12338 Silo Ln · Houston, TX 77071

$230,000

5 bd · 3.0 ba · 3,095 sqft · SingleFamily public records · 155 Days on market

Built 1978 6,825 sqft lot $74/sqft · 9% below area Est $251k · 9% under $30/mo HOA · 1% of rent

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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 +15.1/30.0
• ARV discount +11.3/15.0
• 1% rule +5.7/10.0
• DSCR +4.6/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

This RARE 3 Bedroom Gem sits on a corner lot and features 3 Full Bathrooms, a Formal Living Room and Dining Room, an Extended Kitchen, a Cozy Family Room and Loft area. Enjoy the quaint, private backyard perfect for entertaining guests or relaxing after a long day. Conveniently located near schools, parks, and shopping centers, ideal for anyone looking for a peaceful retreat. Don't miss the opportunity to make this house your home! Bring your offer!

Key facts

• Extended kitchen
• Private backyard
• Formal living room

Tags

• CORNER LOT
• PRIVATE BACKYARD
• EXTENDED KITCHEN
• FORMAL LIVING ROOM
• LOFT AREA

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $74 ($894/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: schools D, 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.
• Market conditions: Rents soft (-1.5%/yr); 133 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,472/mo this rent would consume 55% of the median local household income ($54k/yr) (locally 1242% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $2k 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

• It's been on market 155 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 1.07% ✓
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 7.8

CMA / ARV

• ARV (median comp): $251,448
• List price: $230,000
• Delta: -8.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12334 Braesridge Dr	0.05mi	4/3.0 (-1)	3,171 (+2%)	8mo	$279,900	$88	82
12327 Braesridge Dr	0.09mi	5/3.0	2,947 (-5%)	18mo	$219,900	$75	73
7622 Candlegreen Ln	0.23mi	4/3.5 (-1)	2,851 (-8%)	1mo	$289,900	$102	68
7619 Apache Plume Dr	0.44mi	4/3.5 (-1)	3,053 (-1%)	10mo	$678,000	$222	62
7818 Ludington Dr	0.66mi	6/4.0 (+1)	3,197 (+3%)	9mo	$749,999	$235	47
7715 Coachwood Dr	0.67mi	4/2.5 (-1)	2,792 (-10%)	2mo	$510,000	$183	44
12126 Ashley Circle Dr W	0.61mi	4/3.5 (-1)	3,216 (+4%)	20mo	$398,000	$124	41
8006 N Circle Dr	0.73mi	5/3.5	3,531 (+14%)	2mo	$410,000	$116	39
7822 Coachwood Dr	0.72mi	5/4.0	3,434 (+11%)	10mo	$899,000	$262	35
7519 Coachwood Dr	0.66mi	4/3.5 (-1)	3,504 (+13%)	9mo	$495,000	$141	32
7710 Flax Dr	0.59mi	4/3.5 (-1)	3,443 (+11%)	18mo	$550,000	$160	32
7519 Teal Run Dr	0.71mi	4/2.0 (-1)	2,640 (-15%)	5mo	$359,900	$136	29

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

Projected returns pro-forma

-0.73% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.74×
• Total profit: $-16,760
• Equity at exit: $58,543

10-year hold

• IRR: -2.5%
• Equity multiple: 0.78×
• Total profit: $-13,902
• Equity at exit: $64,090

Cash invested: $64,400 (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 77071

• Home prices YoY: -0.3%
• Rents YoY: -1.5%
• Active inventory: 133
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,472 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$546 /mo · $6,552/yr
• Insurance: −$96
• HOA: −$30
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $74

Break-even live

Break-even rent $2,377

Max offer price $230,000

Occupancy floor 92%

Sensitivity live

Price	-10% $205	-5% $140	+0% $74	+5% $9	+10% $-56
Rent	-10% $-121	-5% $-23	+0% $74	+5% $172	+10% $270
Rate	-1.0pp $190	-0.5pp $133	base $74	+0.5pp $15	+1.0pp $-46

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7706 Coachwood Dr Houston, TX	5.0	5.0	3731	$3,500	$0.94	44d	1	0.66mi
6031 Cerritos Dr Houston, TX	4.0	2.0	2232	$2,450	$1.10	44d	1	1.01mi
11714 Hillcroft Ave Houston, TX	4.0	2.0	2156	$8,750	$4.06	22d	1	1.24mi
11714 Hillcroft Ave Unit 1019510P Houston, TX	4.0	2.0	2152	$14,236	$6.62	22d	1	1.26mi
5815 Farwell Dr Houston, TX	4.0	2.0	2418	$2,200	$0.91	44d	1	1.29mi
5907 Warm Springs Rd Houston, TX	4.0	3.0	2368	$8,750	$3.70	22d	1	1.38mi
5907 Warm Springs Rd Unit 1019555P Houston, TX	4.0	3.0	2357	$14,324	$6.08	22d	1	1.38mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 19 events

1. 2026-06-18
   days on market $230,000 Active 155 DOM
2. 2026-06-17
   days on market $230,000 Active 154 DOM
3. 2026-06-16
   days on market $230,000 Active 153 DOM
4. 2026-06-15
   days on market $230,000 Active 152 DOM
5. 2026-06-13
   days on market $230,000 Active 150 DOM
6. 2026-06-10
   days on market $230,000 Active 146 DOM
7. 2026-06-08
   days on market $230,000 Active 145 DOM
8. 2026-06-07
   days on market $230,000 Active 144 DOM
9. 2026-06-04
   days on market $230,000 Active 141 DOM
10. 2026-06-01
    days on market $230,000 Active 138 DOM
11. 2026-05-31
    days on market $230,000 Active 137 DOM
12. 2026-03-04
    price $230,000 455-char remark

    Show marketing remark (455 chars)

    This RARE 3 Bedroom Gem sits on a corner lot and features 3 Full Bathrooms, a Formal Living Room and Dining Room, an Extended Kitchen, a Cozy Family Room and Loft area. Enjoy the quaint, private backyard perfect for entertaining guests or relaxing after a long day. Conveniently located near schools, parks, and shopping centers, ideal for anyone looking for a peaceful retreat. Don't miss the opportunity to make this house your home! Bring your offer!

13. 2026-01-28
    status Active 455-char remark

    Show marketing remark (455 chars)

    This RARE 3 Bedroom Gem sits on a corner lot and features 3 Full Bathrooms, a Formal Living Room and Dining Room, an Extended Kitchen, a Cozy Family Room and Loft area. Enjoy the quaint, private backyard perfect for entertaining guests or relaxing after a long day. Conveniently located near schools, parks, and shopping centers, ideal for anyone looking for a peaceful retreat. Don't miss the opportunity to make this house your home! Bring your offer!

14. 2025-10-16
    status Pending 455-char remark

    Show marketing remark (455 chars)

    This RARE 3 Bedroom Gem sits on a corner lot and features 3 Full Bathrooms, a Formal Living Room and Dining Room, an Extended Kitchen, a Cozy Family Room and Loft area. Enjoy the quaint, private backyard perfect for entertaining guests or relaxing after a long day. Conveniently located near schools, parks, and shopping centers, ideal for anyone looking for a peaceful retreat. Don't miss the opportunity to make this house your home! Bring your offer!

15. 2025-10-10
    historical 455-char remark

    Show marketing remark (455 chars)

    This RARE 3 Bedroom Gem sits on a corner lot and features 3 Full Bathrooms, a Formal Living Room and Dining Room, an Extended Kitchen, a Cozy Family Room and Loft area. Enjoy the quaint, private backyard perfect for entertaining guests or relaxing after a long day. Conveniently located near schools, parks, and shopping centers, ideal for anyone looking for a peaceful retreat. Don't miss the opportunity to make this house your home! Bring your offer!

16. 2025-09-26
    listed $245,000 Active 455-char remark

    Show marketing remark (455 chars)

    This RARE 3 Bedroom Gem sits on a corner lot and features 3 Full Bathrooms, a Formal Living Room and Dining Room, an Extended Kitchen, a Cozy Family Room and Loft area. Enjoy the quaint, private backyard perfect for entertaining guests or relaxing after a long day. Conveniently located near schools, parks, and shopping centers, ideal for anyone looking for a peaceful retreat. Don't miss the opportunity to make this house your home! Bring your offer!

17. 2001-05-05
    historical
18. 2000-10-10
    listed $125,000
19. 1988-01-02
    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: $6,552 · $546/mo
• Projected year-2 tax: $6,552 · $546/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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $29,658
• − Mortgage interest: −$12,884
• − Property taxes: −$6,552
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − HOA: −$360
• − Depreciation: −$6,691
• Taxable loss: −$2,724
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $1,548/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: 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): 27,056
• Household income: $54,139
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1242.0

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 0.69)
• Race & ethnicity: Black 46% Hispanic / Latino 26% White 17% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 25% Vietnamese 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: ▼ -0.73%
• Current HPI: 250.0788
• Rent YoY: ▼ -1.51%
• 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

+84.0% since first listed

8 events — show timeline

• 2026-03-04 Price Changed $230,000 HARMLS
• 2026-01-28 Relisted — HARMLS
• 2025-10-16 Pending — HARMLS
• 2025-10-10 Listing Removed — HARMLS
• 2025-09-26 Listed $245,000 HARMLS
• 2001-05-05 Listing Removed — HARMLS
• 2000-10-10 Listed $125,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $6,552 · +1.5% YoY. Source: county tax records.