8304 Darien St · Houston, TX 77028

$159,000

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 36 Days on market

Built 1945 Good condition 4,787 sqft lot $155/sqft · 13% below area Est $187k · 15% under ↓ 4% since listing

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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 +19.2/30.0
• ARV discount +14.3/15.0
• Appreciation +7.6/10.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.1/5.0

Listing remarks

Located in the growing 77028 area, 8304 Darien St offers a prime opportunity in a neighborhood seeing steady revitalization and increased investor activity. With convenient access to major highways including U. S. Highway 90 (Crosby Freeway), Loop 610, and I-10, commuting to Downtown Houston, the East End, and surrounding areas is quick and efficient. The area continues to experience redevelopment and rising demand, making it an ideal option for both first-time homebuyers and investors looking to secure property in an appreciating market. Whether you’re looking to live in or add to your portfolio, this is a strong opportunity in a transitioning and promising location.

Key facts

• Quick commuting
• Convenient access
• Major highways

Tags

• CONVENIENT ACCESS
• MAJOR HIGHWAYS
• STEADY REVITALIZATION
• INCREASED INVESTOR ACTIVITY
• QUICK COMMUTING
• REDEVELOPMENT

Property features AI

Finance

• Other: Lot size about 4,788 square feet (0.11 acres)
• Financial info: Lease considered
• HOA & community: Information not provided

Exterior

• Parking: Information not provided
• Security: Information not provided
• Utilities: Public water; Public sewer; Electric service; Gas service
• Home design: Residential property; One-story (information about stories not provided); Entry level not specified; Facing direction not specified
• Construction: Built in 1945; Slab foundation; Composition roof; Construction materials: Unknown
• Exterior features: Subdivision lot

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central cooling (electric and gas)
• Interior features: 3 total rooms
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Key Middle (math 10% / reading 20%, grade F, #1,569 of 1,662 statewide, top 95%, 615 students, 100% FRL); Kashmere H S (math 14% / reading 22%, grade F, #1,445 of 1,632 statewide, top 89%, 725 students, 96% 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 16% at this address vs 31% district-wide (-14 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); 353 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $9k of equity ($1k loan paydown + $8k 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 10680% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $187,332
• List price: $159,000
• Delta: -15.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9009 Compton St	0.63mi	2/1.0	1,040 (+2%)	4mo	$130,000	$125	64
7534 Bywood St	0.36mi	3/1.0 (+1)	1,107 (+8%)	10mo	$179,000	$162	56
7410 Glen Manor Dr	0.30mi	3/2.0 (+1)	1,140 (+11%)	6mo	$225,000	$197	53
6916 Orville St	0.45mi	2/1.0	928 (-9%)	13mo	$154,999	$167	53
7406 Weyburn St	0.14mi	3/1.5 (+1)	1,143 (+12%)	18mo	$200,000	$175	52
7625 Delavan Dr	0.56mi	3/1.0 (+1)	1,092 (+7%)	12mo	$145,000	$133	48
7622 Delavan Dr	0.57mi	3/1.0 (+1)	1,120 (+9%)	6mo	$132,000	$118	48
7516 Weyburn St	0.32mi	3/1.0 (+1)	888 (-13%)	15mo	$98,000	$110	45
7502 Fawnridge Dr	0.42mi	3/1.0 (+1)	1,105 (+8%)	21mo	$175,000	$158	45
6717 Larkstone St	0.60mi	3/1.0 (+1)	1,060 (+4%)	20mo	$95,000	$90	45
7518 S Finch Cir	0.73mi	2/1.5	1,176 (+15%)	14mo	$129,000	$110	28

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: $45,046
• Equity at exit: $92,479

10-year hold

• IRR: 15.1%
• Equity multiple: 3.64×
• Total profit: $117,678
• Equity at exit: $161,606

Cash invested: $44,520 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$834
• Tax from tax record: −$213 /mo · $2,552/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $171

Break-even live

Break-even rent $1,408

Max offer price $159,000

Occupancy floor 84%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7418 Bywood St Houston, TX	3.0	2.0	1300	$1,800	$1.38	24d	1	0.16mi
7119 Bywood St Unit A Houston, TX	3.0	2.5	1150	$1,795	$1.56	43d	1	0.21mi
8015 Elbert St Unit A Houston, TX	2.0	2.0	1021	$1,650	$1.62	7d	1	0.30mi
7601 Springdale St Houston, TX	3.0	2.0	1224	$1,200	$0.98	15d	1	0.42mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	43d	1	0.68mi
7804 Crestview Dr Unit A Houston, TX	3.0	2.0	1150	$1,550	$1.35	22d	1	0.68mi
7914 Laura Koppe Rd Houston, TX	3.0	2.0	1400	$1,850	$1.32	43d	1	0.89mi
7201 Hallshire Dr Houston, TX	2.0	1.0	985	$740	$0.75	43d	1	0.97mi
7201 Hallshire Dr Unit 235 Houston, TX	3.0	1.0	1100	$850	$0.77	43d	1	0.97mi
7201 Hallshire Dr Unit 222 Houston, TX	2.0	1.0	985	$700	$0.71	43d	1	0.97mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	43d	1	1.01mi
8639 Peachtree St Unit A Houston, TX	3.0	2.5	1150	$1,750	$1.52	43d	1	1.07mi
8006 Lynette St Houston, TX	3.0	1.0	1400	$1,475	$1.05	24d	1	1.07mi
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	43d	1	1.15mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	43d	1	1.20mi
9550 N Wayside Dr Houston, TX	1.0–3.0	1.0–2.0	896	$1,199	$1.34	1d	5	1.21mi
7830 Nashville St Houston, TX	3.0	2.0	1175	$1,800	$1.53	7d	1	1.22mi
7973 Ritz St Houston, TX	3.0	2.0	1076	$2,250	$2.09	7d	1	1.24mi
8113 Denton St Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.26mi
8213 Linda Vista Rd Houston, TX	3.0	2.0	1298	$1,625	$1.25	24d	1	1.31mi
8216 Richland Dr Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.31mi
7945 Henson St Houston, TX	3.0	2.0	1300	$1,699	$1.31	5d	1	1.37mi
7947 Henson St Houston, TX	3.0	2.0	1090	$1,349	$1.24	5d	1	1.37mi
7252 Parker Rd Houston, TX	3.0	1.0	916	$1,650	$1.80	43d	1	1.39mi
8309 Carolwood Dr Houston, TX	3.0	1.0	938	$1,350	$1.44	43d	1	1.41mi
4679 Weaver Rd Houston, TX	2.0	1.0	856	$990	$1.16	43d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $159,000 Active 36 DOM
2. 2026-06-17
   days on market $159,000 Active 35 DOM
3. 2026-06-16
   days on market $159,000 Active 34 DOM
4. 2026-06-15
   days on market $159,000 Active 33 DOM
5. 2026-06-13
   days on market $159,000 Active 31 DOM
6. 2026-06-10
   days on market $159,000 Active 27 DOM
7. 2026-06-08
   days on market $159,000 Active 26 DOM
8. 2026-06-07
   days on market $159,000 Active 25 DOM
9. 2026-06-04
   days on market $159,000 Active 22 DOM
10. 2026-06-01
    days on market $159,000 Active 19 DOM
11. 2026-05-31
    days on market $159,000 Active 18 DOM
12. 2026-05-14
    listed $1,475
13. 2026-05-13
    historical
14. 2026-05-13
    listed $162,000 Active 681-char remark
15. 2026-05-09
    price $162,000
16. 2026-04-08
    listed $165,000 Active

ⓘ 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: $2,552 · $213/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$358/yr (+$30/mo · 14.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,500
• − Mortgage interest: −$8,906
• − Property taxes: −$2,552
• − Insurance: −$795
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,625
• Taxable loss: −$499
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $2,172/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with fresh paint and updated fixtures. It's a great opportunity for investors looking to add to their portfolio in a growing area.

Value-add opportunities

• Resale paint exterior — Fresh paint can enhance curb appeal and property value
• Both update landscaping — Landscaping can improve curb appeal and attract potential buyers
• Both install new windows — New windows can improve energy efficiency and increase property value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — Fresh paint can enhance curb appeal and property value ↑
• Both update landscaping — Landscaping can improve curb appeal and attract potential buyers ↑
• Both install new windows — New windows can improve energy efficiency and increase property 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): 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

-3.6% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $159,000 HARMLS
• 2026-05-14 Listed for Rent $1,475 HARMLS
• 2026-05-13 Listing Removed — HARMLS
• 2026-05-13 Listed $162,000 HARMLS
• 2026-05-09 Price Changed $162,000 HARMLS
• 2026-04-08 Listed $165,000 HARMLS