8402 Darlington Dr · Houston, TX 77028

$139,900

4 bd · 2.0 ba · 2,077 sqft · SingleFamily public records · 15 Days on market

Built 1950 7,540 sqft lot $67/sqft · 39% below area Est $231k · 39% under ↓ 7% since listing

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

This home offers rare space and flexibility in a rapidly improving area of Northeast Houston. Featuring a 4-bedroom, 2-bath layout, a functional floor plan, and solid bones, it provides an excellent opportunity for both homebuyers and investors. The home is ready for updates, giving buyers the chance to choose their own finishes and personalize the interior to match their vision. For investors, the potential is clear, with strong upside after reasonable repairs. Conveniently located just minutes from I-610, US-90, and the transformative East River development, the property also offers easy access to nearby parks and community amenities, including Herman Brown Park, Tidwell Park.

Key facts

• Easy access
• Community amenities
• Nearby parks

Tags

• FUNCTIONAL FLOOR PLAN
• EASY ACCESS
• NEARBY PARKS
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Living area reported as 2,077 (unit omitted per instructions)
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1950; Slab foundation; Composition roof
• Construction: Construction materials: Unknown
• Exterior features: Corner lot in a subdivision

Interior

• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Tile and wood flooring; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.

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: Hilliard El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 546 students, 99% FRL); 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); 355 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k of equity ($967 loan paydown + $7k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 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 1950 — 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.32%
• DSCR: 1.64
• GRM: 6.0

CMA / ARV

• ARV (median comp): $230,786
• List price: $139,900
• Delta: -39.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8410 Homewood Ln	0.55mi	4/2.0	2,035 (-2%)	2mo	$230,000	$113	70
7812 Denton St	0.24mi	3/2.5 (-1)	1,774 (-15%)	2mo	$295,000	$166	56
8405 Green River Dr	0.04mi	3/2.0 (-1)	1,830 (-12%)	22mo	$335,000	$183	55
8120 Safebuy St	0.57mi	3/2.5 (-1)	1,868 (-10%)	4mo	$200,000	$107	46
6824 Bacher St	0.64mi	3/2.0 (-1)	1,890 (-9%)	15mo	$234,900	$124	38
7921 Oak Knoll Ln	0.71mi	5/2.0 (+1)	2,327 (+12%)	11mo	$225,000	$97	33
7810 N Wayside Dr	0.64mi	4/3.0	1,876 (-10%)	21mo	$255,000	$136	33
8029 Ritz St	0.66mi	3/2.5 (-1)	2,300 (+11%)	22mo	$230,000	$100	26

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: 23.9%
• Equity multiple: 2.49×
• Total profit: $58,384
• Equity at exit: $81,370

10-year hold

• IRR: 21.6%
• Equity multiple: 4.58×
• Total profit: $140,337
• Equity at exit: $142,193

Cash invested: $39,172 (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: 355
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$734
• Tax from tax record: −$272 /mo · $3,264/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $467

Break-even live

Break-even rent $1,347

Max offer price $139,900

Occupancy floor 71%

Sensitivity live

Price	-10% $547	-5% $507	+0% $467	+5% $428	+10% $388
Rent	-10% $314	-5% $391	+0% $467	+5% $544	+10% $620
Rate	-1.0pp $538	-0.5pp $503	base $467	+0.5pp $431	+1.0pp $394

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8102 Crestview Dr Unit A Houston, TX	3.0	2.5	1800	$1,900	$1.06	23d	1	0.47mi
8102 Crestview Dr Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	45d	1	0.47mi
8117 Richland Dr Houston, TX	5.0	2.0	1671	$1,983	$1.19	3d	1	0.48mi
8203 Woodlyn Rd Unit C Houston, TX	3.0	2.5	1650	$1,650	$1.00	9d	1	0.58mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	0d	1	0.58mi
8238 Homewood Ln Houston, TX	3.0	2.0	1696	$1,695	$1.00	26d	1	0.58mi
8638 Doris Oaks Cir Houston, TX	3.0	3.0	1777	$1,975	$1.11	45d	1	0.65mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	45d	1	0.76mi
8625 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	45d	1	0.79mi
8627 Homewood Ln Unit B Houston, TX	3.0	2.5	1500	$1,850	$1.23	45d	1	0.80mi
8631 Homewood Ln Unit B Houston, TX	3.0	3.0	1500	$1,850	$1.23	45d	1	0.81mi
8631 Homewood Ln Unit A Houston, TX	3.0	2.5	1500	$1,850	$1.23	45d	1	0.81mi
9222 Hillis St Houston, TX	3.0	2.0	1498	$1,850	$1.23	45d	1	0.91mi
7966 Henson St Unit B Houston, TX	3.0	2.0	1608	$1,410	$0.88	45d	1	0.92mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	26d	1	0.92mi
8135 Chateau St Houston, TX	3.0	3.0	1610	$1,645	$1.02	12d	1	0.97mi
7805 Woodlyn Rd Houston, TX	4.0	2.0	1946	$1,800	$0.92	0d	1	0.98mi
9137 Woodlyn Rd Houston, TX	3.0	1.0	1568	$1,550	$0.99	22d	1	1.21mi
9334 Crestview Dr Houston, TX	4.0	2.5	1899	$1,745	$0.92	7d	1	1.22mi
8235 Locksley Rd Unit A Houston, TX	3.0	2.5	1608	$1,525	$0.95	9d	1	1.30mi
9702 Hillis St Houston, TX	3.0	2.0	1612	$1,550	$0.96	45d	1	1.32mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $139,900 Pending 15 DOM
2. 2026-06-09
   days on market $139,900 Active 12 DOM
3. 2026-06-08
   days on market $139,900 Active 11 DOM
4. 2026-06-07
   days on market $139,900 Active 10 DOM
5. 2026-06-04
   days on market $139,900 Active 7 DOM
6. 2026-06-03
   days on market $139,900 Active 6 DOM
7. 2026-06-02
   days on market $139,900 Active 5 DOM
8. 2026-06-01
   days on market $139,900 Active 4 DOM
9. 2026-05-31
   days on market $139,900 Active 3 DOM
10. 2026-04-10
    price $139,900 687-char remark
11. 2026-04-07
    status Active 687-char remark
12. 2026-02-03
    status Pending 687-char remark
13. 2025-11-25
    listed $149,900 Active 687-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: $3,264 · $272/mo
• Projected year-2 tax: $3,264 · $272/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $23,260
• − Mortgage interest: −$7,837
• − Property taxes: −$3,264
• − Insurance: −$700
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$4,070
• Taxable income: $3,669
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $4,728/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

-6.7% since first listed

8 events — show timeline

• 2026-06-12 Pending — HARMLS
• 2026-05-28 Listed $139,900 HARMLS
• 2026-05-22 Listing Removed — HARMLS
• 2026-04-10 Price Changed $139,900 HARMLS
• 2026-04-07 Relisted — HARMLS
• 2026-02-03 Pending — HARMLS
• 2025-11-25 Listed $149,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,264 · +21.9% YoY. Source: county tax records.