12615 Brookglade Cir #411 · Houston, TX 77099

$39,900

1 bd · 1.0 ba · 534 sqft · Condo public records · 45 Days on market

Built 1981 $75/sqft · 21% below area Est $51k · 21% under $238/mo HOA · 26% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0

Listing remarks MLS

Great 1 bed located easy access to Beltway 8 or Hwy 6. Condo features spacious living room with fireplace. Complex has pool area for residents. Make this one your next home!

Key facts

• $238 HOA
• Community pool
• Built 1981

Property features AI

Finance

• HOA & community: Monthly association fee of $238; HOA covers common areas, structure maintenance, recreation facilities, sewer, trash, and water; Community pool

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Slab foundation
• Construction: Built in 1981
• Exterior features: Composition roof; Brick and wood siding exterior

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 1 bedroom (first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Gas cooling
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $40k.

Deal economics

• At list price, monthly cash flow is $32 ($389/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($924 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Alexander El (math 10% / reading 21%, grade F, #3,990 of 4,322 statewide, top 93%, 676 students, 89% FRL); Holub Middle (math 22% / reading 33%, grade F, #1,156 of 1,662 statewide, top 71%, 791 students, 87% FRL).
• Market conditions: Rents soft (-1.7%/yr); 145 active listings in the ZIP; 38 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).

Forward outlook

• In year one you build about $1k of equity ($276 loan paydown + $1k appreciation (2.6% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 0.0% rent growth), your $11k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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: property tax is 3.3% of price; flood insurance adds $122/mo; HOA is 26% of rent.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); 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 $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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.
10. 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.
11. 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: 2.32% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 3.6

CMA / ARV

• ARV (median comp): $50,748
• List price: $39,900
• Delta: -21.38%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.33×
• Total profit: $3,678
• Equity at exit: $17,135

10-year hold

• IRR: 5.7%
• Equity multiple: 1.75×
• Total profit: $8,355
• Equity at exit: $25,797

Cash invested: $11,172 (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 77099

• Home prices YoY: 0.8%
• Rents YoY: -1.7%
• Active inventory: 145
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $924 high
• Mortgage (P&I): −$209
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$17
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$238
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $32

Break-even live

Break-even rent $883

Max offer price $39,900

Occupancy floor 91%

Sensitivity live

Price	-10% $55	-5% $44	+0% $32	+5% $21	+10% $10
Rent	-10% $-41	-5% $-4	+0% $32	+5% $69	+10% $105
Rate	-1.0pp $52	-0.5pp $43	base $32	+0.5pp $22	+1.0pp $12

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9301 Dairy View Ln Houston, TX	1.0	1.0	683	$1,024	$1.50	13d	1	0.13mi
9301 Dairy View Ln Unit 1165 Houston, TX	1.0	1.0	683	$1,032	$1.51	3d	1	0.22mi
9301 Dairy View Ln Unit 9322 Houston, TX	1.0	1.0	683	$1,070	$1.57	13d	1	0.22mi
9301 Dairy View Ln Unit 165 Houston, TX	1.0	1.0	468	$782	$1.67	3d	1	0.22mi
9301 Dairy View Ln Unit 9322 Houston, TX	1.0	1.0	683	$1,074	$1.57	10d	1	0.22mi
9301 Dairy View Ln Unit 1162 Houston, TX	1.0	1.0	683	$1,035	$1.52	5d	1	0.22mi
9301 Dairy View Ln Unit 321 Houston, TX	1.0	1.0	683	$1,035	$1.52	7d	1	0.22mi
9301 Dairy View Ln Unit 9343 Houston, TX	1.0	1.0	468	$814	$1.74	10d	1	0.22mi
9400 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$784	$1.02	44d	6	0.43mi
9401 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$858	$1.11	1d	9	0.49mi
12023 Bissonnet St Houston, TX	1.0–2.0	1.0–2.0	753	$639	$0.85	44d	66	0.68mi
12023 Bissonnet St Unit 311 Houston, TX	1.0	1.0	610	$621	$1.02	3d	1	0.70mi
13150 Bissonnet St Houston, TX	1.0	1.0	750	$823	$1.10	13d	1	0.75mi
9850 S Kirkwood Rd Houston, TX	1.0–2.0	1.0–2.0	736	$760	$1.03	20d	15	0.77mi
9740 Clifton Park Dr Houston, TX	1.0	1.0	618	$890	$1.44	44d	1	0.78mi
13150 Bissonnet St Unit 1162 Houston, TX	1.0	1.0	750	$834	$1.11	7d	1	0.81mi
13150 Bissonnet St Unit 13224 Houston, TX	1.0	1.0	750	$831	$1.11	3d	1	0.81mi
13150 Bissonnet St Unit 13171 Houston, TX	1.0	1.0	750	$869	$1.16	13d	1	0.81mi
13150 Bissonnet St Unit 13201 Houston, TX	1.0	1.0	750	$864	$1.15	44d	1	0.81mi
9408 Synott Rd Houston, TX	1.0	1.0	540	$849	$1.57	44d	1	0.84mi
9402 Synott Rd Houston, TX	1.0	1.0	540	$884	$1.64	13d	1	0.85mi
9402 Synott Rd Unit 9453 Houston, TX	1.0	1.0	540	$905	$1.68	44d	1	0.85mi
9402 Synott Rd Unit 9423 Houston, TX	1.0	1.0	540	$892	$1.65	3d	1	0.85mi
9402 Synott Rd Unit 9423 Houston, TX	1.0	1.0	540	$910	$1.69	13d	1	0.85mi
9402 Synott Rd Unit 321 Houston, TX	1.0	1.0	540	$895	$1.66	7d	1	0.85mi
9402 Synott Rd Unit 1162 Houston, TX	1.0	1.0	540	$895	$1.66	5d	1	0.85mi
11735 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	853	$910	$1.07	3d	23	1.07mi
7520 Cook Rd Houston, TX	1.0	1.0	657	$940	$1.43	13d	1	1.12mi
7520 Cook Rd Unit 7594 Houston, TX	1.0	1.0	657	$990	$1.51	10d	1	1.12mi
7520 Cook Rd Unit 1112 Houston, TX	1.0	1.0	657	$948	$1.44	3d	1	1.12mi
7520 Cook Rd Unit 7541 Houston, TX	1.0	1.0	657	$986	$1.50	13d	1	1.12mi
7520 Cook Rd Unit 324 Houston, TX	1.0	1.0	657	$951	$1.45	7d	1	1.12mi
7520 Cook Rd Unit 7571 Houston, TX	1.0	1.0	657	$870	$1.32	44d	1	1.12mi
7520 Cook Rd Unit 1047 Houston, TX	1.0	1.0	657	$991	$1.51	11d	1	1.16mi
11715 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	796	$708	$0.89	2d	29	1.22mi
9761 Court Glen Dr Unit 123 Houston, TX	1.0	1.0	593	$739	$1.25	22d	1	1.22mi
9761 Court Glen Dr Unit 123 Houston, TX	1.0	1.0	593	$739	$1.25	44d	1	1.22mi
13100 W Bellfort Ave Houston, TX	1.0–3.0	1.0–2.0	1021	$1,242	$1.22	1d	28	1.27mi

HOA detail condo

• Monthly dues: $238 · $2,856/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $39,900 Active 45 DOM
2. 2026-06-17
   days on market $39,900 Active 44 DOM
3. 2026-06-16
   days on market $39,900 Active 43 DOM
4. 2026-06-15
   days on market $39,900 Active 42 DOM
5. 2026-06-13
   days on market $39,900 Active 40 DOM
6. 2026-06-09
   days on market $39,900 Active 36 DOM
7. 2026-06-08
   days on market $39,900 Active 35 DOM
8. 2026-06-07
   days on market $39,900 Active 34 DOM
9. 2026-06-04
   days on market $39,900 Active 31 DOM
10. 2026-06-03
    days on market $39,900 Active 30 DOM
11. 2026-06-02
    days on market $39,900 Active 29 DOM
12. 2026-06-01
    days on market $39,900 Active 28 DOM
13. 2026-05-31
    days on market $39,900 Active 27 DOM
14. 2026-05-04
    listed $39,900 Active 111-char remark
15. 2018-12-06
    soldstatus Sold 174-char remark

    Show marketing remark (174 chars)

    Great 1 bed located easy access to Beltway 8 or Hwy 6. Condo features spacious living room with fireplace. Complex has pool area for residents. Make this one your next home!

16. 2018-08-21
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Great 1 bed located easy access to Beltway 8 or Hwy 6. Condo features spacious living room with fireplace. Complex has pool area for residents. Make this one your next home!

17. 2018-08-20
    status Option Pending 174-char remark

    Show marketing remark (174 chars)

    Great 1 bed located easy access to Beltway 8 or Hwy 6. Condo features spacious living room with fireplace. Complex has pool area for residents. Make this one your next home!

18. 2018-08-06
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Great 1 bed located easy access to Beltway 8 or Hwy 6. Condo features spacious living room with fireplace. Complex has pool area for residents. Make this one your next home!

19. 2018-07-26
    status Option Pending 174-char remark

    Show marketing remark (174 chars)

    Great 1 bed located easy access to Beltway 8 or Hwy 6. Condo features spacious living room with fireplace. Complex has pool area for residents. Make this one your next home!

20. 2018-07-02
    price $42,000 174-char remark

    Show marketing remark (174 chars)

    Great 1 bed located easy access to Beltway 8 or Hwy 6. Condo features spacious living room with fireplace. Complex has pool area for residents. Make this one your next home!

21. 2018-06-19
    price $47,000 174-char remark

    Show marketing remark (174 chars)

    Great 1 bed located easy access to Beltway 8 or Hwy 6. Condo features spacious living room with fireplace. Complex has pool area for residents. Make this one your next home!

22. 2018-06-12
    price $52,000 174-char remark

    Show marketing remark (174 chars)

    Great 1 bed located easy access to Beltway 8 or Hwy 6. Condo features spacious living room with fireplace. Complex has pool area for residents. Make this one your next home!

23. 2018-06-04
    listed $58,000 Active 174-char remark

    Show marketing remark (174 chars)

    Great 1 bed located easy access to Beltway 8 or Hwy 6. Condo features spacious living room with fireplace. Complex has pool area for residents. Make this one your next home!

24. 2017-09-15
    soldstatus Sold

    Show marketing remark (219 chars)

    This is a nice 2 bedroom, 1 bath room condo on the first floor of the Brookglade Condominium Complex. It features a spacious living room, good size closets, and a nice covered patio. Great place to live in or rent out.

25. 2017-09-12
    status Pending

    Show marketing remark (219 chars)

    This is a nice 2 bedroom, 1 bath room condo on the first floor of the Brookglade Condominium Complex. It features a spacious living room, good size closets, and a nice covered patio. Great place to live in or rent out.

26. 2017-09-05
    status Pending, Continue to Show

    Show marketing remark (219 chars)

    This is a nice 2 bedroom, 1 bath room condo on the first floor of the Brookglade Condominium Complex. It features a spacious living room, good size closets, and a nice covered patio. Great place to live in or rent out.

27. 2017-09-04
    listed $35,000 Active

    Show marketing remark (219 chars)

    This is a nice 2 bedroom, 1 bath room condo on the first floor of the Brookglade Condominium Complex. It features a spacious living room, good size closets, and a nice covered patio. Great place to live in or rent out.

28. 2012-07-23
    soldstatus
29. 1992-01-21
    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: $1,336 · $111/mo
• Projected year-2 tax: $1,336 · $111/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 7/10 Severe FEMA zone AO · 99% 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: $11,087
• − Mortgage interest: −$2,235
• − Property taxes: −$1,336
• − Insurance: −$1,667
• − Repairs & maintenance: −$887
• − Management: −$887
• − HOA: −$2,856
• − Depreciation: −$1,161
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $375/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

+14.0% since first listed

16 events — show timeline

• 2026-05-04 Listed $39,900 HARMLS
• 2018-12-06 Sold (MLS) — HARMLS
• 2018-08-21 Pending — HARMLS
• 2018-08-20 Pending — HARMLS
• 2018-08-06 Pending — HARMLS
• 2018-07-26 Pending — HARMLS
• 2018-07-02 Price Changed $42,000 HARMLS
• 2018-06-19 Price Changed $47,000 HARMLS
• 2018-06-12 Price Changed $52,000 HARMLS
• 2018-06-04 Listed $58,000 HARMLS
• 2017-09-15 Sold (MLS) — HARMLS
• 2017-09-12 Pending — HARMLS
• 2017-09-05 Pending — HARMLS
• 2017-09-04 Listed $35,000 HARMLS
• 2012-07-23 Sold (Public Records) — Public Records
• 1992-01-21 Sold (Public Records) — Public Records

Property tax history

+15.3%/yr

Latest (2025): $1,336 · +2.5% YoY. Source: county tax records.