2336 Shadowdale Dr · Houston, TX 77043

$147,000

3 bd · 2.5 ba · 1,986 sqft · Townhouse public records · 86 Days on market

Built 1970 1,968 sqft lot $74/sqft · 28% below area Est $204k · 28% under $489/mo HOA · 26% of rent ↓ 16% since listing

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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).

• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• Cash flow +6.4/30.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2336 Shadowdale, Houston, TX, a spacious three-bedroom, two-bath townhouse located in the desirable Village Apartments community. This well-designed home features generously sized rooms and all formal living areas, offering flexibility for both everyday living and entertaining. Residents enjoy access to community amenities including a large lap pool and tennis court, perfect for an active lifestyle. The property is conveniently located near I-10 and the Beltway, providing easy access to major employment centers, shopping, and dining throughout Houston. Zoned to Houston ISD, this home combines space, location, and community amenities in one attractive package.

Key facts

• Large lap pool
• Tennis court
• Zoned to houston isd

Tags

• LARGE LAP POOL
• TENNIS COURT
• ZONED TO HOUSTON ISD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $147k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (28.3% below list).
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $105k (28.3% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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.
• 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.
• Zoned schools: Westwood El (math 20% / reading 20%, grade F, #3,536 of 4,322 statewide, top 83%, 409 students, 93% FRL); Spring Oaks Middle (math 22% / reading 30%, grade F, #1,222 of 1,662 statewide, top 74%, 644 students, 91% FRL); Spring Woods H S (math 53% / reading 36%, grade F, #652 of 1,632 statewide, top 43%, 2,113 students, 82% FRL) — zoned schools average 89% FRL vs 54% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 46% district-wide (-16 pts) — the specific schools serving this property underperform the Spring Branch ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 202 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 86 days — a 6% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $28k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; HOA is 26% of rent.
• Climate carrying-cost: 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 $105,350 (28.3% 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 86 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.30% ✓
• Cap rate: 4.23%
• Cash-on-cash: -7.38%
• DSCR: 0.67
• GRM: 6.4

CMA / ARV

• ARV (median comp): $204,297
• List price: $147,000
• Delta: -28.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 Shadowdale Dr #358	0.12mi	3/2.5	1,964 (-1%)	2mo	$170,000	$87	91
10520 Hammerly Blvd #249	0.11mi	3/2.5	1,986 (0%)	5mo	$169,000	$85	90
2233 Triway Ln #267	0.12mi	3/2.5	1,986 (0%)	8mo	$179,000	$90	88
2263 Triway Ln	0.05mi	3/2.5	1,976 (-0%)	11mo	$205,000	$104	88
2202 Shadowdale Dr	0.14mi	3/2.5	2,039 (+3%)	3mo	$194,000	$95	87
2206 Shadowdale Dr #355	0.13mi	3/2.5	1,964 (-1%)	9mo	$210,000	$107	85
2247 Triway Ln #238	0.08mi	3/3.0	1,900 (-4%)	13mo	$226,900	$119	76
2231 Triway Ln #266	0.12mi	4/2.5 (+1)	2,128 (+7%)	1mo	$135,000	$63	76
2318 Shadowdale Dr #297	0.04mi	3/2.5	2,138 (+8%)	13mo	$247,900	$116	75
2214 Triway Ln	0.16mi	3/2.5	1,846 (-7%)	14mo	$179,900	$97	70
10416 Hammerly Blvd #45	0.26mi	3/2.5	1,846 (-7%)	12mo	$219,900	$119	66
2246 Triway Ln	0.23mi	4/2.5 (+1)	1,716 (-14%)	10mo	$219,900	$128	53

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: -35.5%
• Equity multiple: -0.09×
• Total profit: $-45,055
• Equity at exit: $21,918

10-year hold

• IRR: -96.4%
• Equity multiple: -0.93×
• Total profit: $-79,632
• Equity at exit: $12,710

Cash invested: $41,160 (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 77043

• Rents YoY: -0.9%
• Active inventory: 202
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$771
• Tax from tax record: −$439 /mo · $5,268/yr
• Insurance: −$61
• HOA: −$489
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-253

Break-even live

Break-even rent $2,228

Max offer price $105,350

Occupancy floor —

Sensitivity live

Price	-10% $-170	-5% $-212	+0% $-253	+5% $-295	+10% $-336
Rent	-10% $-404	-5% $-329	+0% $-253	+5% $-178	+10% $-103
Rate	-1.0pp $-179	-0.5pp $-216	base $-253	+0.5pp $-291	+1.0pp $-330

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10580 Hammerly Blvd Houston, TX	1.0–4.0	1.0–2.5	987	$1,367	$1.38	0d	30	0.16mi
2226 Triway Ln #100 Houston, TX	3.0	2.5	1584	$1,900	$1.20	45d	1	0.20mi
10386 Hammerly Blvd Houston, TX	3.0	3.0	1716	$1,950	$1.14	45d	1	0.32mi
2823 Stetson Ln Houston, TX	4.0	2.0	2050	$3,050	$1.49	45d	1	0.74mi
10105 Kempwood Dr Houston, TX	1.0–3.0	1.0–2.0	925	$1,575	$1.70	4d	24	0.91mi
10214 Londonderry Dr Houston, TX	3.0	2.0	1606	$2,600	$1.62	45d	1	0.92mi
10829 Hammerly Blvd Houston, TX	2.0	2.0	1226	$2,064	$1.68	26d	1	1.05mi
10221 Centrepark Dr Unit 525 Houston, TX	3.0	2.0	1386	$2,039	$1.47	0d	1	1.12mi
10221 Centrepark Dr Unit 10254 Houston, TX	3.0	2.0	1386	$2,014	$1.45	45d	1	1.12mi
10221 Centrepark Dr Unit 3174 Houston, TX	3.0	2.0	1386	$2,090	$1.51	13d	1	1.12mi
11002 Hammerly Blvd Houston, TX	2.0–4.0	2.5	1686	$1,700	$1.01	0d	2	1.14mi
3125 Crestdale Dr Unit 1006 Houston, TX	3.0	2.0	1495	$1,629	$1.09	26d	1	1.24mi
3125 Crestdale Dr Unit 1057 Houston, TX	3.0	2.0	1241	$1,419	$1.14	45d	1	1.24mi
3125 Crestdale Dr Unit 1436 Houston, TX	3.0	2.0	1450	$1,599	$1.10	45d	1	1.24mi
3125 Crestdale Dr Unit 1305 Houston, TX	4.0	2.0	1600	$1,819	$1.14	45d	1	1.24mi
3125 Crestdale Dr Unit 1006 Houston, TX	3.0	2.0	1500	$1,629	$1.09	45d	1	1.24mi
3125 Crestdale Dr Unit 1091 Houston, TX	3.0	2.0	1450	$1,500	$1.03	45d	1	1.24mi
3125 Crestdale Dr Unit 1082 Houston, TX	4.0	2.0	1600	$1,200	$0.75	45d	1	1.24mi
3125 Crestdale Dr Unit 2346 Houston, TX	3.0	2.0	1354	$1,499	$1.11	45d	1	1.24mi
3125 Crestdale Dr Unit 1064 Houston, TX	3.0	2.0	1400	$1,399	$1.00	45d	1	1.24mi
3125 Crestdale Dr Houston, TX	3.0	3.0	1400	$1,749	$1.25	45d	1	1.32mi
1506 Witte Rd Unit 16 Houston, TX	3.0	2.0	1350	$1,549	$1.15	45d	1	1.33mi
1500 Witte Rd Houston, TX	1.0–3.0	1.5–2.5	1085	$1,639	$1.51	0d	12	1.36mi
10800 Clay Rd Houston, TX	1.0–3.0	1.0–2.0	1016	$2,010	$1.98	1d	33	1.38mi
3125 Crestdale Dr Unit 3158 Houston, TX	3.0	2.0	1241	$1,573	$1.27	12d	1	1.40mi
3125 Crestdale Dr Unit 3148 Houston, TX	3.0	2.0	1241	$1,533	$1.24	0d	1	1.40mi
9945 Storehouse Dr Houston, TX	3.0	2.5	2119	$2,600	$1.23	45d	1	1.49mi
9634 Rockhurst Dr Houston, TX	4.0	2.0	1881	$2,700	$1.44	45d	1	1.49mi

HOA detail

• Monthly dues: $489 · $5,868/yr
• Likely covers: pool

Listing history 9 events

1. 2026-05-05
   status Pending 681-char remark

   Show marketing remark (681 chars)

   Welcome to 2336 Shadowdale, Houston, TX, a spacious three-bedroom, two-bath townhouse located in the desirable Village Apartments community. This well-designed home features generously sized rooms and all formal living areas, offering flexibility for both everyday living and entertaining. Residents enjoy access to community amenities including a large lap pool and tennis court, perfect for an active lifestyle. The property is conveniently located near I-10 and the Beltway, providing easy access to major employment centers, shopping, and dining throughout Houston. Zoned to Houston ISD, this home combines space, location, and community amenities in one attractive package.

2. 2026-05-05
   status Active 681-char remark

   Show marketing remark (681 chars)

   Welcome to 2336 Shadowdale, Houston, TX, a spacious three-bedroom, two-bath townhouse located in the desirable Village Apartments community. This well-designed home features generously sized rooms and all formal living areas, offering flexibility for both everyday living and entertaining. Residents enjoy access to community amenities including a large lap pool and tennis court, perfect for an active lifestyle. The property is conveniently located near I-10 and the Beltway, providing easy access to major employment centers, shopping, and dining throughout Houston. Zoned to Houston ISD, this home combines space, location, and community amenities in one attractive package.

3. 2026-05-04
   historical 681-char remark

   Show marketing remark (681 chars)

   Welcome to 2336 Shadowdale, Houston, TX, a spacious three-bedroom, two-bath townhouse located in the desirable Village Apartments community. This well-designed home features generously sized rooms and all formal living areas, offering flexibility for both everyday living and entertaining. Residents enjoy access to community amenities including a large lap pool and tennis court, perfect for an active lifestyle. The property is conveniently located near I-10 and the Beltway, providing easy access to major employment centers, shopping, and dining throughout Houston. Zoned to Houston ISD, this home combines space, location, and community amenities in one attractive package.

4. 2026-04-28
   status Active 681-char remark

   Show marketing remark (681 chars)

   Welcome to 2336 Shadowdale, Houston, TX, a spacious three-bedroom, two-bath townhouse located in the desirable Village Apartments community. This well-designed home features generously sized rooms and all formal living areas, offering flexibility for both everyday living and entertaining. Residents enjoy access to community amenities including a large lap pool and tennis court, perfect for an active lifestyle. The property is conveniently located near I-10 and the Beltway, providing easy access to major employment centers, shopping, and dining throughout Houston. Zoned to Houston ISD, this home combines space, location, and community amenities in one attractive package.

5. 2026-04-25
   status Pending 681-char remark

   Show marketing remark (681 chars)

   Welcome to 2336 Shadowdale, Houston, TX, a spacious three-bedroom, two-bath townhouse located in the desirable Village Apartments community. This well-designed home features generously sized rooms and all formal living areas, offering flexibility for both everyday living and entertaining. Residents enjoy access to community amenities including a large lap pool and tennis court, perfect for an active lifestyle. The property is conveniently located near I-10 and the Beltway, providing easy access to major employment centers, shopping, and dining throughout Houston. Zoned to Houston ISD, this home combines space, location, and community amenities in one attractive package.

6. 2026-04-22
   price $147,000 681-char remark

   Show marketing remark (681 chars)

   Welcome to 2336 Shadowdale, Houston, TX, a spacious three-bedroom, two-bath townhouse located in the desirable Village Apartments community. This well-designed home features generously sized rooms and all formal living areas, offering flexibility for both everyday living and entertaining. Residents enjoy access to community amenities including a large lap pool and tennis court, perfect for an active lifestyle. The property is conveniently located near I-10 and the Beltway, providing easy access to major employment centers, shopping, and dining throughout Houston. Zoned to Houston ISD, this home combines space, location, and community amenities in one attractive package.

7. 2026-03-20
   price $161,000 681-char remark

   Show marketing remark (681 chars)

   Welcome to 2336 Shadowdale, Houston, TX, a spacious three-bedroom, two-bath townhouse located in the desirable Village Apartments community. This well-designed home features generously sized rooms and all formal living areas, offering flexibility for both everyday living and entertaining. Residents enjoy access to community amenities including a large lap pool and tennis court, perfect for an active lifestyle. The property is conveniently located near I-10 and the Beltway, providing easy access to major employment centers, shopping, and dining throughout Houston. Zoned to Houston ISD, this home combines space, location, and community amenities in one attractive package.

8. 2026-02-03
   listed $175,000 Active 681-char remark

   Show marketing remark (681 chars)

   Welcome to 2336 Shadowdale, Houston, TX, a spacious three-bedroom, two-bath townhouse located in the desirable Village Apartments community. This well-designed home features generously sized rooms and all formal living areas, offering flexibility for both everyday living and entertaining. Residents enjoy access to community amenities including a large lap pool and tennis court, perfect for an active lifestyle. The property is conveniently located near I-10 and the Beltway, providing easy access to major employment centers, shopping, and dining throughout Houston. Zoned to Houston ISD, this home combines space, location, and community amenities in one attractive package.

9. 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: $5,268 · $439/mo
• Projected year-2 tax: $5,268 · $439/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $22,888
• − Mortgage interest: −$8,234
• − Property taxes: −$5,268
• − Insurance: −$735
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − HOA: −$5,868
• − Depreciation: −$4,276
• Taxable loss: −$5,155
• Est. tax savings @ 24.0%: +$1,237
• After-tax cash flow: $-1,802/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): 29,048
• Household income: $79,359
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1667.0

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 44% White 37% Two or more races 25% Black 8% Asian 6%
• Hispanic origin (detail): Mexican 24% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 36% French/Haitian/Cajun 2% Vietnamese 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: ▼ -283.51%
• Current HPI: 286.4053
• Rent YoY: ▼ -0.86%
• 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

-16.0% since first listed

9 events — show timeline

• 2026-05-05 Pending — HARMLS
• 2026-05-05 Relisted — HARMLS
• 2026-05-04 Listing Removed — HARMLS
• 2026-04-28 Relisted — HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-04-22 Price Changed $147,000 HARMLS
• 2026-03-20 Price Changed $161,000 HARMLS
• 2026-02-03 Listed $175,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $5,268 · -1.4% YoY. Source: county tax records.