8421 Hearth Dr #24 · Houston, TX 77054

$72,000

3 bd · 2.0 ba · 1,274 sqft · Condo · 13 Days on market

Built 1979 Good condition $569/mo HOA · 36% of rent

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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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +2.7/10.0
• Schools +2.7/10.0
• Rent growth +1.8/5.0

Listing remarks

You'll love the stylish laminate flooring throughout this 3-bed, 2-bath second-floor condo in gated Hearthwood. The kitchen comes with newer appliances — Whirlpool range (2024), GE washer (2023), Whirlpool dryer (2022), and a brand-new LG refrigerator (2025). Full-size washer/dryer stay. The A/C was freshly recharged with refrigerant this year, and the air ducts were professionally cleaned earlier this year — perfect for clean, cool comfort in Houston summers. Community pools, tennis court, and on-site security. Easy access to Medical Center & Beltway 8. Communiy no pet. Come see it for yourself!

Key facts

• On-site security
• Easy access
• Community has pools

Tags

• GATED HEARTHWOOD COMMUNITY
• FULL-SIZE WASHER DRYER
• COMMUNITY HAS POOLS
• COMMUNITY HAS TENNIS COURT
• ON-SITE SECURITY
• EASY ACCESS

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Hearth Wood Association with gated access; Monthly association fee of $569; HOA covers common areas, insurance, grounds maintenance, sewer, trash and water; Community pool

Exterior

• Parking: Carport; Detached carport; Additional parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential property; Single-story; Built in 1979; Slab foundation; Composition roof
• Construction: Construction materials: Unknown
• Exterior features: Balcony; Exterior storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free-standing range; Microwave; Oven; Refrigerator; Disposal
• Bedrooms: 3 possible bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Soaking tub; Tub with shower; Combined living and dining area; 5 total rooms
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Cap rate 9.5% 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: 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: Longfellow El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 682 students, 75% FRL); Pershing Middle (math 36% / reading 49%, grade D-, #553 of 1,662 statewide, top 34%, 1,390 students, 60% FRL); Bellaire H S (math 45% / reading 62%, grade C-, #428 of 1,632 statewide, top 27%, 3,170 students, 48% FRL).
• Market conditions: Rents soft (-2.8%/yr); 268 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/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 $498 of loan paydown is wiped out by about $2k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 36% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 2.22% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.3%
• Equity multiple: 0.61×
• Total profit: $-7,786
• Equity at exit: $10,735

10-year hold

• IRR: -15.9%
• Equity multiple: 0.37×
• Total profit: $-12,685
• Equity at exit: $6,225

Cash invested: $20,160 (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 77054

• Home prices YoY: -2.6%
• Rents YoY: -2.8%
• Active inventory: 268
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$569
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $128

Break-even live

Break-even rent $1,434

Max offer price $72,000

Occupancy floor 87%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8415 Hearth Dr Unit 1019639P Houston, TX	3.0	2.0	1496	$5,258	$3.51	5d	1	0.01mi
8415 Hearth Dr #25 Houston, TX	3.0	2.0	1500	$3,950	$2.63	43d	1	0.01mi
8521 Hearth Dr Houston, TX	2.0	2.0	1092	$1,195	$1.09	43d	1	0.03mi
2801 S Bartell Dr Houston, TX	2.0	2.0	1289	$1,808	$1.40	11d	1	0.08mi
8435 Hearth Dr Houston, TX	2.0	2.0	1040	$950	$0.91	43d	1	0.08mi
2501 Westridge St Unit 424 Houston, TX	2.0	2.0	1005	$1,239	$1.23	5d	1	0.11mi
2501 Westridge St Unit 422 Houston, TX	2.0	2.0	1005	$1,239	$1.23	7d	1	0.11mi
2501 Westridge St Unit 2558 Houston, TX	2.0	2.0	1005	$1,231	$1.22	2d	1	0.11mi
2501 Westridge St Unit 2047 Houston, TX	2.0	2.0	1005	$1,274	$1.27	10d	1	0.15mi
8800 Lakes at 610 Dr Houston, TX	2.0	2.0	951	$1,280	$1.35	24d	1	0.18mi
2407 Westridge St Houston, TX	2.0	2.0	975	$1,199	$1.23	43d	1	0.20mi
2600 Westridge St Houston, TX	1.0–2.0	1.0–2.0	790	$1,349	$1.71	1d	73	0.20mi
8410 W Bartell Dr Unit 2047 Houston, TX	2.0	2.0	892	$1,069	$1.20	10d	1	0.22mi
8416 W Bartell Dr Houston, TX	2.0	2.0	892	$1,195	$1.34	24d	1	0.24mi
8410 W Bartell Dr Unit 2187 Houston, TX	2.0	2.0	892	$1,026	$1.15	2d	1	0.28mi
8410 W Bartell Dr Unit 422 Houston, TX	2.0	2.0	892	$1,034	$1.16	7d	1	0.28mi
8410 W Bartell Dr Unit 421 Houston, TX	2.0	2.0	892	$1,034	$1.16	5d	1	0.28mi
8900 Lakes at 610 Dr Houston, TX	1.0–2.0	1.0–2.0	981	$1,810	$1.84	43d	35	0.31mi
8900 Lakes at 610 Dr Houston, TX	1.0–2.0	1.0–2.0	981	$1,920	$1.96	1d	27	0.31mi
8877 Lakes At 610 Dr Houston, TX	1.0–2.0	1.0–2.0	964	$1,808	$1.87	2d	3	0.31mi
8877 Lakes At 610 Dr Houston, TX	1.0–2.0	1.0–2.0	964	$1,808	$1.87	11d	2	0.31mi
8877 Lakes At 610 Dr Houston, TX	1.0–2.0	1.0–2.0	1005	$1,808	$1.80	7d	3	0.31mi
8877 Lakes at 610 Dr Unit RAMC4 Houston, TX	2.0	1.0	1035	$1,497	$1.45	43d	1	0.32mi
8877 Lakes at 610 Dr Unit RAMC3 Houston, TX	2.0	2.0	1289	$1,808	$1.40	43d	1	0.32mi
8877 Lakes at 610 Dr Unit RAMC2 Houston, TX	2.0	2.0	1122	$1,595	$1.42	43d	1	0.32mi
8877 Lakes at 610 Dr Unit 8914 Houston, TX	2.0	2.0	1035	$1,569	$1.52	11d	1	0.34mi
8877 Lakes at 610 Dr Unit 425 Houston, TX	2.0	2.0	1035	$1,564	$1.51	7d	1	0.34mi
8877 Lakes at 610 Dr Unit 2174 Houston, TX	2.0	2.0	1035	$1,558	$1.51	10d	1	0.34mi
2686 Murworth Dr Houston, TX	1.0–2.0	1.0–2.0	791	$1,475	$1.86	2d	12	0.35mi
2989 Westridge St Houston, TX	2.0	2.0	1108	$1,639	$1.48	11d	1	0.36mi
2692 Murworth Dr Houston, TX	2.0	2.0	1000	$1,349	$1.35	43d	1	0.38mi
9330 Main St Houston, TX	1.0–2.0	1.0–2.0	915	$2,460	$2.69	1d	51	0.43mi
9955 Buffalo Speedway Houston, TX	1.0–3.0	1.0–2.0	874	$1,949	$2.23	1d	18	0.45mi
9330 S Main St Houston, TX	1.0–2.0	1.0–2.0	942	$2,415	$2.56	14d	53	0.45mi
9426 S Main St Houston, TX	2.0	2.0	1264	$2,040	$1.61	43d	1	0.46mi
2801 Broadmead Dr Unit 1008 Houston, TX	2.0	2.0	965	$1,200	$1.24	43d	1	0.49mi
2701 W Bellfort Blvd Houston, TX	1.0–2.0	1.0–2.0	697	$1,299	$1.86	1d	13	0.51mi
2801 Broadmead Dr Houston, TX	2.0	2.0	965	$1,480	$1.53	43d	1	0.51mi
3000 Murworth Dr Houston, TX	1.0–2.0	1.0–2.0	865	$1,299	$1.50	2d	34	0.52mi
3006 Murworth Dr Houston, TX	2.0	2.0	1052	$1,253	$1.19	43d	1	0.60mi

HOA detail condo

• Monthly dues: $569 · $6,828/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-16
   status Pending 622-char remark
2. 2026-05-06
   listed $72,000 Active 622-char remark

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $19,153
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$1,158
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − HOA: −$6,828
• − Depreciation: −$2,095
• Taxable income: $895
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $1,320/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 · 7 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bath townhouse is in good condition with recent updates and maintenance. It offers a good return on investment with potential for further value increases through cosmetic upgrades.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace countertops — Modern countertops can increase both resale and rental value.
• Both Install new flooring — New flooring can significantly boost both resale and rental value.
• Both Upgrade appliances — Upgrading to more modern and energy-efficient appliances can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace countertops — Modern countertops can increase both resale and rental value. ↑
• Both Install new flooring — New flooring can significantly boost both resale and rental value. ↑
• Both Upgrade appliances — Upgrading to more modern and energy-efficient appliances can increase both resale and rental value. ↑

ⓘ 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): 28,272
• Household income: $62,106
• Rent vs Own: 88.2% rent · 11.8% own
• Severe rent burden: 2814.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 41% Asian 22% White 20% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 29% · China, Canada, Jamaica
• Languages at home: 67% English-only · Spanish 9% Chinese 7% Other Indo-European 5%

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: ▼ -4.51%
• Current HPI: 170.4017
• Rent YoY: ▼ -2.82%
• 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

• 2026-05-29 Sold (MLS) — HARMLS
• 2026-05-19 Pending — HARMLS
• 2026-05-16 Pending — HARMLS
• 2026-05-06 Listed $72,000 HARMLS