12107 Westwold Dr · Houston, TX 77377

$210,099

3 bd · 2.0 ba · 1,084 sqft · SingleFamily public records · 323 Days on market

Built 1983 5,850 sqft lot Est $210k · at est.

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

UNIQUE TOMBALL CHARMER! Welcome to your charming and unique single-story home, nestled in the heart of a peaceful community in Tomball. From the moment you step inside, you'll be greeted by a warm and inviting atmosphere that instantly makes you feel at home. The open concept living room with a high ceiling is the perfect space for family game nights or cozying up with a good book by the brick fireplace. The kitchen has plenty of wooden cabinet space, ceramic tile countertops, and ample storage for all your culinary needs. The backyard offers you a peaceful respite from the hustle and bustle of daily life, complete with a lush green lawn that's perfect for outdoor entertainment. WE MAKE IT

Key facts

• High ceiling
• Wooden cabinet space
• Lush green lawn

Tags

• OPEN CONCEPT LIVING ROOM
• HIGH CEILING
• WOODEN CABINET SPACE
• CERAMIC TILE COUNTERTOPS
• LUSH GREEN LAWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-69 ($-828/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (11.4% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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.
• Tomball ISD (suburban): math 66% / reading 63% proficiency, ranked #25 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Willow Creek El (math 71% / reading 66%, grade B+, #176 of 4,322 statewide, top 4%, 752 students, 36% FRL); Willow Wood J H (math 72% / reading 67%, grade A, #63 of 1,662 statewide, top 4%, 834 students, 31% FRL); Tomball Memorial H S (math 79% / reading 78%, grade A-, #53 of 1,632 statewide, top 3%, 2,992 students, 28% FRL).
• Market conditions: Rents soft (-0.7%/yr); 723 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 17% of the median local income ($129k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 323 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $47k; list at $210k implies a 351% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,887 (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 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.89% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $210,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12107 Westwold Dr	0.00mi	3/2.0	1,084 (0%)	1mo	$210,099	$194	99
12002 Westlock Dr	0.18mi	3/1.5	1,091 (+1%)	10mo	$219,900	$202	80
12031 Westlock Dr	0.11mi	3/2.0	1,140 (+5%)	12mo	$230,000	$202	76
11835 Westwold Dr	0.27mi	2/2.0 (-1)	1,050 (-3%)	1mo	$180,000	$171	76
11934 Westwold Dr	0.20mi	2/2.0 (-1)	1,050 (-3%)	6mo	$210,000	$200	75
11830 Westwold Dr	0.28mi	2/2.0 (-1)	1,050 (-3%)	4mo	$200,000	$190	73
12311 Westlock Dr	0.23mi	3/2.0	1,174 (+8%)	4mo	$235,000	$200	72
12231 Cardston Ct	0.18mi	3/2.0	1,217 (+12%)	9mo	$209,900	$172	64
11931 Westwold Dr	0.21mi	3/2.0	1,210 (+12%)	15mo	$230,000	$190	58
11807 Oakner Dr	0.34mi	3/2.0	1,198 (+10%)	10mo	$215,000	$179	58
12242 Westlock Dr	0.21mi	2/1.0 (-1)	932 (-14%)	3mo	$179,900	$193	56
12139 Westwold Dr	0.07mi	2/1.0 (-1)	932 (-14%)	11mo	$200,000	$215	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -22.2%
• Equity multiple: 0.26×
• Total profit: $-43,813
• Equity at exit: $31,326

10-year hold

• IRR: -27.0%
• Equity multiple: -0.10×
• Total profit: $-64,562
• Equity at exit: $18,166

Cash invested: $58,828 (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 77377

• Home prices YoY: -24.5%
• Rents YoY: -0.7%
• Active inventory: 723
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$1,102
• Tax from tax record: −$350 /mo · $4,206/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-69

Break-even live

Break-even rent $1,949

Max offer price $197,912

Occupancy floor 99%

Sensitivity live

Price	-10% $50	-5% $-10	+0% $-69	+5% $-128	+10% $-188
Rent	-10% $-216	-5% $-143	+0% $-69	+5% $5	+10% $78
Rate	-1.0pp $37	-0.5pp $-16	base $-69	+0.5pp $-123	+1.0pp $-179

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: $52,525
• Closing costs: $6,303
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11801 Gregson Rd Tomball, TX	2.0	2.0	1149	$1,725	$1.50	44d	1	0.18mi
18109 Eganville Cir Tomball, TX	3.0	2.0	1200	$1,800	$1.50	16d	1	0.30mi
12101 Northpointe Blvd Tomball, TX	1.0–3.0	1.0–2.0	988	$1,879	$1.90	44d	1	0.41mi
18315 Westlock St Tomball, TX	3.0	2.0	1137	$1,700	$1.50	17d	1	0.48mi
12107 Northpointe Blvd Tomball, TX	2.0	2.0	1165	$1,406	$1.21	44d	1	0.48mi
17448 N Eldridge Pkwy Tomball, TX	1.0–2.0	1.0–2.0	971	$2,475	$2.55	4d	15	0.48mi
17318 N Eldridge Pkwy Tomball, TX	1.0–2.0	1.5–2.0	1205	$2,991	$2.48	2d	165	0.59mi
11743 Northpointe Blvd Tomball, TX	1.0–2.0	1.0–2.0	986	$1,699	$1.72	2d	19	0.62mi
11740 Northpointe Blvd Tomball, TX	1.0–3.0	1.0–2.0	1198	$2,423	$2.02	2d	17	0.67mi
22803 Texas 249 Unit SCSC2 Tomball, TX	2.0	2.0	1060	$1,481	$1.40	25d	1	0.99mi
22803 Tomball Pkwy Unit 2112 Tomball, TX	2.0	2.0	1060	$1,327	$1.25	3d	1	1.03mi
22803 Tomball Pkwy Unit 2174 Tomball, TX	2.0	2.0	1060	$1,359	$1.28	11d	1	1.03mi
22803 Tomball Pkwy Unit 422 Tomball, TX	2.0	2.0	1060	$1,335	$1.26	8d	1	1.03mi
22803 Tomball Pkwy Unit 424 Tomball, TX	2.0	2.0	1060	$1,335	$1.26	6d	1	1.03mi
22803 Tomball Pkwy Unit 3228 Tomball, TX	3.0	2.0	1411	$1,857	$1.32	3d	1	1.03mi
22803 Tomball Pkwy Unit 22836 Tomball, TX	3.0	2.0	1411	$1,889	$1.34	11d	1	1.03mi
22803 Tomball Pkwy Tomball, TX	1.0–3.0	1.0–2.0	1081	$1,875	$1.73	44d	34	1.03mi
22803 Tomball Pkwy Unit 22860 Tomball, TX	2.0	2.0	1060	$1,370	$1.29	12d	1	1.03mi
22803 Tomball Pkwy Tomball, TX	2.0	2.0	1060	$1,481	$1.40	3d	1	1.03mi
11670 Spring Cypress Rd Tomball, TX	2.0	2.0	1060	$1,481	$1.40	44d	1	1.10mi
22809 Texas 249 Access Rd Tomball, TX	2.0	2.0	1060	$1,509	$1.42	44d	1	1.11mi

Listing history 6 events

1. 2026-04-15
   status Pending
2. 2025-05-27
   listed $210,099 Active
3. 2024-06-16
   historical
4. 2024-05-29
   price $229,999
5. 2023-06-16
   listed $236,999 Active
6. 1996-04-10
   soldstatus $46,555

ⓘ 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: $4,206 · $350/mo
• Projected year-2 tax: $4,206 · $350/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,341
• − Mortgage interest: −$11,769
• − Property taxes: −$4,206
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$6,112
• Taxable loss: −$4,370
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $221/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: Tomball ISD
• NCES district ID: 4842960
• Math proficiency: 66% ▼ -6.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $86,552
• Composite: 58.32/100
• National rank: #1014
• State rank: #25 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 41,680
• Household income: $129,327
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 444.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 12% Asian 9% Black 5%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 4% Lithuanian 3% Romanian 3%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 15% Other Indo-European 3% Chinese 2%

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: ▼ -76.14%
• Current HPI: 235.031
• Rent YoY: ▼ -0.69%
• 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

+351.3% since first listed

6 events — show timeline

• 2026-04-15 Pending — HARMLS
• 2025-05-27 Listed $210,099 HARMLS
• 2024-06-16 Listing Removed — HARMLS
• 2024-05-29 Price Changed $229,999 HARMLS
• 2023-06-16 Listed $236,999 HARMLS
• 1996-04-10 Sold (Public Records) $46,555 Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,206 · +3.0% YoY. Source: county tax records.