9700 Leawood Blvd #413 · Houston, TX 77099

$83,999

2 bd · 2.0 ba · 1,195 sqft · Condo public records · 28 Days on market

Built 1982 $400/mo HOA · 30% of rent

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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 +12.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0

Listing remarks MLS

INVESTORS ONLY - tenant occupied. Great 2-2 condo to add to your investment portfolio. See also 9797 Leawood #1201 for investor (tenant occupied) purchase.

Key facts

• $400 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Monthly association fee of $400
• HOA & community: Association managed by Stellar Management; Monthly association fee; Association fee includes insurance, structure maintenance, recreation facilities, and trash

Exterior

• Parking: Assigned parking; Electric gate
• Security: Gated with attendant; Smoke detector(s); Controlled access; Gated community with guard
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Slab foundation
• Construction: Built in 1982; Brick and cement siding construction; Shingle and wood roof
• Exterior features: Concrete road surface; Community pool

Interior

• Kitchen: Dryer; Dishwasher; Electric oven; Electric range; Disposal; Microwave; Trash compactor; Refrigerator
• Bedrooms: Bedroom on first floor (13 x 12); Bedroom on first floor (11 x 11)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Balcony; High ceilings; Pantry; Separate shower; Ceiling fan(s); Kitchen/dining combo
• Laundry & utility: Washer; Electric dryer hookup; Gas dryer hookup; Utility room (6 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $-19 ($-234/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (4.1% below list).
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (4.1% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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: Olle Middle (math 16% / reading 32%, grade F, #1,301 of 1,662 statewide, top 79%, 1,067 students, 90% FRL) — zoned schools average 90% FRL vs 74% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.7%/yr); 145 active listings in the ZIP; 40 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).
• 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 ($580 loan paydown + $2k appreciation (2.6% local appreciation)).
• 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 28 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 2.6% of price; HOA is 30% 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 $80,556 (4.1% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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. 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?
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: 1.57% ✓
• Cap rate: 6.01%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.16×
• Total profit: $3,742
• Equity at exit: $36,073

10-year hold

• IRR: 4.1%
• Equity multiple: 1.55×
• Total profit: $12,988
• Equity at exit: $54,308

Cash invested: $23,520 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$440
• Tax from tax record: −$183 /mo · $2,195/yr
• Insurance: −$35
• HOA: −$400
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-19

Break-even live

Break-even rent $1,340

Max offer price $80,556

Occupancy floor 96%

Sensitivity live

Price	-10% $28	-5% $4	+0% $-19	+5% $-43	+10% $-67
Rent	-10% $-123	-5% $-71	+0% $-19	+5% $32	+10% $84
Rate	-1.0pp $23	-0.5pp $2	base $-19	+0.5pp $-41	+1.0pp $-63

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: $21,000
• Closing costs: $2,520
• 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	4d	5	0.02mi
9700 Leawood Blvd Houston, TX	1.0–2.0	1.0–2.0	776	$1,400	$1.80	44d	7	0.02mi
9797 Leawood Blvd Houston, TX	2.0	2.0	1095	$1,175	$1.07	44d	2	0.18mi
9761 Court Glen Dr Unit 123 Houston, TX	2.0	2.0	929	$989	$1.06	25d	1	0.25mi
11715 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	796	$1,294	$1.63	2d	29	0.35mi
11523 Glenwolde Dr Houston, TX	3.0	2.0	1189	$1,350	$1.14	44d	1	0.43mi
11735 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	853	$1,410	$1.65	3d	23	0.44mi
10250 Lands End Dr Houston, TX	2.0	1.0–2.0	750	$1,399	$1.86	25d	16	0.48mi
10300 S Wilcrest Dr Unit 10333 Houston, TX	3.0	2.0	1200	$1,321	$1.10	3d	1	0.58mi
10306 S Wilcrest Dr Houston, TX	3.0	2.0	1200	$1,349	$1.12	44d	1	0.62mi
12023 Bissonnet St Unit 12056 Houston, TX	3.0	2.0	1179	$1,515	$1.28	3d	1	0.69mi
9850 S Kirkwood Rd Houston, TX	1.0–2.0	1.0–2.0	736	$1,210	$1.64	20d	15	0.73mi
12023 Bissonnet St Houston, TX	1.0–2.0	1.0–2.0	753	$1,155	$1.53	44d	66	0.75mi
10356 Lands End Dr Houston, TX	3.0	2.0	1133	$1,377	$1.22	44d	1	0.76mi
9401 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,389	$1.80	1d	9	0.90mi
10440 South Dr Houston, TX	1.0–2.0	1.0–2.0	773	$1,340	$1.73	1d	27	0.90mi
9400 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,205	$1.56	44d	6	0.95mi
10925 Stancliff Rd Houston, TX	2.0	2.0	931	$1,425	$1.53	44d	1	0.96mi
11399 S Kirkwood Rd Houston, TX	2.0	2.0	825	$1,299	$1.57	19d	1	1.06mi
10919 Stancliff Rd Unit 2174 Houston, TX	2.0	2.0	931	$1,543	$1.66	11d	1	1.07mi
10919 Stancliff Rd Unit 2112 Houston, TX	2.0	2.0	931	$1,511	$1.62	3d	1	1.07mi
10919 Stancliff Rd Unit 3174 Houston, TX	3.0	2.0	1239	$1,923	$1.55	11d	1	1.07mi
10919 Stancliff Rd Unit 10976 Houston, TX	2.0	2.0	931	$1,544	$1.66	44d	1	1.07mi
10919 Stancliff Rd Unit 422 Houston, TX	2.0	2.0	931	$1,519	$1.63	7d	1	1.07mi
10919 Stancliff Rd Unit 2162 Houston, TX	2.0	2.0	931	$1,519	$1.63	5d	1	1.07mi
10919 Stancliff Rd Unit 10952 Houston, TX	3.0	2.0	1346	$1,974	$1.47	44d	1	1.07mi
10919 Stancliff Rd Unit 3148 Houston, TX	3.0	2.0	1239	$1,891	$1.53	3d	1	1.07mi
10919 Stancliff Rd Houston, TX	2.0	2.0	931	$1,529	$1.64	44d	1	1.10mi
10919 Stancliff Rd Unit 3047 Houston, TX	3.0	2.0	1239	$1,934	$1.56	11d	1	1.10mi
11217 Pender Ln Stafford, TX	3.0	2.0	1120	$1,595	$1.42	7d	1	1.14mi
8606 S Course Dr Houston, TX	2.0	2.0	913	$1,050	$1.15	44d	1	1.15mi
9301 Dairy View Ln Unit 425 Houston, TX	2.0	2.0	850	$1,140	$1.34	7d	1	1.16mi
9301 Dairy View Ln Apt 421 Houston, TX	2.0	2.0	850	$1,140	$1.34	5d	1	1.16mi
9301 Dairy View Ln Unit 2165 Houston, TX	2.0	2.0	850	$1,132	$1.33	2d	1	1.16mi
9301 Dairy View Ln Unit 9358 Houston, TX	2.0	2.0	850	$1,164	$1.37	11d	1	1.16mi
10101 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	809	$1,145	$1.41	44d	1	1.18mi
8600 S Course Dr Houston, TX	1.0–2.0	1.0–2.0	706	$1,218	$1.72	1d	31	1.19mi
10555 Spice Ln Houston, TX	1.0–3.0	1.0–2.0	937	$985	$1.05	2d	16	1.20mi
12400 Brookglade Cir Houston, TX	2.0	2.5	1212	$1,450	$1.20	44d	1	1.21mi
8039 Boone Rd Houston, TX	1.0–3.0	1.0–2.5	938	$1,262	$1.35	13d	18	1.23mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $83,999 Active 28 DOM
2. 2026-06-17
   days on market $83,999 Active 27 DOM
3. 2026-06-16
   days on market $83,999 Active 26 DOM
4. 2026-06-15
   days on market $83,999 Active 25 DOM
5. 2026-06-13
   days on market $83,999 Active 23 DOM
6. 2026-06-09
   days on market $83,999 Active 19 DOM
7. 2026-06-08
   days on market $83,999 Active 18 DOM
8. 2026-06-07
   days on market $83,999 Active 17 DOM
9. 2026-06-04
   days on market $83,999 Active 14 DOM
10. 2026-06-03
    days on market $83,999 Active 13 DOM
11. 2026-06-02
    days on market $83,999 Active 12 DOM
12. 2026-06-01
    days on market $83,999 Active 11 DOM
13. 2026-05-31
    days on market $83,999 Active 10 DOM
14. 2026-05-12
    listed $83,999 Active
15. 2025-08-05
    historical
16. 2025-02-03
    listed $110,000 Active
17. 2024-01-29
    historical $1,300
18. 2023-11-04
    listed $1,300
19. 2022-11-03
    soldstatus
20. 2020-06-24
    soldstatus
21. 2020-06-23
    soldstatus Sold 155-char remark

    Show marketing remark (155 chars)

    INVESTORS ONLY - tenant occupied. Great 2-2 condo to add to your investment portfolio. See also 9797 Leawood #1201 for investor (tenant occupied) purchase.

22. 2020-06-21
    status Pending 155-char remark

    Show marketing remark (155 chars)

    INVESTORS ONLY - tenant occupied. Great 2-2 condo to add to your investment portfolio. See also 9797 Leawood #1201 for investor (tenant occupied) purchase.

23. 2020-06-10
    status Option Pending 155-char remark

    Show marketing remark (155 chars)

    INVESTORS ONLY - tenant occupied. Great 2-2 condo to add to your investment portfolio. See also 9797 Leawood #1201 for investor (tenant occupied) purchase.

24. 2020-03-05
    listed $62,000 Active 155-char remark

    Show marketing remark (155 chars)

    INVESTORS ONLY - tenant occupied. Great 2-2 condo to add to your investment portfolio. See also 9797 Leawood #1201 for investor (tenant occupied) purchase.

25. 2019-06-03
    soldstatus Sold
26. 2019-05-08
    status Pending
27. 2019-05-01
    listed $69,000 Active
28. 2019-03-11
    soldstatus
29. 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: $2,195 · $183/mo
• Projected year-2 tax: $2,195 · $183/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: $15,781
• − Mortgage interest: −$4,705
• − Property taxes: −$2,195
• − Insurance: −$420
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − HOA: −$4,800
• − Depreciation: −$2,444
• Taxable loss: −$1,308
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $80/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

+21.7% since first listed

16 events — show timeline

• 2026-05-12 Listed $83,999 HARMLS
• 2025-08-05 Listing Removed — HARMLS
• 2025-02-03 Listed $110,000 HARMLS
• 2024-01-29 Rental Removed $1,300 HARMLS
• 2023-11-04 Listed for Rent $1,300 HARMLS
• 2022-11-03 Sold (Public Records) — Public Records
• 2020-06-24 Sold (Public Records) — Public Records
• 2020-06-23 Sold (MLS) — HARMLS
• 2020-06-21 Pending — HARMLS
• 2020-06-10 Pending — HARMLS
• 2020-03-05 Listed $62,000 HARMLS
• 2019-06-03 Sold (MLS) — HARMLS
• 2019-05-08 Pending — HARMLS
• 2019-05-01 Listed $69,000 HARMLS
• 2019-03-11 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,195 · -2.4% YoY. Source: county tax records.