8310 Sultan Dr · Houston, TX 77078

$139,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 12 Days on market

Built 1965 3,502 sqft lot Est $126k · 10% over ↓ 33% since listing

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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 +18.1/30.0
• Appreciation +6.2/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• ARV discount +2.8/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in the Green Rivers Subdivision, this 1965 gem boasts 3 bedrooms, 1 bath, and 912sqft of living space. Ready for a transformation, 8310 Sultan offers a rare chance for a new build or rental investment opportunity. With no hoa fees and close proximity to Texas Medical Center and Rice University, this property is priced to sell. Embrace the opportunity to revitalize history or create something entirely new.

Key facts

• 3,502 sq ft lot
• Built 1965
• Listed 12 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; One-story layout; Built in 1965
• Construction: Built in 1965; Construction materials: Unknown
• Exterior features: Lot approximately 3,501 sq ft; Lot features: Other

Interior

• Bedrooms: Primary bedroom on the first level; Additional bedrooms on the first level
• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (0.8% below list).
• Recommended offer: $138k (0.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 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: 131 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 42% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($961 loan paydown + $3k 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $137,924 (0.8% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $125,856
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9327 Richland Dr	0.32mi	3/1.5	1,018 (+12%)	13mo	$140,000	$138	53
9319 Richland Dr	0.29mi	3/1.5	1,036 (+14%)	12mo	$145,000	$140	52
8913 Homewood Ln	0.52mi	3/1.0	988 (+8%)	16mo	$104,000	$105	48
9214 Mirawood St	0.62mi	3/1.0	968 (+6%)	15mo	$133,000	$137	48
9102 Lake Forest Blvd	0.57mi	3/1.0	1,020 (+12%)	20mo	$165,000	$162	37
8910 Talton St	0.59mi	3/2.0	1,040 (+14%)	18mo	$135,000	$130	30

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: 9.7%
• Equity multiple: 1.54×
• Total profit: $20,912
• Equity at exit: $58,602

10-year hold

• IRR: 12.4%
• Equity multiple: 2.75×
• Total profit: $68,212
• Equity at exit: $87,391

Cash invested: $38,920 (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: 131
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$729
• Tax from tax record: −$180 /mo · $2,162/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $123

Break-even live

Break-even rent $1,224

Max offer price $139,000

Occupancy floor 86%

Sensitivity live

Price	-10% $201	-5% $162	+0% $123	+5% $83	+10% $44
Rent	-10% $14	-5% $68	+0% $123	+5% $177	+10% $232
Rate	-1.0pp $193	-0.5pp $158	base $123	+0.5pp $87	+1.0pp $50

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9133 Woodlyn Rd Houston, TX	3.0	1.0	1073	$1,495	$1.39	4d	1	0.33mi
9026 Lake Forest Blvd Houston, TX	3.0	1.0	977	$1,397	$1.43	0d	1	0.56mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,200	$1.22	26d	1	0.90mi
9110 Tidwell Rd Houston, TX	2.0	2.0	987	$1,185	$1.20	45d	1	0.90mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,436	$1.41	15d	8	0.97mi
9399 Tidwell Rd Houston, TX	3.0	2.0	1031	$1,107	$1.07	26d	1	0.99mi
9399 Tidwell Rd Houston, TX	2.0	2.0	862	$982	$1.14	45d	1	0.99mi
9399 Tidwell Rd Houston, TX	2.0	2.0	862	$982	$1.14	22d	1	0.99mi
9393 Tidwell Rd Houston, TX	2.0–4.0	2.0	1050	$1,264	$1.20	1d	11	1.09mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	45d	1	1.24mi
9700 Mesa Dr Houston, TX	1.0–3.0	1.0–2.0	784	$989	$1.26	1d	9	1.28mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	45d	1	1.39mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	45d	1	1.39mi
8600 Sterlingshire St Houston, TX	1.0–2.0	1.0	732	$1,050	$1.43	26d	2	1.40mi

Listing history 8 events

1. 2026-06-21
   days on market $139,000 Active 12 DOM
2. 2026-06-18
   days on market $139,000 Active 9 DOM
3. 2026-06-17
   days on market $139,000 Active 8 DOM
4. 2026-06-16
   days on market $139,000 Active 7 DOM
5. 2026-06-15
   days on market $139,000 Active 6 DOM
6. 2026-06-13
   days on market $139,000 Active 4 DOM
7. 2026-06-10
   remarks 416-char remark
8. 2026-06-10
   listed $139,000 Active 1 DOM

ⓘ 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: $2,162 · $180/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$382/yr (+$32/mo · 17.7%)

ⓘ 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 4/10 Moderate
• 🌡 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: $16,551
• − Mortgage interest: −$7,786
• − Property taxes: −$2,162
• − Insurance: −$695
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$4,044
• Taxable loss: −$784
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $1,659/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): 14,247
• Household income: $39,093
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 780.0

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

• Race & ethnicity: Black 49% Hispanic / Latino 46% Two or more races 15% White 5%
• Hispanic origin (detail): Mexican 36% Cuban 1%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 24% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: 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

-32.6% since first listed

5 events — show timeline

• 2026-06-09 Listed $139,000 HARMLS
• 2023-02-07 Sold (Public Records) — Public Records
• 1998-05-12 Sold (Public Records) — Public Records
• 1997-03-14 Sold (Public Records) $206,150 Public Records
• 1997-03-14 Sold (Public Records) — Public Records

Property tax history

+20.4%/yr

Latest (2025): $2,162 · -3.9% YoY. Source: county tax records.