W Gulf Bank Rd Houston, TX	1.0–4.0	1.0–2.0	1055	$1,228	$1.16	2d	107	1.11mi
2722 Stallings Dr Houston, TX	3.0	2.0	1298	$1,635	$1.26	5d	1	1.22mi
7058 W Gulf Bank Rd Houston, TX	2.0	2.0–2.5	870	$1,364	$1.57	3d	3	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-16
   days on market $79,990 Active 90 DOM
2. 2026-06-15
   days on market $79,990 Active 89 DOM
3. 2026-06-13
   days on market $79,990 Active 87 DOM
4. 2026-06-13
   pricedays on market $79,990 Active 86 DOM
5. 2026-06-09
   days on market $84,900 Active 83 DOM
6. 2026-06-08
   days on market $84,900 Active 82 DOM
7. 2026-06-07
   days on market $84,900 Active 81 DOM
8. 2026-06-04
   days on market $84,900 Active 78 DOM
9. 2026-06-03
   days on market $84,900 Active 77 DOM
10. 2026-06-02
    days on market $84,900 Active 76 DOM
11. 2026-06-01
    days on market $84,900 Active 75 DOM
12. 2026-05-31
    days on market $84,900 Active 74 DOM
13. 2026-05-12
    price $84,900 565-char remark

    Show marketing remark (565 chars)

    Fully Remodeled Move-in ready, Low maintenance, Great for first-time buyer or investor, Updated throughout, Modern finishes, Convenient access to 290/Beltway. Additional upgrades provide a refreshed interior feel with contemporary lighting and updated fixtures. The open living area is complemented by new ceiling fans and durable flooring, while the bathroom has been improved with a new vanity and updated trim details throughout the unit. Has in unit laundry hook up. Conveniently located with easy access to major roadways, shopping, and dining.

14. 2026-05-06
    price $89,900 565-char remark

    Show marketing remark (565 chars)

    Fully Remodeled Move-in ready, Low maintenance, Great for first-time buyer or investor, Updated throughout, Modern finishes, Convenient access to 290/Beltway. Additional upgrades provide a refreshed interior feel with contemporary lighting and updated fixtures. The open living area is complemented by new ceiling fans and durable flooring, while the bathroom has been improved with a new vanity and updated trim details throughout the unit. Has in unit laundry hook up. Conveniently located with easy access to major roadways, shopping, and dining.

15. 2026-04-09
    price $97,990 565-char remark

    Show marketing remark (565 chars)

    Fully Remodeled Move-in ready, Low maintenance, Great for first-time buyer or investor, Updated throughout, Modern finishes, Convenient access to 290/Beltway. Additional upgrades provide a refreshed interior feel with contemporary lighting and updated fixtures. The open living area is complemented by new ceiling fans and durable flooring, while the bathroom has been improved with a new vanity and updated trim details throughout the unit. Has in unit laundry hook up. Conveniently located with easy access to major roadways, shopping, and dining.

16. 2026-03-22
    price $99,900 565-char remark

    Show marketing remark (565 chars)

    Fully Remodeled Move-in ready, Low maintenance, Great for first-time buyer or investor, Updated throughout, Modern finishes, Convenient access to 290/Beltway. Additional upgrades provide a refreshed interior feel with contemporary lighting and updated fixtures. The open living area is complemented by new ceiling fans and durable flooring, while the bathroom has been improved with a new vanity and updated trim details throughout the unit. Has in unit laundry hook up. Conveniently located with easy access to major roadways, shopping, and dining.

17. 2026-03-18
    listed $124,990 Active 565-char remark

    Show marketing remark (565 chars)

    Fully Remodeled Move-in ready, Low maintenance, Great for first-time buyer or investor, Updated throughout, Modern finishes, Convenient access to 290/Beltway. Additional upgrades provide a refreshed interior feel with contemporary lighting and updated fixtures. The open living area is complemented by new ceiling fans and durable flooring, while the bathroom has been improved with a new vanity and updated trim details throughout the unit. Has in unit laundry hook up. Conveniently located with easy access to major roadways, shopping, and dining.

18. 2026-01-28
    soldstatus
19. 2022-01-10
    soldstatus
20. 2021-07-28
    historical
21. 2021-07-13
    listed $49,500 Active
22. 2021-04-27
    soldstatus
23. 2021-04-26
    soldstatus Sold
24. 2021-04-07
    status Pending
25. 2021-03-25
    listed $38,500 Active
26. 2014-12-31
    soldstatus
27. 2014-06-30
    soldstatus
28. 2006-11-19
    historical
29. 2006-11-07
    listed $650
30. 1992-02-19
    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: $1,455 · $121/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$8/yr (+$1/mo · 0.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,719
• − Mortgage interest: −$4,481
• − Property taxes: −$1,455
• − Insurance: −$400
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − HOA: −$3,468
• − Depreciation: −$2,327
• Taxable income: $1,073
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $1,803/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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

+120.5% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $84,900 HARMLS
• 2026-05-06 Price Changed $89,900 HARMLS
• 2026-04-09 Price Changed $97,990 HARMLS
• 2026-03-22 Price Changed $99,900 HARMLS
• 2026-03-18 Listed $124,990 HARMLS
• 2026-01-28 Sold (Public Records) — Public Records
• 2022-01-10 Sold (Public Records) — Public Records
• 2021-07-28 Listing Removed — HARMLS
• 2021-07-13 Listed $49,500 HARMLS
• 2021-04-27 Sold (Public Records) — Public Records
• 2021-04-26 Sold (MLS) — HARMLS
• 2021-04-07 Pending — HARMLS
• 2021-03-25 Listed $38,500 HARMLS
• 2014-12-31 Sold (Public Records) — Public Records
• 2014-06-30 Sold (Public Records) — Public Records
• 2006-11-19 Listing Removed — HARMLS
• 2006-11-07 Listed $650 HARMLS
• 1992-02-19 Sold (Public Records) — Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,455 · +0.8% YoY. Source: county tax records.