303 Gans St · Houston, TX 77029

$210,000

4 bd · 1.5 ba · 1,921 sqft · MultiFamily public records · 165 Days on market

Built 1998 Fair condition 5,000 sqft lot $109/sqft · 44% below area Est $378k · 44% under ↓ 20% since listing

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Why this score? — see what drove the B 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 +21.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.9/10.0
• DSCR +6.7/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

303 Gans St A & B offers a fully updated duplex with two units, each featuring 3 bedrooms and 1 bathroom. The property underwent a comprehensive renovation in 2019, including updates to the plumbing, electrical system, HVAC, roof, windows, siding, and interior finishes, creating a low-maintenance opportunity for years to come. A buyer can choose to live in one unit and lease the other, accommodate extended family, or rent out both sides as a strong income-producing investment. One of the units is currently tenant-occupied, offering immediate rental income and built-in stability for an investor.

Key facts

• 5,000 sq ft lot
• Built 1998
• Listed 164 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $210k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive. Per door: $151/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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.
• Zoned schools: Macarthur El (math 40% / reading 33%, grade F, #1,883 of 4,322 statewide, top 44%, 614 students, 89% FRL); Galena Park Middle (math 28% / reading 31%, grade F, #1,077 of 1,662 statewide, top 66%, 943 students, 88% FRL); Galena Park H S (math 37% / reading 36%, grade F, #924 of 1,632 statewide, top 57%, 1,914 students, 87% FRL).
• Market conditions: 221 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 165 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
11. 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.
12. 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: 1.19% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.27
• GRM: 7.0

CMA / ARV

• ARV (median comp): $377,822
• List price: $210,000
• Delta: -44.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Armstrong St Unit A B	0.12mi	3/2.0 (-1)	2,014 (+5%)	21mo	$400,000	$199	62
408 Armstrong St Unit C D	0.12mi	3/2.0 (-1)	2,014 (+5%)	22mo	$400,000	$199	61
9804 Pelsey St Unit A-B	0.74mi	3/2.0 (-1)	2,014 (+5%)	11mo	$375,000	$186	42
9806 Pelsey St Unit A-B	0.74mi	3/2.0 (-1)	2,014 (+5%)	13mo	$375,000	$186	40
201 Owens St	0.38mi	4/1.0	1,668 (-13%)	23mo	$338,000	$203	39

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: 28.8%
• Equity multiple: 3.28×
• Total profit: $133,822
• Equity at exit: $189,185

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $379,271
• Equity at exit: $407,984

Cash invested: $58,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $350,000 ($152/sqft)
• Median days on market: 42 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +29.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77029

• Home prices YoY: 7.2%
• Active inventory: 221
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,500 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$484 /mo · $5,803/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $303

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,500
Total (2 units)			$2,500

Break-even live

Break-even rent $2,117

Max offer price $210,000

Occupancy floor 83%

Sensitivity live

Price	-10% $422	-5% $362	+0% $303	+5% $243	+10% $184
Rent	-10% $105	-5% $204	+0% $303	+5% $401	+10% $500
Rate	-1.0pp $408	-0.5pp $356	base $303	+0.5pp $248	+1.0pp $193

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: $52,500
• Closing costs: $6,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Gans St Unit B Houston, TX	3.0	1.0	—	$1,250	—	101d	1	0.03mi
418 Clinton Park St Unit C-D Houston, TX	3.0	2.0	—	$1,600	—	6d	1	0.04mi
309 Gans St Unit B Houston, TX	3.0	2.0	—	$1,499	—	10d	1	0.04mi
304 Armstrong St Houston, TX	3.0	2.0	—	$2,000	—	20d	1	0.05mi
422 Clinton Park St Unit A-B Houston, TX	3.0	2.0	—	$1,600	—	6d	1	0.05mi
306 Armstrong St Houston, TX	4.0	1.0	—	$1,500	—	139d	1	0.05mi
310 Connecticut St Unit A Houston, TX	3.0	2.0	—	$1,685	—	90d	1	0.06mi
221 Armstrong St Unit B Houston, TX	3.0	2.0	—	$1,900	—	0d	1	0.08mi
110 Gans St Houston, TX	3.0	1.5	—	$1,450	—	139d	1	0.09mi
403 Armstrong St Houston, TX	3.0	2.0	909	$1,149	$1.26	38d	1	0.14mi
408 Armstrong St Unit B Houston, TX	3.0	2.0	—	$1,400	—	18d	1	0.14mi
408 Armstrong St Unit A Houston, TX	3.0	2.0	—	$1,500	—	18d	1	0.14mi
335 Delaware St Houston, TX	2.0	1.0	784	$940	$1.20	108d	1	0.19mi
335 Delaware St Houston, TX	2.0	1.0	—	$790	—	34d	1	0.19mi
335 Delaware St Houston, TX	2.0	1.0	—	$940	—	116d	1	0.19mi
335 Delaware St Houston, TX	2.0	1.0	882	$790	$0.90	31d	1	0.19mi
333 Delaware St Unit A Houston, TX	3.0	2.0	—	$1,925	—	11d	1	0.19mi
423 Armstrong St Houston, TX	3.0	2.0	1090	$1,365	$1.25	62d	1	0.19mi
705 Fidelity St Houston, TX	2.0	1.0	860	$890	$1.03	59d	1	0.20mi
9413 Clinton Dr Houston, TX	4.0	2.0	1000	$1,730	$1.73	7d	1	0.20mi
428 Rhode Island St Unit A Houston, TX	3.0	2.0	—	$1,850	—	31d	1	0.20mi
205 Bolden St Unit A Houston, TX	3.0	2.0	—	$1,900	—	120d	1	0.21mi
205 Bolden St Unit A Houston, TX	3.0	2.0	1200	$2,500	$2.08	139d	1	0.21mi
307 Bolden St Houston, TX	3.0	2.0	—	$1,700	—	20d	1	0.21mi
307 Bolden St Unit C Houston, TX	3.0	2.0	—	$1,700	—	5d	1	0.21mi
336 De Haven St Unit A Houston, TX	3.0	2.0	—	$1,650	—	33d	1	0.24mi
336 De Haven St Unit A Houston, TX	3.0	2.0	—	$1,595	—	24d	1	0.24mi
336 De Haven St Unit A Houston, TX	3.0	2.0	—	$1,495	—	10d	1	0.24mi
422 New Hampshire St Unit B Houston, TX	3.0	2.0	—	$1,650	—	139d	1	0.26mi
422 New Hampshire St Unit A Houston, TX	3.0	2.0	—	$1,750	—	80d	1	0.26mi
229 De Haven St Unit B Houston, TX	3.0	2.0	980	$1,199	$1.22	45d	1	0.26mi
319 N Carolina St Unit A Houston, TX	3.0	2.0	—	$1,350	—	47d	1	0.31mi
319 N Carolina St Unit B Houston, TX	3.0	2.0	—	$1,350	—	24d	1	0.31mi
253 N Carolina St Houston, TX	4.0	2.0	1560	$1,600	$1.03	103d	1	0.31mi
429 N Carolina St Houston, TX	3.0	2.0	—	$1,480	—	120d	1	0.35mi
339 Owens St Unit A Houston, TX	2.0	2.0	—	$1,345	—	97d	1	0.37mi
339 Owens St Unit A Houston, TX	2.0	2.0	—	$1,345	—	139d	1	0.37mi
339 Owens St Unit B Houston, TX	2.0	2.0	—	$1,345	—	18d	1	0.37mi
339 Owens St Unit B Houston, TX	2.0	2.0	—	$1,345	—	64d	1	0.37mi
217 Owens St Houston, TX	3.0	1.5	1589	$1,399	$0.88	63d	1	0.38mi

Property features AI

Exterior

• Utilities: Electricity availableWater available
• Home design: Residential income propertyBuilt in 1998
• Construction: Cement sidingComposition roofBuilt in 1998
• Exterior features: Near public transitOther lot features

Interior

• Kitchen: Quartz counters (kitchen)
• Bedrooms: Unit with 3 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: Quartz counters
• Laundry & utility: Washer hookupDryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $210,000 Active 165 DOM
2. 2026-09-23
   days on market $210,000 Active 164 DOM
3. 2026-09-22
   days on market $210,000 Active 163 DOM
4. 2026-09-21
   days on market $210,000 Active 162 DOM
5. 2026-09-20
   days on market $210,000 Active 161 DOM
6. 2026-09-19
   days on market $210,000 Active 160 DOM
7. 2026-09-18
   days on market $210,000 Active 159 DOM
8. 2026-09-17
   days on market $210,000 Active 158 DOM
9. 2026-09-16
   days on market $210,000 Active 157 DOM
10. 2026-09-15
    days on market $210,000 Active 156 DOM
11. 2026-09-14
    days on market $210,000 Active 155 DOM
12. 2026-09-13
    days on market $210,000 Active 154 DOM
13. 2026-09-12
    days on market $210,000 Active 153 DOM
14. 2026-09-11
    days on market $210,000 Active 152 DOM
15. 2026-09-05
    days on market $210,000 Active 146 DOM
16. 2026-09-04
    days on market $210,000 Active 145 DOM
17. 2026-09-02
    days on market $210,000 Active 143 DOM
18. 2026-08-31
    days on market $210,000 Active 141 DOM
19. 2026-08-29
    days on market $210,000 Active 139 DOM
20. 2026-08-28
    days on market $210,000 Active 138 DOM
21. 2026-08-27
    days on market $210,000 Active 137 DOM
22. 2026-08-25
    days on market $210,000 Active 135 DOM
23. 2026-08-24
    days on market $210,000 Active 134 DOM
24. 2026-08-23
    days on market $210,000 Active 133 DOM
25. 2026-08-22
    days on market $210,000 Active 132 DOM
26. 2026-08-21
    days on market $210,000 Active 131 DOM
27. 2026-08-20
    days on market $210,000 Active 130 DOM
28. 2026-08-19
    days on market $210,000 Active 129 DOM
29. 2026-08-18
    days on market $210,000 Active 128 DOM
30. 2026-08-17
    days on market $210,000 Active 127 DOM
31. 2026-08-16
    days on market $210,000 Active 126 DOM
32. 2026-08-15
    days on market $210,000 Active 125 DOM
33. 2026-08-14
    days on market $210,000 Active 124 DOM
34. 2026-08-13
    days on market $210,000 Active 123 DOM
35. 2026-08-12
    days on market $210,000 Active 122 DOM
36. 2026-08-11
    days on market $210,000 Active 121 DOM
37. 2026-08-10
    days on market $210,000 Active 120 DOM
38. 2026-08-09
    days on market $210,000 Active 119 DOM
39. 2026-08-08
    days on market $210,000 Active 118 DOM
40. 2026-08-06
    days on market $210,000 Active 116 DOM
41. 2026-08-05
    days on market $210,000 Active 115 DOM
42. 2026-08-04
    days on market $210,000 Active 114 DOM
43. 2026-08-03
    days on market $210,000 Active 113 DOM
44. 2026-07-31
    days on market $210,000 Active 110 DOM
45. 2026-07-30
    days on market $210,000 Active 108 DOM
46. 2026-07-28
    days on market $210,000 Active 107 DOM
47. 2026-07-26
    days on market $210,000 Active 105 DOM
48. 2026-07-24
    days on market $210,000 Active 103 DOM
49. 2026-07-23
    days on market $210,000 Active 102 DOM
50. 2026-07-22
    price $210,000 Active 101 DOM

ⓘ 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: $5,803 · $484/mo
• Projected year-2 tax: $5,803 · $484/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 6 d/yr ≥109°F today · 18 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: $30,000
• − Mortgage interest: −$11,763
• − Property taxes: −$5,803
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$6,109
• Taxable income: $475
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $3,518/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 · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $9,605–$28,815 screening

This fully updated duplex is in good condition with minimal maintenance required. A fresh coat of paint and cleaning of gutters would significantly enhance its curb appeal and property value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value ↑
• Both Replace gutters — Prevents water damage and improves property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Macarthur El F TX #1,883/4,322 Nat'l #22,441/41,679 Middle Galena Park Middle F TX #1,077/1,662 Nat'l #9,020/14,009 High Galena Park H S F TX #924/1,632 Nat'l #9,347/17,239

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

B Composite livability gradescore 74/100

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 · 5,571,493 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: 21% of renters

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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%

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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%

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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: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Exterior

• Utilities: Electricity availableWater available
• Home design: Residential income propertyBuilt in 1998
• Construction: Cement sidingComposition roofBuilt in 1998
• Exterior features: Near public transitOther lot features

Interior

• Kitchen: Quartz counters (kitchen)
• Bedrooms: Unit with 3 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: Quartz counters
• Laundry & utility: Washer hookupDryer hookup

Price history

-20.4% since first listed

12 events — show timeline

• 2026-06-23 Relisted — HARMLS
• 2026-06-15 Pending — HARMLS
• 2026-06-07 Price Changed $215,000 HARMLS
• 2026-05-22 Price Changed $225,000 HARMLS
• 2026-05-07 Price Changed $235,000 HARMLS
• 2026-04-13 Listed $250,000 HARMLS
• 2022-03-31 Listing Removed — HARMLS
• 2022-02-16 Listed $270,000 HARMLS
• 2019-01-22 Sold (Public Records) — Public Records
• 2018-10-11 Sold (Public Records) — Public Records
• 2003-11-18 Sold (Public Records) — Public Records
• 2001-01-02 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $5,803 · +4.0% YoY. Source: county tax records.