8211 Barlow St · Houston, TX 77028

$400,000

6 bd · 5.0 ba · 2,508 sqft · MultiFamily · 272 Days on market

Built 2023 Good condition 3,250 sqft lot $159/sqft · at area comps Est $391k · at est.

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Why this score? — see what drove the C 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 +19.1/30.0
• Appreciation +7.6/10.0
• ARV discount +6.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.1/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

BANK APPROVED PRICE! Welcome to 8211 Barlow Street—a newly constructed duplex that seamlessly blends contemporary design with functional living. Located in the rapidly developing Settegast neighborhood, this property offers both comfort and convenience, just minutes from Downtown Houston. Spacious Layout: Each of the two units boasts 3 bedrooms and 2.5 bathrooms, providing ample space for families or tenants. Modern Finishes: Enjoy luxury vinyl flooring, quartz countertops, and stainless-steel appliances that add a touch of elegance to every room. Open-Concept Design: The 1,190 sq ft per unit layout promotes a seamless flow between living, dining, and kitchen areas, perfect for entertaining or everyday living. Energy Efficiency: Equipped with central electric heating and cooling systems to ensure year-round comfort.

Key facts

• Open-concept design
• Quartz countertops
• 3,250 sq ft lot

Tags

• NEWLY CONSTRUCTED DUPLEX
• LUXURY VINYL FLOORING
• QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• OPEN-CONCEPT DESIGN
• CENTRAL ELECTRIC HEATING

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.5-bath units multifamily listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive. Per door: $214/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $352k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.1% 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.
• 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.
• Market conditions: Rents soft (-1.6%/yr); 353 active listings in the ZIP; lower-income renter base — watch delinquency; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $4,041/mo this rent would consume 126% of the median local household income ($38k/yr) (locally 1177% 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 $24k of equity ($3k loan paydown + $21k 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 $112k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($352k) 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.

Recommended offer $352,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (median comp): $391,044
• List price: $400,000
• Delta: 2.29%
• 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
7830 Booker Street A-b	0.57mi	6/—	2,524 (+1%)	15mo	$447,500	$177	60
8406 Tate St Unit A and B	0.36mi	6/2.0	2,529 (+1%)	14mo	$445,000	$176	58
7921 Bonaire St Unit A and B	0.41mi	6/2.0	2,581 (+3%)	17mo	$465,000	$180	50
6112 Fairchild St	0.64mi	6/2.0	2,452 (-2%)	14mo	$412,000	$168	43

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: 15.9%
• Equity multiple: 2.01×
• Total profit: $113,295
• Equity at exit: $232,652

10-year hold

• IRR: 15.1%
• Equity multiple: 3.65×
• Total profit: $296,282
• Equity at exit: $406,556

Cash invested: $112,000 (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: 16.5×

Monthly cashflow live

• Estimated rent: $4,041 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$849
• Net cashflow: $428

Break-even live

Break-even rent $3,499

Max offer price $400,000

Occupancy floor 84%

Sensitivity live

Price	-10% $705	-5% $566	+0% $428	+5% $290	+10% $152
Rent	-10% $109	-5% $268	+0% $428	+5% $588	+10% $747
Rate	-1.0pp $630	-0.5pp $530	base $428	+0.5pp $324	+1.0pp $219

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2.5	$4,040
Total (2 units)			$4,041

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $400,000 Active 272 DOM
2. 2026-06-17
   days on market $400,000 Active 271 DOM
3. 2026-06-16
   days on market $400,000 Active 270 DOM
4. 2026-06-15
   days on market $400,000 Active 269 DOM
5. 2026-06-13
   days on market $400,000 Active 267 DOM
6. 2026-06-10
   days on market $400,000 Active 263 DOM
7. 2026-06-08
   days on market $400,000 Active 262 DOM
8. 2026-06-07
   days on market $400,000 Active 261 DOM
9. 2026-06-04
   days on market $400,000 Active 258 DOM
10. 2026-06-01
    days on market $400,000 Active 255 DOM
11. 2026-05-31
    days on market $400,000 Active 254 DOM
12. 2026-04-21
    status Active 833-char remark

    Show marketing remark (833 chars)

    BANK APPROVED PRICE! Welcome to 8211 Barlow Street—a newly constructed duplex that seamlessly blends contemporary design with functional living. Located in the rapidly developing Settegast neighborhood, this property offers both comfort and convenience, just minutes from Downtown Houston. Spacious Layout: Each of the two units boasts 3 bedrooms and 2.5 bathrooms, providing ample space for families or tenants. Modern Finishes: Enjoy luxury vinyl flooring, quartz countertops, and stainless-steel appliances that add a touch of elegance to every room. Open-Concept Design: The 1,190 sq ft per unit layout promotes a seamless flow between living, dining, and kitchen areas, perfect for entertaining or everyday living. Energy Efficiency: Equipped with central electric heating and cooling systems to ensure year-round comfort.

13. 2026-04-21
    price $400,000 833-char remark

    Show marketing remark (833 chars)

    BANK APPROVED PRICE! Welcome to 8211 Barlow Street—a newly constructed duplex that seamlessly blends contemporary design with functional living. Located in the rapidly developing Settegast neighborhood, this property offers both comfort and convenience, just minutes from Downtown Houston. Spacious Layout: Each of the two units boasts 3 bedrooms and 2.5 bathrooms, providing ample space for families or tenants. Modern Finishes: Enjoy luxury vinyl flooring, quartz countertops, and stainless-steel appliances that add a touch of elegance to every room. Open-Concept Design: The 1,190 sq ft per unit layout promotes a seamless flow between living, dining, and kitchen areas, perfect for entertaining or everyday living. Energy Efficiency: Equipped with central electric heating and cooling systems to ensure year-round comfort.

14. 2026-01-13
    status Pending 833-char remark

    Show marketing remark (833 chars)

    BANK APPROVED PRICE! Welcome to 8211 Barlow Street—a newly constructed duplex that seamlessly blends contemporary design with functional living. Located in the rapidly developing Settegast neighborhood, this property offers both comfort and convenience, just minutes from Downtown Houston. Spacious Layout: Each of the two units boasts 3 bedrooms and 2.5 bathrooms, providing ample space for families or tenants. Modern Finishes: Enjoy luxury vinyl flooring, quartz countertops, and stainless-steel appliances that add a touch of elegance to every room. Open-Concept Design: The 1,190 sq ft per unit layout promotes a seamless flow between living, dining, and kitchen areas, perfect for entertaining or everyday living. Energy Efficiency: Equipped with central electric heating and cooling systems to ensure year-round comfort.

15. 2025-12-23
    price $330,000 833-char remark

    Show marketing remark (833 chars)

    BANK APPROVED PRICE! Welcome to 8211 Barlow Street—a newly constructed duplex that seamlessly blends contemporary design with functional living. Located in the rapidly developing Settegast neighborhood, this property offers both comfort and convenience, just minutes from Downtown Houston. Spacious Layout: Each of the two units boasts 3 bedrooms and 2.5 bathrooms, providing ample space for families or tenants. Modern Finishes: Enjoy luxury vinyl flooring, quartz countertops, and stainless-steel appliances that add a touch of elegance to every room. Open-Concept Design: The 1,190 sq ft per unit layout promotes a seamless flow between living, dining, and kitchen areas, perfect for entertaining or everyday living. Energy Efficiency: Equipped with central electric heating and cooling systems to ensure year-round comfort.

16. 2025-12-09
    price $345,000 833-char remark

    Show marketing remark (833 chars)

    BANK APPROVED PRICE! Welcome to 8211 Barlow Street—a newly constructed duplex that seamlessly blends contemporary design with functional living. Located in the rapidly developing Settegast neighborhood, this property offers both comfort and convenience, just minutes from Downtown Houston. Spacious Layout: Each of the two units boasts 3 bedrooms and 2.5 bathrooms, providing ample space for families or tenants. Modern Finishes: Enjoy luxury vinyl flooring, quartz countertops, and stainless-steel appliances that add a touch of elegance to every room. Open-Concept Design: The 1,190 sq ft per unit layout promotes a seamless flow between living, dining, and kitchen areas, perfect for entertaining or everyday living. Energy Efficiency: Equipped with central electric heating and cooling systems to ensure year-round comfort.

17. 2025-11-25
    price $360,000 833-char remark

    Show marketing remark (833 chars)

    BANK APPROVED PRICE! Welcome to 8211 Barlow Street—a newly constructed duplex that seamlessly blends contemporary design with functional living. Located in the rapidly developing Settegast neighborhood, this property offers both comfort and convenience, just minutes from Downtown Houston. Spacious Layout: Each of the two units boasts 3 bedrooms and 2.5 bathrooms, providing ample space for families or tenants. Modern Finishes: Enjoy luxury vinyl flooring, quartz countertops, and stainless-steel appliances that add a touch of elegance to every room. Open-Concept Design: The 1,190 sq ft per unit layout promotes a seamless flow between living, dining, and kitchen areas, perfect for entertaining or everyday living. Energy Efficiency: Equipped with central electric heating and cooling systems to ensure year-round comfort.

18. 2025-11-11
    price $375,000 833-char remark

    Show marketing remark (833 chars)

    BANK APPROVED PRICE! Welcome to 8211 Barlow Street—a newly constructed duplex that seamlessly blends contemporary design with functional living. Located in the rapidly developing Settegast neighborhood, this property offers both comfort and convenience, just minutes from Downtown Houston. Spacious Layout: Each of the two units boasts 3 bedrooms and 2.5 bathrooms, providing ample space for families or tenants. Modern Finishes: Enjoy luxury vinyl flooring, quartz countertops, and stainless-steel appliances that add a touch of elegance to every room. Open-Concept Design: The 1,190 sq ft per unit layout promotes a seamless flow between living, dining, and kitchen areas, perfect for entertaining or everyday living. Energy Efficiency: Equipped with central electric heating and cooling systems to ensure year-round comfort.

19. 2025-07-15
    price $390,000 833-char remark

    Show marketing remark (833 chars)

    BANK APPROVED PRICE! Welcome to 8211 Barlow Street—a newly constructed duplex that seamlessly blends contemporary design with functional living. Located in the rapidly developing Settegast neighborhood, this property offers both comfort and convenience, just minutes from Downtown Houston. Spacious Layout: Each of the two units boasts 3 bedrooms and 2.5 bathrooms, providing ample space for families or tenants. Modern Finishes: Enjoy luxury vinyl flooring, quartz countertops, and stainless-steel appliances that add a touch of elegance to every room. Open-Concept Design: The 1,190 sq ft per unit layout promotes a seamless flow between living, dining, and kitchen areas, perfect for entertaining or everyday living. Energy Efficiency: Equipped with central electric heating and cooling systems to ensure year-round comfort.

20. 2025-06-25
    price $409,000 833-char remark

    Show marketing remark (833 chars)

    BANK APPROVED PRICE! Welcome to 8211 Barlow Street—a newly constructed duplex that seamlessly blends contemporary design with functional living. Located in the rapidly developing Settegast neighborhood, this property offers both comfort and convenience, just minutes from Downtown Houston. Spacious Layout: Each of the two units boasts 3 bedrooms and 2.5 bathrooms, providing ample space for families or tenants. Modern Finishes: Enjoy luxury vinyl flooring, quartz countertops, and stainless-steel appliances that add a touch of elegance to every room. Open-Concept Design: The 1,190 sq ft per unit layout promotes a seamless flow between living, dining, and kitchen areas, perfect for entertaining or everyday living. Energy Efficiency: Equipped with central electric heating and cooling systems to ensure year-round comfort.

21. 2025-06-13
    listed $400,000 Active 833-char remark

    Show marketing remark (833 chars)

    BANK APPROVED PRICE! Welcome to 8211 Barlow Street—a newly constructed duplex that seamlessly blends contemporary design with functional living. Located in the rapidly developing Settegast neighborhood, this property offers both comfort and convenience, just minutes from Downtown Houston. Spacious Layout: Each of the two units boasts 3 bedrooms and 2.5 bathrooms, providing ample space for families or tenants. Modern Finishes: Enjoy luxury vinyl flooring, quartz countertops, and stainless-steel appliances that add a touch of elegance to every room. Open-Concept Design: The 1,190 sq ft per unit layout promotes a seamless flow between living, dining, and kitchen areas, perfect for entertaining or everyday living. Energy Efficiency: Equipped with central electric heating and cooling systems to ensure year-round comfort.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,492
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,879
• − Management: −$3,879
• − Depreciation: −$11,636
• Taxable loss: −$1,309
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $5,451/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This newly constructed duplex is in excellent condition with modern finishes and a spacious layout, making it an ideal investment property.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with modern fixtures — Modern fans improve aesthetics and functionality
• Both Install smart home devices — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with modern fixtures — Modern fans improve aesthetics and functionality ↑
• Both Install smart home devices — Enhances convenience and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

10 events — show timeline

• 2026-04-21 Relisted — HARMLS
• 2026-04-21 Price Changed $400,000 HARMLS
• 2026-01-13 Pending — HARMLS
• 2025-12-23 Price Changed $330,000 HARMLS
• 2025-12-09 Price Changed $345,000 HARMLS
• 2025-11-25 Price Changed $360,000 HARMLS
• 2025-11-11 Price Changed $375,000 HARMLS
• 2025-07-15 Price Changed $390,000 HARMLS
• 2025-06-25 Price Changed $409,000 HARMLS
• 2025-06-13 Listed $400,000 HARMLS