9700 Leawood Blvd #1102 · Houston, TX 77099

$98,000

2 bd · 2.0 ba · 1,068 sqft · Condo public records · 159 Days on market

Built 1982 $92/sqft · 20% above area Est $82k · 20% over

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Why this score? — see what drove the D- 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 +9.5/30.0
• 1% rule +8.3/10.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Ready to move in!!! Gated Community!!! Newly Remodel Two Bedroom Condo Apartment located on Southwest Houston area. This beautiful condo features new flooring, freshly paint throughout interior, assigned carport.... Located in front of the swimming pool area. Minutes away from Beltway 8 and Highway 59.

Key facts

• Gated community
• Freshly paint
• New flooring

Tags

• GATED COMMUNITY
• NEWLY REMODEL
• NEW FLOORING
• FRESHLY PAINT
• ASSIGNED CARPORT
• SWIMMING POOL AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $-68 ($-821/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Smith El (math 25% / reading 25%, grade F, #3,013 of 4,322 statewide, top 70%, 626 students, 93% FRL); Olle Middle (math 16% / reading 32%, grade F, #1,301 of 1,662 statewide, top 79%, 1,067 students, 90% FRL); Elsik H S (math 20% / reading 29%, grade F, #1,264 of 1,632 statewide, top 82%, 4,118 students, 81% FRL).
• Market conditions: Rents soft (-1.7%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 32% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($678 loan paydown + $3k appreciation (2.6% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, 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 159 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago 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: HOA is 29% of rent.
• Climate carrying-cost: moderate flood risk; 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 $86,240 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.33% ✓
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 6.2

CMA / ARV

• ARV (median comp): $81,586
• List price: $98,000
• Delta: 20.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.64% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.07×
• Total profit: $2,035
• Equity at exit: $42,086

10-year hold

• IRR: 3.1%
• Equity multiple: 1.42×
• Total profit: $11,590
• Equity at exit: $63,361

Cash invested: $27,440 (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 77099

• Home prices YoY: 0.8%
• Rents YoY: -1.7%
• Active inventory: 147
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$514
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$41
• HOA est. from 20 same-building comps: −$380
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-68

Break-even live

Break-even rent $1,395

Max offer price $85,914

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-41	+0% $-68	+5% $-96	+10% $-124
Rent	-10% $-172	-5% $-120	+0% $-68	+5% $-17	+10% $35
Rate	-1.0pp $-19	-0.5pp $-43	base $-68	+0.5pp $-94	+1.0pp $-120

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9700 Leawood Blvd Houston, TX	1.0–2.0	1.0–2.0	776	$1,400	$1.80	45d	7	0.02mi
9700 Leawood Blvd Houston, TX	1.0–2.0	1.0–2.0	776	$1,400	$1.80	5d	5	0.02mi
9797 Leawood Blvd Houston, TX	2.0	2.0	1095	$1,175	$1.07	45d	2	0.18mi
9761 Court Glen Dr Unit 123 Houston, TX	2.0	2.0	929	$989	$1.06	26d	1	0.25mi
11715 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	796	$1,304	$1.64	0d	29	0.35mi
11523 Glenwolde Dr Houston, TX	3.0	2.0	1189	$1,350	$1.14	45d	1	0.43mi
11735 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	853	$1,410	$1.65	4d	23	0.44mi
10250 Lands End Dr Houston, TX	2.0	1.0–2.0	750	$1,399	$1.86	26d	16	0.48mi
10300 S Wilcrest Dr Unit 10333 Houston, TX	3.0	2.0	1200	$1,313	$1.09	0d	1	0.58mi
10306 S Wilcrest Dr Houston, TX	3.0	2.0	1200	$1,349	$1.12	45d	1	0.62mi
12023 Bissonnet St Unit 12056 Houston, TX	3.0	2.0	1179	$1,507	$1.28	0d	1	0.69mi
9850 S Kirkwood Rd Houston, TX	1.0–2.0	1.0–2.0	736	$1,210	$1.64	21d	15	0.73mi
12023 Bissonnet St Houston, TX	1.0–2.0	1.0–2.0	753	$1,155	$1.53	45d	66	0.75mi
10356 Lands End Dr Houston, TX	3.0	2.0	1133	$1,377	$1.22	45d	1	0.76mi
9401 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,389	$1.80	3d	9	0.90mi
10440 South Dr Houston, TX	1.0–2.0	1.0–2.0	773	$1,340	$1.73	3d	27	0.90mi
9400 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,205	$1.56	45d	6	0.95mi
10925 Stancliff Rd Houston, TX	2.0	2.0	931	$1,425	$1.53	45d	1	0.96mi
11399 S Kirkwood Rd Houston, TX	2.0	2.0	825	$1,299	$1.57	20d	1	1.06mi
10919 Stancliff Rd Unit 3148 Houston, TX	3.0	2.0	1239	$1,883	$1.52	0d	1	1.07mi
10919 Stancliff Rd Unit 10952 Houston, TX	3.0	2.0	1346	$1,974	$1.47	45d	1	1.07mi
10919 Stancliff Rd Unit 2174 Houston, TX	2.0	2.0	931	$1,543	$1.66	12d	1	1.07mi
10919 Stancliff Rd Unit 3174 Houston, TX	3.0	2.0	1239	$1,934	$1.56	0d	1	1.07mi
10919 Stancliff Rd Unit 10976 Houston, TX	2.0	2.0	931	$1,544	$1.66	45d	1	1.07mi
10919 Stancliff Rd Unit 2162 Houston, TX	2.0	2.0	931	$1,519	$1.63	7d	1	1.07mi
10919 Stancliff Rd Unit 422 Houston, TX	2.0	2.0	931	$1,519	$1.63	9d	1	1.07mi
10919 Stancliff Rd Unit 2112 Houston, TX	2.0	2.0	931	$1,503	$1.61	0d	1	1.07mi
10919 Stancliff Rd Houston, TX	2.0	2.0	931	$1,529	$1.64	45d	1	1.10mi
10919 Stancliff Rd Unit 3047 Houston, TX	3.0	2.0	1239	$1,934	$1.56	12d	1	1.10mi
11217 Pender Ln Stafford, TX	3.0	2.0	1120	$1,595	$1.42	9d	1	1.14mi
8606 S Course Dr Houston, TX	2.0	2.0	913	$1,050	$1.15	45d	1	1.15mi
9301 Dairy View Ln Unit 425 Houston, TX	2.0	2.0	850	$1,140	$1.34	9d	1	1.16mi
9301 Dairy View Ln Unit 2165 Houston, TX	2.0	2.0	850	$1,124	$1.32	0d	1	1.16mi
9301 Dairy View Ln Unit 9358 Houston, TX	2.0	2.0	850	$1,164	$1.37	12d	1	1.16mi
9301 Dairy View Ln Apt 421 Houston, TX	2.0	2.0	850	$1,140	$1.34	7d	1	1.16mi
10101 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	809	$1,145	$1.41	45d	1	1.18mi
8600 S Course Dr Houston, TX	1.0–2.0	1.0–2.0	706	$1,176	$1.66	0d	31	1.19mi
10555 Spice Ln Houston, TX	1.0–3.0	1.0–2.0	937	$985	$1.05	0d	15	1.20mi
12400 Brookglade Cir Houston, TX	2.0	2.5	1212	$1,450	$1.20	45d	1	1.21mi
8039 Boone Rd Houston, TX	1.0–3.0	1.0–2.5	938	$1,262	$1.35	14d	18	1.23mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-21
   days on market $98,000 Active 159 DOM
2. 2026-06-18
   days on market $98,000 Active 156 DOM
3. 2026-06-17
   days on market $98,000 Active 155 DOM
4. 2026-06-16
   days on market $98,000 Active 154 DOM
5. 2026-06-15
   days on market $98,000 Active 153 DOM
6. 2026-06-13
   days on market $98,000 Active 151 DOM
7. 2026-06-09
   days on market $98,000 Active 147 DOM
8. 2026-06-08
   days on market $98,000 Active 146 DOM
9. 2026-06-07
   days on market $98,000 Active 145 DOM
10. 2026-06-04
    days on market $98,000 Active 142 DOM
11. 2026-06-03
    days on market $98,000 Active 141 DOM
12. 2026-06-02
    days on market $98,000 Active 140 DOM
13. 2026-06-01
    days on market $98,000 Active 139 DOM
14. 2026-05-31
    days on market $98,000 Active 138 DOM
15. 2026-02-17
    historical $1,300
16. 2026-01-13
    listed $98,000 Active 303-char remark

    Show marketing remark (303 chars)

    Ready to move in!!! Gated Community!!! Newly Remodel Two Bedroom Condo Apartment located on Southwest Houston area. This beautiful condo features new flooring, freshly paint throughout interior, assigned carport.... Located in front of the swimming pool area. Minutes away from Beltway 8 and Highway 59.

17. 2025-12-17
    listed $1,300
18. 2025-04-24
    historical $1,300
19. 2025-04-15
    listed $1,300
20. 2024-02-16
    historical $1,200
21. 2024-01-30
    listed $1,200
22. 2023-12-29
    soldstatus
23. 2023-12-28
    soldstatus Sold 308-char remark

    Show marketing remark (308 chars)

    Two-bedroom Condo located on Southwest Houston area, located in front of the Swimming pool, Located on Metro BUS line, well maintained, newly renovated, tile floor, fresh paint throughout interior, on the first floor, assigned carport. minutes away from Beltway 8 and Highway 59, ready for immediate move in.

24. 2023-12-21
    status Option Pending 308-char remark

    Show marketing remark (308 chars)

    Two-bedroom Condo located on Southwest Houston area, located in front of the Swimming pool, Located on Metro BUS line, well maintained, newly renovated, tile floor, fresh paint throughout interior, on the first floor, assigned carport. minutes away from Beltway 8 and Highway 59, ready for immediate move in.

25. 2023-10-30
    status Active 308-char remark

    Show marketing remark (308 chars)

    Two-bedroom Condo located on Southwest Houston area, located in front of the Swimming pool, Located on Metro BUS line, well maintained, newly renovated, tile floor, fresh paint throughout interior, on the first floor, assigned carport. minutes away from Beltway 8 and Highway 59, ready for immediate move in.

26. 2023-10-26
    status Pending, Continue to Show 308-char remark

    Show marketing remark (308 chars)

    Two-bedroom Condo located on Southwest Houston area, located in front of the Swimming pool, Located on Metro BUS line, well maintained, newly renovated, tile floor, fresh paint throughout interior, on the first floor, assigned carport. minutes away from Beltway 8 and Highway 59, ready for immediate move in.

27. 2023-10-13
    status Pending 308-char remark

    Show marketing remark (308 chars)

    Two-bedroom Condo located on Southwest Houston area, located in front of the Swimming pool, Located on Metro BUS line, well maintained, newly renovated, tile floor, fresh paint throughout interior, on the first floor, assigned carport. minutes away from Beltway 8 and Highway 59, ready for immediate move in.

28. 2023-10-07
    status Option Pending 308-char remark

    Show marketing remark (308 chars)

    Two-bedroom Condo located on Southwest Houston area, located in front of the Swimming pool, Located on Metro BUS line, well maintained, newly renovated, tile floor, fresh paint throughout interior, on the first floor, assigned carport. minutes away from Beltway 8 and Highway 59, ready for immediate move in.

29. 2023-10-01
    listed $95,000 Active 308-char remark

    Show marketing remark (308 chars)

    Two-bedroom Condo located on Southwest Houston area, located in front of the Swimming pool, Located on Metro BUS line, well maintained, newly renovated, tile floor, fresh paint throughout interior, on the first floor, assigned carport. minutes away from Beltway 8 and Highway 59, ready for immediate move in.

30. 2017-01-12
    soldstatus
31. 2017-01-06
    historical
32. 2016-12-09
    status Active
33. 2016-12-07
    historical
34. 2016-10-07
    listed $58,000 Active
35. 2016-08-25
    soldstatus
36. 2009-05-02
    historical
37. 2009-04-19
    listed $34,999
38. 2006-08-30
    soldstatus
39. 2005-05-29
    historical
40. 2004-11-29
    listed $37,000
41. 2000-07-11
    soldstatus
42. 2000-07-11
    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: $2,006 · $167/mo
• Projected year-2 tax: $2,006 · $167/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,699
• − Mortgage interest: −$5,490
• − Property taxes: −$2,006
• − Insurance: −$490
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − HOA: −$4,560
• − Depreciation: −$2,851
• Taxable loss: −$2,209
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $-291/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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): 50,064
• Household income: $49,396
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 3423.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 47% Black 31% Asian 14% Two or more races 14% White 7%
• Hispanic origin (detail): Mexican 24%
• Foreign-born: 46% · Canada, Vietnam, China
• Languages at home: 41% English-only · Spanish 40% Other Indo-European 5% Vietnamese 4%

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: ▲ 2.64%
• Current HPI: 334.6278
• Rent YoY: ▼ -1.69%
• 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

-96.5% since first listed

28 events — show timeline

• 2026-02-17 Rental Removed $1,300 HARMLS
• 2026-01-13 Listed $98,000 HARMLS
• 2025-12-17 Listed for Rent $1,300 HARMLS
• 2025-04-24 Rental Removed $1,300 HARMLS
• 2025-04-15 Listed for Rent $1,300 HARMLS
• 2024-02-16 Rental Removed $1,200 HARMLS
• 2024-01-30 Listed for Rent $1,200 HARMLS
• 2023-12-29 Sold (Public Records) — Public Records
• 2023-12-28 Sold (MLS) — HARMLS
• 2023-12-21 Pending — HARMLS
• 2023-10-30 Relisted — HARMLS
• 2023-10-26 Pending — HARMLS
• 2023-10-13 Pending — HARMLS
• 2023-10-07 Pending — HARMLS
• 2023-10-01 Listed $95,000 HARMLS
• 2017-01-12 Sold (Public Records) — Public Records
• 2017-01-06 Listing Removed — HARMLS
• 2016-12-09 Relisted — HARMLS
• 2016-12-07 Listing Removed — HARMLS
• 2016-10-07 Listed $58,000 HARMLS
• 2016-08-25 Sold (Public Records) — Public Records
• 2009-05-02 Listing Removed — HARMLS
• 2009-04-19 Listed $34,999 HARMLS
• 2006-08-30 Sold (Public Records) — Public Records
• 2005-05-29 Listing Removed — HARMLS
• 2004-11-29 Listed $37,000 HARMLS
• 2000-07-11 Sold (Public Records) — Public Records
• 2000-07-11 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,006 · -2.4% YoY. Source: county tax records.