8101 Darlington Dr · Houston, TX 77028

$99,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 44 Days on market

Built 1949 7,074 sqft lot $100/sqft · 34% below area Est $150k · 34% under ↓ 17% since listing

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +7.6/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

Investor / builder special in Houston 77028. 8101 Darlington Dr is a distressed property positioned for redevelopment, new construction, or full down-to-the-studs renovation. Ideal opportunity for builders, Investor buyers, flippers, landlords, buy-and-hold investors, institutional buyers, and Wall Street-style rental portfolio investors. Large lot offers strong potential for a new residential build, rental property, affordable housing project, or value-add redevelopment. Property is being sold as-is, where-is, with no repairs. Existing structure may require full rehab or teardown. Excellent fit for investors searching for distressed property, fixer-upper, teardown, land value, infill lot,

Key facts

• Infill lot
• Large lot
• 7,074 sq ft lot

Tags

• LARGE LOT
• NEW CONSTRUCTION OPPORTUNITY
• VALUE-ADD REDEVELOPMENT
• INFILL LOT

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story elements with second-floor bedroom (multi-level layout); Slab foundation
• Construction: Wood siding exterior; Composition roof; Built in 1949
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Primary bedroom on the first floor; Additional bedroom on the second floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Breakfast nook; Family room; Kitchen; Primary bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: Forest Brook Middle (math 12% / reading 14%, grade F, #1,609 of 1,662 statewide, top 97%, 613 students, 98% FRL); North Forest H S (math 13% / reading 18%, grade F, #1,505 of 1,632 statewide, top 92%, 974 students, 97% 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 14% at this address vs 31% district-wide (-17 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.6%/yr); 353 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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).

Forward outlook

• In year one you build about $6k of equity ($684 loan paydown + $5k appreciation (5.2% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.47% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 5.7

CMA / ARV

• ARV (median comp): $149,823
• List price: $99,000
• Delta: -33.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8106 Flintridge Dr	0.03mi	3/1.0 (+1)	963 (-2%)	13mo	$143,000	$148	79
8121 Woodlyn Rd	0.48mi	3/1.0 (+1)	917 (-7%)	4mo	$80,000	$87	58
7901 Richland Dr	0.42mi	2/1.0	1,108 (+12%)	10mo	$115,000	$104	51
7973 Ritz St	0.60mi	2/2.0	1,076 (+9%)	3mo	$89,900	$84	51
7828 Homewood Ln	0.66mi	3/1.0 (+1)	925 (-6%)	4mo	$140,000	$151	50
7957 Ritz St	0.61mi	3/1.0 (+1)	864 (-13%)	2mo	$120,000	$139	44
7973 Birmingham St	0.69mi	2/1.0	878 (-11%)	9mo	$100,000	$114	42
7966 Safebuy St	0.58mi	3/2.0 (+1)	1,109 (+12%)	9mo	$194,900	$176	36
7625 Delavan Dr	0.71mi	3/1.0 (+1)	1,092 (+10%)	12mo	$145,000	$133	34
7622 Delavan Dr	0.72mi	3/1.0 (+1)	1,120 (+13%)	6mo	$132,000	$118	34
6810 Tommye St	0.67mi	3/2.0 (+1)	1,119 (+13%)	6mo	$190,000	$170	32
7938 Safebuy St	0.61mi	3/2.0 (+1)	1,108 (+12%)	14mo	$198,000	$179	31

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

Projected returns pro-forma

5.25% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.67×
• Total profit: $46,221
• Equity at exit: $57,581

10-year hold

• IRR: 24.2%
• Equity multiple: 4.94×
• Total profit: $109,219
• Equity at exit: $100,622

Cash invested: $27,720 (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 77028

• Home prices YoY: 2.0%
• Rents YoY: -1.6%
• Active inventory: 353
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$519
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $412

Break-even live

Break-even rent $938

Max offer price $99,000

Occupancy floor 67%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	43d	1	0.22mi
7600 E Houston Rd Houston, TX	1.0–3.0	1.0–2.0	1017	$1,233	$1.21	13d	8	0.56mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	7d	1	0.62mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	5d	1	0.84mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	7d	1	0.96mi
8117 Saint Louis St Houston, TX	3.0	2.0	1090	$1,335	$1.22	22d	1	1.04mi
8119 Saint Louis St Houston, TX	3.0	2.0	1090	$1,349	$1.24	43d	1	1.04mi
8346 Tidwell Rd Unit B Houston, TX	3.0	2.0	980	$1,000	$1.02	43d	1	1.07mi
8350 Tidwell Rd Unit A Houston, TX	3.0	2.0	980	$975	$0.99	43d	1	1.07mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,199	$1.34	1d	5	1.09mi
9133 Woodlyn Rd Houston, TX	3.0	1.0	1073	$1,495	$1.39	3d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $99,000 Active 44 DOM
2. 2026-06-17
   days on market $99,000 Active 43 DOM
3. 2026-06-16
   days on market $99,000 Active 42 DOM
4. 2026-06-15
   days on market $99,000 Active 41 DOM
5. 2026-06-13
   days on market $99,000 Active 39 DOM
6. 2026-06-10
   days on market $99,000 Active 35 DOM
7. 2026-06-08
   days on market $99,000 Active 34 DOM
8. 2026-06-07
   days on market $99,000 Active 33 DOM
9. 2026-06-04
   days on market $99,000 Active 30 DOM
10. 2026-06-01
    days on market $99,000 Active 27 DOM
11. 2026-05-31
    days on market $99,000 Active 26 DOM
12. 2026-05-06
    price $99,000 888-char remark
13. 2026-05-05
    listed $119,999 Active 888-char remark
14. 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/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 ≥111°F today · 21 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: $17,514
• − Mortgage interest: −$5,546
• − Property taxes: −$2,168
• − Insurance: −$495
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$2,880
• Taxable income: $3,623
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $4,073/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): 19,109
• Household income: $38,357
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 1177.0

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 (57%)
• Race & ethnicity: Black 57% Hispanic / Latino 41% Two or more races 15% White 2%
• Hispanic origin (detail): Mexican 36%
• Foreign-born: 13% · Canada
• Languages at home: 61% English-only · Spanish 38%

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: ▲ 5.25%
• Current HPI: 267.7798
• Rent YoY: ▼ -1.55%
• 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

-17.5% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $99,000 HARMLS
• 2026-05-05 Listed $119,999 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,168 · +21.9% YoY. Source: county tax records.