9114 Kempwood Dr #9114 · Houston, TX 77080

$149,900

2 bd · 1.5 ba · 1,520 sqft · Condo public records · 219 Days on market

Built 1970 $99/sqft · 49% below area Est $293k · 49% under

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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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! DYNAMITE 2 Bedroom, 1.5 bath COMPLETELY REMODELED townhome in Spring Branch...ALL NEW EVERYTHING: HVAC system, paint in and out, flooring throughout, hardware, countertops, appliances, lighting...TOO MANY UPGRADES TO MENTION...Pictures tell the story on this one... End unit with only one shared wall...Beautiful fenced in large patio back yard PERFECT FOR ENTERTAINING...Hurry at this location and at this price range it will not last!

Key facts

• Quartz countertops
• New carpet
• Spacious patio

Tags

• VINYL PLANK FLOORING
• QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• NEW CARPET
• UPDATES IN BOTH BATHROOM
• SPACIOUS PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (0.5% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Spring Branch ISD (urban): math 47% / reading 46% proficiency, ranked #215 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.6%/yr); 344 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 219 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 8744% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $292,605
• List price: $149,900
• Delta: -45.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.54×
• Total profit: $-19,472
• Equity at exit: $22,351

10-year hold

• IRR: -9.9%
• Equity multiple: 0.48×
• Total profit: $-21,955
• Equity at exit: $12,961

Cash invested: $41,972 (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 77080

• Rents YoY: -1.6%
• Active inventory: 344
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$786
• Tax from tax record: −$186 /mo · $2,230/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $144

Break-even live

Break-even rent $1,309

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $229	-5% $186	+0% $144	+5% $102	+10% $59
Rent	-10% $26	-5% $85	+0% $144	+5% $203	+10% $262
Rate	-1.0pp $219	-0.5pp $182	base $144	+0.5pp $105	+1.0pp $66

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9007 Kempwood Dr Houston, TX	3.0	2.0	1344	$1,175	$0.87	16d	1	0.16mi
9007 Kempwood Dr Houston, TX	3.0	2.0	1344	$1,175	$0.87	19d	1	0.16mi
2324 Peppermill Rd Houston, TX	3.0	1.5	1500	$1,800	$1.20	25d	1	0.38mi
3400 Campbell Rd Houston, TX	1.0–3.0	1.0–2.0	954	$1,024	$1.07	6d	12	0.50mi
9540 Kempwood Dr Houston, TX	1.0–3.0	1.0–2.5	965	$1,260	$1.31	44d	24	0.66mi
4006 Hollister Rd Houston, TX	3.0	2.0	1344	$1,776	$1.32	25d	1	0.74mi
3950 Hollister Rd Houston, TX	1.0–3.0	1.0–2.0	972	$974	$1.00	3d	6	0.76mi
3125 Crestdale Dr Unit 3148 Houston, TX	3.0	2.0	1241	$1,533	$1.24	0d	1	0.84mi
3125 Crestdale Dr Unit 3158 Houston, TX	3.0	2.0	1241	$1,573	$1.27	11d	1	0.84mi
2015 Peppermill Rd Houston, TX	3.0	2.0	1756	$2,400	$1.37	44d	1	0.84mi
3125 Crestdale Dr Houston, TX	3.0	3.0	1400	$1,749	$1.25	44d	1	0.90mi
2008 Laverne Willow Ln Unit 2008 B* Model Houston, TX	2.0	2.0	1200	$2,145	$1.79	44d	1	0.91mi
9012 Lonestar Creekbend Ln Houston, TX	3.0	2.5	1500	$2,175	$1.45	25d	1	0.94mi
9009 Lonestar River Ln Houston, TX	3.0	3.5	2048	$2,780	$1.36	44d	1	0.97mi
3125 Crestdale Dr Unit 1006 Houston, TX	3.0	2.0	1495	$1,629	$1.09	25d	1	0.99mi
3125 Crestdale Dr Unit 1091 Houston, TX	3.0	2.0	1450	$1,500	$1.03	44d	1	0.99mi
3125 Crestdale Dr Unit 2346 Houston, TX	3.0	2.0	1354	$1,499	$1.11	44d	1	0.99mi
3125 Crestdale Dr Unit 1057 Houston, TX	3.0	2.0	1241	$1,419	$1.14	44d	1	0.99mi
3125 Crestdale Dr Unit 1064 Houston, TX	3.0	2.0	1400	$1,399	$1.00	44d	1	0.99mi
3125 Crestdale Dr Unit 1185 Houston, TX	2.0	2.0	1150	$1,249	$1.09	44d	1	0.99mi
3125 Crestdale Dr Unit 1006 Houston, TX	3.0	2.0	1500	$1,629	$1.09	44d	1	0.99mi
3125 Crestdale Dr Unit 2523 Houston, TX	2.0	2.0	1080	$1,299	$1.20	44d	1	0.99mi
3125 Crestdale Dr Unit 1436 Houston, TX	3.0	2.0	1450	$1,599	$1.10	44d	1	0.99mi
8520 Pitner Rd Houston, TX	3.0	1.0–2.0	892	$1,216	$1.36	2d	102	1.04mi
9024 Wellspring Dr Houston, TX	3.0	2.5	2000	$2,700	$1.35	23d	1	1.06mi
1920 Hollister St Apt 1201 Houston, TX	2.0	2.0	1200	$1,295	$1.08	25d	1	1.10mi
2308 Bingle Rd Houston, TX	3.0	1.0–2.0	871	$1,973	$2.26	0d	34	1.11mi
8701 Hammerly Blvd Houston, TX	3.0	1.0–2.0	843	$1,281	$1.52	0d	53	1.13mi
1760 Campbell Rd Houston, TX	3.0	2.0	1354	$1,675	$1.24	44d	1	1.23mi
8515 Hammerly Blvd Unit 3047 Houston, TX	3.0	2.0	1200	$1,330	$1.11	0d	1	1.24mi
8850 Long Point Rd Houston, TX	1.0–2.0	1.0–2.0	994	$1,955	$1.97	0d	37	1.27mi
8515 Hammerly Blvd Unit 8548 Houston, TX	3.0	2.0	1200	$1,279	$1.07	0d	1	1.27mi
9811 Falling Fern Ln Houston, TX	3.0	2.5	1942	$2,400	$1.24	0d	1	1.30mi
9813 Falling Fern Ln Houston, TX	3.0	2.5	1650	$2,295	$1.39	25d	1	1.30mi
9826 Rugged Oaks Dr Houston, TX	3.0	2.5	1942	$2,250	$1.16	25d	1	1.34mi
2121 Pech Rd Houston, TX	1.0–2.0	1.0–2.0	900	$1,680	$1.87	3d	49	1.36mi
10005 Kempwood Dr Houston, TX	2.0	2.0	1100	$1,213	$1.10	44d	1	1.36mi
9999 Kempwood Dr Houston, TX	1.0–2.0	1.0–2.0	932	$1,552	$1.66	44d	31	1.45mi
10105 Kempwood Dr Houston, TX	1.0–3.0	1.0–2.0	925	$1,224	$1.32	3d	24	1.48mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-21
   pricedays on market $149,900 Active 219 DOM
2. 2026-06-18
   days on market $159,900 Active 216 DOM
3. 2026-06-17
   days on market $159,900 Active 215 DOM
4. 2026-06-16
   days on market $159,900 Active 214 DOM
5. 2026-06-15
   days on market $159,900 Active 213 DOM
6. 2026-06-13
   days on market $159,900 Active 211 DOM
7. 2026-06-09
   days on market $159,900 Active 207 DOM
8. 2026-06-08
   days on market $159,900 Active 206 DOM
9. 2026-06-07
   days on market $159,900 Active 205 DOM
10. 2026-06-04
    days on market $159,900 Active 202 DOM
11. 2026-06-03
    days on market $159,900 Active 201 DOM
12. 2026-06-02
    days on market $159,900 Active 200 DOM
13. 2026-06-01
    days on market $159,900 Active 199 DOM
14. 2026-05-31
    days on market $159,900 Active 198 DOM
15. 2026-04-30
    listed $1,695
16. 2026-02-20
    price $159,900 450-char remark

    Show marketing remark (450 chars)

    Welcome home! DYNAMITE 2 Bedroom, 1.5 bath COMPLETELY REMODELED townhome in Spring Branch...ALL NEW EVERYTHING: HVAC system, paint in and out, flooring throughout, hardware, countertops, appliances, lighting...TOO MANY UPGRADES TO MENTION...Pictures tell the story on this one... End unit with only one shared wall...Beautiful fenced in large patio back yard PERFECT FOR ENTERTAINING...Hurry at this location and at this price range it will not last!

17. 2026-01-19
    price $169,900 450-char remark

    Show marketing remark (450 chars)

    Welcome home! DYNAMITE 2 Bedroom, 1.5 bath COMPLETELY REMODELED townhome in Spring Branch...ALL NEW EVERYTHING: HVAC system, paint in and out, flooring throughout, hardware, countertops, appliances, lighting...TOO MANY UPGRADES TO MENTION...Pictures tell the story on this one... End unit with only one shared wall...Beautiful fenced in large patio back yard PERFECT FOR ENTERTAINING...Hurry at this location and at this price range it will not last!

18. 2025-11-14
    listed $179,900 Active 450-char remark

    Show marketing remark (450 chars)

    Welcome home! DYNAMITE 2 Bedroom, 1.5 bath COMPLETELY REMODELED townhome in Spring Branch...ALL NEW EVERYTHING: HVAC system, paint in and out, flooring throughout, hardware, countertops, appliances, lighting...TOO MANY UPGRADES TO MENTION...Pictures tell the story on this one... End unit with only one shared wall...Beautiful fenced in large patio back yard PERFECT FOR ENTERTAINING...Hurry at this location and at this price range it will not last!

19. 2025-07-22
    soldstatus
20. 2025-07-07
    soldstatus
21. 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: $2,230 · $186/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$513/yr (+$43/mo · 23.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,898
• − Mortgage interest: −$8,397
• − Property taxes: −$2,230
• − Insurance: −$750
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$4,361
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $1,896/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: Spring Branch ISD
• NCES district ID: 4841100
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $60,311
• Composite: 40.88/100
• National rank: #3624
• State rank: #215 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): 47,638
• Household income: $62,134
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2296.0

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: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 19% White 18% Asian 5% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 44% Cuban 1%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 42% · Canada, Vietnam, South Korea
• Languages at home: 33% English-only · Spanish 62% Vietnamese 1% Other Indo-European 1%

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: ▼ -240.33%
• Current HPI: 266.9663
• Rent YoY: ▼ -1.57%
• 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

-99.1% since first listed

7 events — show timeline

• 2026-04-30 Listed for Rent $1,695 HARMLS
• 2026-02-20 Price Changed $159,900 HARMLS
• 2026-01-19 Price Changed $169,900 HARMLS
• 2025-11-14 Listed $179,900 HARMLS
• 2025-07-22 Sold (Public Records) — Public Records
• 2025-07-07 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,230 · +8.4% YoY. Source: county tax records.