4310 Delano St · Houston, TX 77004

$249,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 305 Days on market

Built 1940 5,248 sqft lot $183/sqft · 25% below area Est $332k · 25% under

---

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 +15.0/15.0
• Cash flow +10.3/30.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DRIVE BY ONLY, IF VIEWING THE INSIDE OF THE HOME IS REQUIRED, PLEASE CONTACT THE LISTING AGENT TO MEET YOU! Investors looking to capitalize on the growing demand for properties near the University Area will recognize the value here. This Home is located in the Washington Terrace Subdivision and sits on a 5,250 SF Corner Lot. If you are looking for your next investment opportunity the possibilities are endless, this House can be your next Renovation Project or Tear Down! The Home is priced at lot value making this an unbeatable deal! Within Walking Distance to TSU, Situated near University of Houston, the Medical Center, Sports and Museum Districts as well as access to Major Highways, I-69, I-45, Hwy 288 and the 610 Loop. This Hidden Gem won’t last long! No Flooding!

Key facts

• Near medical center
• Corner lot
• 5,248 sq ft lot

Tags

• WASHINGTON TERRACE SUBDIVISION
• CORNER LOT
• WALKING DISTANCE TO TSU
• NEAR UNIVERSITY OF HOUSTON
• NEAR MEDICAL CENTER
• NEAR SPORTS DISTRICTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (14.0% below list).
• Recommended offer: $215k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Lockhart El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 379 students, 92% FRL); Cullen Middle (math 6% / reading 14%, grade F, #1,641 of 1,662 statewide, top 99%, 324 students, 100% FRL); Yates H S (math 12% / reading 23%, grade F, #1,451 of 1,632 statewide, top 89%, 851 students, 96% FRL) — zoned schools average 96% FRL vs 71% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 31% district-wide (-15 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 (-0.3%/yr); 585 active listings in the ZIP; 40 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).
• This rent runs 36% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 305 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $214,942 (14.0% 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 305 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.86% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 9.7

CMA / ARV

• ARV (median comp): $332,474
• List price: $249,900
• Delta: -24.84%
• 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
2502 Rosewood St	0.19mi	3/2.0	1,290 (-6%)	1mo	$299,000	$232	77
2809 Wentworth St	0.22mi	2/1.0 (-1)	1,333 (-3%)	10mo	$245,000	$184	72
4114 Delano St	0.11mi	2/1.5 (-1)	1,460 (+7%)	14mo	$269,900	$185	65
3704 Sauer St	0.41mi	3/2.0	1,232 (-10%)	1mo	$219,900	$178	60
2513 Isabella St	0.25mi	3/1.0	1,176 (-14%)	8mo	$274,299	$233	58
2901 Ruth	0.14mi	2/1.0 (-1)	1,517 (+11%)	17mo	$340,000	$224	56
2020 Berry St	0.58mi	3/2.0	1,358 (-1%)	16mo	$385,000	$284	54
2909 Arbor St	0.28mi	3/2.0	1,568 (+15%)	8mo	$349,500	$223	52
5313 Palmer St	0.62mi	3/2.5	1,479 (+8%)	1mo	$245,000	$166	51
3121 Southmore Blvd	0.53mi	2/1.0 (-1)	1,234 (-10%)	9mo	$215,000	$174	46
3268 Holman St	0.61mi	4/2.0 (+1)	1,320 (-4%)	15mo	$350,000	$265	44
3014 Paige St	0.67mi	3/2.0	1,286 (-6%)	19mo	$266,000	$207	39

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

Projected returns pro-forma

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

5-year hold

• IRR: -23.9%
• Equity multiple: 0.21×
• Total profit: $-55,542
• Equity at exit: $37,261

10-year hold

• IRR: -31.4%
• Equity multiple: -0.20×
• Total profit: $-83,696
• Equity at exit: $21,607

Cash invested: $69,972 (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 77004

• Rents YoY: -0.3%
• Active inventory: 585
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$422 /mo · $5,068/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-139

Break-even live

Break-even rent $2,325

Max offer price $225,358

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-68	+0% $-139	+5% $-210	+10% $-280
Rent	-10% $-309	-5% $-224	+0% $-139	+5% $-54	+10% $31
Rate	-1.0pp $-13	-0.5pp $-75	base $-139	+0.5pp $-204	+1.0pp $-270

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2703 Blodgett St Unit 1047952P Houston, TX	1.0–5.0	1.5–5.5	2497	$12,804	$5.13	0d	2	0.14mi
2401 Eagle St Houston, TX	4.0	4.0	1700	$2,800	$1.65	45d	1	0.25mi
2615 Arbor St Unit 1047942P Houston, TX	2.0	2.0	1194	$2,742	$2.30	23d	1	0.25mi
2615 Arbor St Unit 1047947P Houston, TX	2.0	2.0	1194	$2,342	$1.96	0d	1	0.25mi
2319 Rosewood St Unit A Houston, TX	3.0	1.0	1333	$1,515	$1.14	26d	1	0.25mi
2511 Arbor St Houston, TX	2.0	1.0	1368	$2,450	$1.79	12d	1	0.28mi
2311 Eagle St Houston, TX	3.0	4.0	1783	$2,500	$1.40	45d	1	0.30mi
3015 Isabella St Houston, TX	3.0	1.0	1452	$1,399	$0.96	1d	1	0.30mi
2307 Arbor St Houston, TX	2.0	1.0	1325	$2,295	$1.73	45d	1	0.37mi
3210 Winbern St Unit B Houston, TX	2.0	1.0	1000	$1,095	$1.09	22d	1	0.50mi
3237 Rosedale St #4 Houston, TX	2.0	1.0	1000	$1,600	$1.60	12d	1	0.51mi
3229 Holman St Houston, TX	4.0	4.0	1632	$1,200	$0.74	45d	1	0.61mi
1802 Wentworth St Unit 1542674P Houston, TX	1.0–2.0	1.0–2.0	1016	$6,374	$6.27	3d	2	0.63mi
4704 Chenevert St Unit B Houston, TX	2.0	1.0	1200	$1,700	$1.42	45d	1	0.64mi
3270 Reeves St Unit 3274 Houston, TX	2.0	1.0	1044	$875	$0.84	26d	1	0.68mi
3603 Chenevert St Houston, TX	1.0–2.0	1.0–2.0	1020	$2,129	$2.09	15d	8	0.69mi
2608 Calumet St Unit 49 Houston, TX	2.0	1.0	880	$900	$1.02	45d	1	0.69mi
3609 Chenevert St Houston, TX	2.0	2.0	1168	$1,749	$1.50	21d	1	0.70mi
3609 Chenevert St Houston, TX	2.0	2.0	1168	$1,749	$1.50	23d	1	0.70mi
4920 Chenevert St Houston, TX	2.0	1.0	911	$1,050	$1.15	45d	3	0.71mi
1711 Wichita St Unit 14 Houston, TX	2.0	1.0	913	$1,059	$1.16	20d	1	0.71mi
1711 Wichita St Unit 14 Houston, TX	2.0	1.0	913	$1,059	$1.16	1d	1	0.71mi
3012 Live Oak St Unit A Houston, TX	3.0	2.0	1188	$1,395	$1.17	22d	1	0.71mi
1942 Prospect St Unit OHNP2 Houston, TX	2.0	2.0	1279	$3,397	$2.66	5d	1	0.73mi
1942 Prospect St Unit OHNP2 Houston, TX	2.0	2.0	1279	$3,397	$2.66	7d	1	0.73mi
5506 Sampson St Houston, TX	2.0	2.0	886	$970	$1.09	45d	1	0.73mi
5506 Sampson St Houston, TX	3.0	3.0	1287	$920	$0.71	26d	1	0.73mi
5506 Sampson St Houston, TX	2.0	2.0	886	$970	$1.09	18d	1	0.73mi
4899 La Branch St Houston, TX	2.0	2.0	1175	$2,191	$1.86	26d	1	0.84mi
5751 Almeda Rd Houston, TX	2.0	2.0	1148	$2,040	$1.78	45d	1	0.91mi
5755 Almeda Rd Unit 2174 Houston, TX	2.0	2.0	1148	$2,174	$1.89	12d	1	0.92mi
5755 Almeda Rd Unit 5792 Houston, TX	2.0	2.0	1148	$2,185	$1.90	13d	1	0.92mi
5755 Almeda Rd Unit 2165 Houston, TX	2.0	2.0	1148	$2,134	$1.86	0d	1	0.92mi
5755 Almeda Rd Unit 2187 Houston, TX	2.0	2.0	1148	$2,175	$1.89	0d	1	0.92mi
5755 Almeda Rd Unit 422 Houston, TX	2.0	2.0	1148	$2,150	$1.87	9d	1	0.92mi
5755 Almeda Rd Unit 2162 Houston, TX	2.0	2.0	1148	$2,150	$1.87	7d	1	0.92mi
5755 Almeda Rd Unit 2187 Houston, TX	2.0	2.0	1148	$2,185	$1.90	6d	1	0.92mi
5755 Almeda Rd Unit 2148 Houston, TX	2.0	2.0	1148	$2,180	$1.90	1d	1	0.92mi
5350 Crawford St Houston, TX	2.0	2.0	977	$2,525	$2.58	23d	1	0.93mi
5350 Crawford St Unit 422 Houston, TX	2.0	2.0	977	$2,366	$2.42	9d	1	0.94mi

Listing history 16 events

1. 2026-06-21
   days on market $249,900 Active 305 DOM
2. 2026-06-18
   days on market $249,900 Active 302 DOM
3. 2026-06-17
   days on market $249,900 Active 301 DOM
4. 2026-06-16
   days on market $249,900 Active 300 DOM
5. 2026-06-15
   days on market $249,900 Active 299 DOM
6. 2026-06-13
   days on market $249,900 Active 297 DOM
7. 2026-06-10
   days on market $249,900 Active 293 DOM
8. 2026-06-08
   days on market $249,900 Active 292 DOM
9. 2026-06-07
   days on market $249,900 Active 291 DOM
10. 2026-06-04
    days on market $249,900 Active 288 DOM
11. 2026-06-01
    days on market $249,900 Active 285 DOM
12. 2026-05-31
    days on market $249,900 Active 284 DOM
13. 2026-02-24
    status Active 783-char remark

    Show marketing remark (783 chars)

    DRIVE BY ONLY, IF VIEWING THE INSIDE OF THE HOME IS REQUIRED, PLEASE CONTACT THE LISTING AGENT TO MEET YOU! Investors looking to capitalize on the growing demand for properties near the University Area will recognize the value here. This Home is located in the Washington Terrace Subdivision and sits on a 5,250 SF Corner Lot. If you are looking for your next investment opportunity the possibilities are endless, this House can be your next Renovation Project or Tear Down! The Home is priced at lot value making this an unbeatable deal! Within Walking Distance to TSU, Situated near University of Houston, the Medical Center, Sports and Museum Districts as well as access to Major Highways, I-69, I-45, Hwy 288 and the 610 Loop. This Hidden Gem won’t last long! No Flooding!

14. 2026-02-18
    historical 783-char remark

    Show marketing remark (783 chars)

    DRIVE BY ONLY, IF VIEWING THE INSIDE OF THE HOME IS REQUIRED, PLEASE CONTACT THE LISTING AGENT TO MEET YOU! Investors looking to capitalize on the growing demand for properties near the University Area will recognize the value here. This Home is located in the Washington Terrace Subdivision and sits on a 5,250 SF Corner Lot. If you are looking for your next investment opportunity the possibilities are endless, this House can be your next Renovation Project or Tear Down! The Home is priced at lot value making this an unbeatable deal! Within Walking Distance to TSU, Situated near University of Houston, the Medical Center, Sports and Museum Districts as well as access to Major Highways, I-69, I-45, Hwy 288 and the 610 Loop. This Hidden Gem won’t last long! No Flooding!

15. 2025-08-14
    listed $249,900 Active 783-char remark

    Show marketing remark (783 chars)

    DRIVE BY ONLY, IF VIEWING THE INSIDE OF THE HOME IS REQUIRED, PLEASE CONTACT THE LISTING AGENT TO MEET YOU! Investors looking to capitalize on the growing demand for properties near the University Area will recognize the value here. This Home is located in the Washington Terrace Subdivision and sits on a 5,250 SF Corner Lot. If you are looking for your next investment opportunity the possibilities are endless, this House can be your next Renovation Project or Tear Down! The Home is priced at lot value making this an unbeatable deal! Within Walking Distance to TSU, Situated near University of Houston, the Medical Center, Sports and Museum Districts as well as access to Major Highways, I-69, I-45, Hwy 288 and the 610 Loop. This Hidden Gem won’t last long! No Flooding!

16. 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: $5,068 · $422/mo
• Projected year-2 tax: $5,068 · $422/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,793
• − Mortgage interest: −$13,998
• − Property taxes: −$5,068
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$7,270
• Taxable loss: −$5,920
• Est. tax savings @ 24.0%: +$1,421
• After-tax cash flow: $-246/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): 35,997
• Household income: $71,199
• Rent vs Own: 61.8% rent · 38.2% own
• Severe rent burden: 3072.0

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 0.68)
• Race & ethnicity: Black 48% White 27% Hispanic / Latino 13% Two or more races 11% Asian 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 10% Chinese 2% Other Indo-European 2%

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: ▼ -139.34%
• Current HPI: 199.6066
• Rent YoY: ▼ -0.32%
• 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

4 events — show timeline

• 2026-02-24 Relisted — HARMLS
• 2026-02-18 Listing Removed — HARMLS
• 2025-08-14 Listed $249,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $5,068 · +6.8% YoY. Source: county tax records.