336 De Haven St · Houston, TX 77029

$349,990

6 bd · 4.0 ba · 2,402 sqft · MultiFamily public records · 371 Days on market

Built 2022 5,000 sqft lot $146/sqft · 6% below area Est $370k · 6% under

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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).

• ARV discount +10.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• 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 MLS

This INCOME-GENERATING duplex is an investor’s dream, combining modern comfort with excellent security. Both units offer spacious layouts with 3 bedrooms and 2 bathrooms, updated finishes, and are situated behind a secure gated entry, providing added peace of mind for tenants and owners alike. Each unit features well-designed kitchens with stainless steel appliances, bright living spaces, and ample storage, making it highly appealing for long-term occupancy. Positioned in a high-demand rental area, this duplex has strong potential for steady cash flow and appreciation. Don’t miss out on this rare opportunity to add a valuable asset to your portfolio in a prime location!

Key facts

• Steady cash flow
• Secure gated entry
• 5,000 sq ft lot

Tags

• INCOME GENERATING DUPLEX
• SECURE GATED ENTRY
• WELL DESIGNED KITCHENS
• STAINLESS STEEL APPLIANCES
• HIGH DEMAND RENTAL AREA
• STEADY CASH FLOW

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative. Per door: $-119/mo.
• To cash-flow at today's rent, offer at most $308k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (7.8% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• Galena Park ISD (suburban): math 32% / reading 33% proficiency, ranked #578 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,227/mo this rent would consume 80% of the median local household income ($48k/yr) (locally 457% 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 $37k of equity ($2k loan paydown + $35k appreciation (10.0% 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 371 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,949 (12.0% 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 371 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.92% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 9.0

CMA / ARV

• ARV (median comp): $370,490
• List price: $349,990
• Delta: -5.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Clearwater AB St	0.19mi	6/2.0	2,368 (-1%)	13mo	$369,900	$156	70
328 Clearwater AB St	0.20mi	6/2.0	2,368 (-1%)	13mo	$369,900	$156	70
405 Clearwater AB St	0.22mi	6/2.0	2,368 (-1%)	12mo	$369,900	$156	69
407 Clearwater AB St	0.22mi	6/2.0	2,368 (-1%)	12mo	$369,900	$156	69

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.79×
• Total profit: $175,732
• Equity at exit: $315,299

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $529,968
• Equity at exit: $679,954

Cash invested: $97,997 (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 77029

• Home prices YoY: 7.2%
• Active inventory: 153
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $3,227 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$806 /mo · $9,673/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $-238

Break-even live

Break-even rent $3,528

Max offer price $307,949

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,228
Total (2 units)			$3,227

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Armstrong St Houston, TX	5.0	2.0	1900	$2,000	$1.05	44d	1	0.20mi

Listing history 45 events

1. 2026-06-18
   days on market $349,990 Active 371 DOM
2. 2026-06-17
   days on market $349,990 Active 370 DOM
3. 2026-06-16
   days on market $349,990 Active 369 DOM
4. 2026-06-15
   days on market $349,990 Active 368 DOM
5. 2026-06-13
   days on market $349,990 Active 366 DOM
6. 2026-06-13
   days on market $349,990 Active 365 DOM
7. 2026-06-09
   days on market $349,990 Active 362 DOM
8. 2026-06-08
   days on market $349,990 Active 361 DOM
9. 2026-06-07
   days on market $349,990 Active 360 DOM
10. 2026-06-04
    days on market $349,990 Active 357 DOM
11. 2026-06-03
    days on market $349,990 Active 356 DOM
12. 2026-06-02
    days on market $349,990 Active 355 DOM
13. 2026-06-01
    days on market $349,990 Active 354 DOM
14. 2026-05-31
    days on market $349,990 Active 353 DOM
15. 2026-04-22
    status Active 690-char remark

    Show marketing remark (690 chars)

    This INCOME-GENERATING duplex is an investor’s dream, combining modern comfort with excellent security. Both units offer spacious layouts with 3 bedrooms and 2 bathrooms, updated finishes, and are situated behind a secure gated entry, providing added peace of mind for tenants and owners alike. Each unit features well-designed kitchens with stainless steel appliances, bright living spaces, and ample storage, making it highly appealing for long-term occupancy. Positioned in a high-demand rental area, this duplex has strong potential for steady cash flow and appreciation. Don’t miss out on this rare opportunity to add a valuable asset to your portfolio in a prime location!

16. 2026-02-20
    status Pending 690-char remark

    Show marketing remark (690 chars)

    This INCOME-GENERATING duplex is an investor’s dream, combining modern comfort with excellent security. Both units offer spacious layouts with 3 bedrooms and 2 bathrooms, updated finishes, and are situated behind a secure gated entry, providing added peace of mind for tenants and owners alike. Each unit features well-designed kitchens with stainless steel appliances, bright living spaces, and ample storage, making it highly appealing for long-term occupancy. Positioned in a high-demand rental area, this duplex has strong potential for steady cash flow and appreciation. Don’t miss out on this rare opportunity to add a valuable asset to your portfolio in a prime location!

17. 2026-01-13
    status Pending 690-char remark

    Show marketing remark (690 chars)

    This INCOME-GENERATING duplex is an investor’s dream, combining modern comfort with excellent security. Both units offer spacious layouts with 3 bedrooms and 2 bathrooms, updated finishes, and are situated behind a secure gated entry, providing added peace of mind for tenants and owners alike. Each unit features well-designed kitchens with stainless steel appliances, bright living spaces, and ample storage, making it highly appealing for long-term occupancy. Positioned in a high-demand rental area, this duplex has strong potential for steady cash flow and appreciation. Don’t miss out on this rare opportunity to add a valuable asset to your portfolio in a prime location!

18. 2025-07-24
    status Active 690-char remark

    Show marketing remark (690 chars)

    This INCOME-GENERATING duplex is an investor’s dream, combining modern comfort with excellent security. Both units offer spacious layouts with 3 bedrooms and 2 bathrooms, updated finishes, and are situated behind a secure gated entry, providing added peace of mind for tenants and owners alike. Each unit features well-designed kitchens with stainless steel appliances, bright living spaces, and ample storage, making it highly appealing for long-term occupancy. Positioned in a high-demand rental area, this duplex has strong potential for steady cash flow and appreciation. Don’t miss out on this rare opportunity to add a valuable asset to your portfolio in a prime location!

19. 2025-07-14
    status Pending 690-char remark

    Show marketing remark (690 chars)

    This INCOME-GENERATING duplex is an investor’s dream, combining modern comfort with excellent security. Both units offer spacious layouts with 3 bedrooms and 2 bathrooms, updated finishes, and are situated behind a secure gated entry, providing added peace of mind for tenants and owners alike. Each unit features well-designed kitchens with stainless steel appliances, bright living spaces, and ample storage, making it highly appealing for long-term occupancy. Positioned in a high-demand rental area, this duplex has strong potential for steady cash flow and appreciation. Don’t miss out on this rare opportunity to add a valuable asset to your portfolio in a prime location!

20. 2025-04-16
    price $349,990 690-char remark

    Show marketing remark (690 chars)

    This INCOME-GENERATING duplex is an investor’s dream, combining modern comfort with excellent security. Both units offer spacious layouts with 3 bedrooms and 2 bathrooms, updated finishes, and are situated behind a secure gated entry, providing added peace of mind for tenants and owners alike. Each unit features well-designed kitchens with stainless steel appliances, bright living spaces, and ample storage, making it highly appealing for long-term occupancy. Positioned in a high-demand rental area, this duplex has strong potential for steady cash flow and appreciation. Don’t miss out on this rare opportunity to add a valuable asset to your portfolio in a prime location!

21. 2025-04-01
    listed $364,990 Active 690-char remark

    Show marketing remark (690 chars)

    This INCOME-GENERATING duplex is an investor’s dream, combining modern comfort with excellent security. Both units offer spacious layouts with 3 bedrooms and 2 bathrooms, updated finishes, and are situated behind a secure gated entry, providing added peace of mind for tenants and owners alike. Each unit features well-designed kitchens with stainless steel appliances, bright living spaces, and ample storage, making it highly appealing for long-term occupancy. Positioned in a high-demand rental area, this duplex has strong potential for steady cash flow and appreciation. Don’t miss out on this rare opportunity to add a valuable asset to your portfolio in a prime location!

22. 2025-04-01
    historical

    Show marketing remark (690 chars)

    This INCOME-GENERATING duplex is an investor’s dream, combining modern comfort with excellent security. Both units offer spacious layouts with 3 bedrooms and 2 bathrooms, updated finishes, and are situated behind a secure gated entry, providing added peace of mind for tenants and owners alike. Each unit features well-designed kitchens with stainless steel appliances, bright living spaces, and ample storage, making it highly appealing for long-term occupancy. Positioned in a high-demand rental area, this duplex has strong potential for steady cash flow and appreciation. Don’t miss out on this rare opportunity to add a valuable asset to your portfolio in a prime location!

23. 2025-01-22
    price $374,990
24. 2024-10-25
    listed $384,990 Active
25. 2024-10-25
    historical
26. 2024-06-21
    status Active
27. 2024-06-05
    historical
28. 2024-05-10
    price $384,990
29. 2024-04-30
    price $399,990
30. 2024-04-29
    listed $400,000 Active
31. 2023-10-03
    soldstatus Sold
32. 2023-10-03
    soldstatus
33. 2023-08-29
    status Pending
34. 2023-08-25
    status Option Pending
35. 2023-07-26
    price $380,000
36. 2023-07-13
    listed $390,000 Active
37. 2023-03-23
    soldstatus
38. 2022-03-15
    soldstatus Sold
39. 2022-02-23
    status Pending
40. 2022-02-14
    listed $45,000 Active
41. 2018-05-07
    soldstatus Sold
42. 2018-02-01
    status Pending
43. 2018-02-01
    price $14,500
44. 2017-06-23
    listed $12,500 Active
45. 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: $9,673 · $806/mo
• Projected year-2 tax: $9,673 · $806/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,724
• − Mortgage interest: −$19,605
• − Property taxes: −$9,673
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,098
• − Management: −$3,098
• − Depreciation: −$10,182
• Taxable loss: −$8,681
• Est. tax savings @ 24.0%: +$2,084
• After-tax cash flow: $-772/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: Galena Park ISD
• NCES district ID: 4820250
• Math proficiency: 32% ▼ -20.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $43,158
• Composite: 27.62/100
• National rank: #6927
• State rank: #578 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): 16,154
• Household income: $48,279
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% Black 22% White 5%
• Hispanic origin (detail): Mexican 66%
• Foreign-born: 31% · Canada
• Languages at home: 39% English-only · Spanish 61%

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: ▲ 18.53%
• Current HPI: 276.1811
• 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

+2699.9% since first listed

31 events — show timeline

• 2026-04-22 Relisted — HARMLS
• 2026-02-20 Pending — HARMLS
• 2026-01-13 Pending — HARMLS
• 2025-07-24 Relisted — HARMLS
• 2025-07-14 Pending — HARMLS
• 2025-04-16 Price Changed $349,990 HARMLS
• 2025-04-01 Listing Removed — HARMLS
• 2025-04-01 Listed $364,990 HARMLS
• 2025-01-22 Price Changed $374,990 HARMLS
• 2024-10-25 Listing Removed — HARMLS
• 2024-10-25 Listed $384,990 HARMLS
• 2024-06-21 Relisted — HARMLS
• 2024-06-05 Listing Removed — HARMLS
• 2024-05-10 Price Changed $384,990 HARMLS
• 2024-04-30 Price Changed $399,990 HARMLS
• 2024-04-29 Listed $400,000 HARMLS
• 2023-10-03 Sold (Public Records) — Public Records
• 2023-10-03 Sold (MLS) — HARMLS
• 2023-08-29 Pending — HARMLS
• 2023-08-25 Pending — HARMLS
• 2023-07-26 Price Changed $380,000 HARMLS
• 2023-07-13 Listed $390,000 HARMLS
• 2023-03-23 Sold (Public Records) — Public Records
• 2022-03-15 Sold (MLS) — HARMLS
• 2022-02-23 Pending — HARMLS
• 2022-02-14 Listed $45,000 HARMLS
• 2018-05-07 Sold (MLS) — HARMLS
• 2018-02-01 Pending — HARMLS
• 2018-02-01 Price Changed $14,500 HARMLS
• 2017-06-23 Listed $12,500 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+31.1%/yr

Latest (2025): $9,673 · +17.0% YoY. Source: county tax records.