8456 Leawood Blvd · Houston, TX 77072

$120,000

3 bd · 2.5 ba · 1,408 sqft · Townhouse public records · 14 Days on market

Built 1969 2,256 sqft lot $85/sqft · 20% below area Est $150k · 20% under $110/mo HOA · 8% 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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +5.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own a unique townhome offering 4 bedrooms and 3 full bathrooms — a layout that is rarely available in this community. This recently updated home features a spacious and functional floor plan designed for comfortable living and flexibility. The home offers generous living areas, well-sized bedrooms, and thoughtful updates throughout. Step outside to a private back patio that provides direct access to the covered carport with two dedicated parking spaces, creating both convenience and additional outdoor enjoyment. Whether relaxing on the patio or entertaining guests, this outdoor space adds valuable functionality to the home. With its distinctive layout, recent updat

Key facts

• $110 HOA
• 2 parking spots
• Built 1969

Property features AI

Finance

• HOA & community: Leawood Colony HOA with $110 monthly fee (includes grounds maintenance)

Exterior

• Parking: 2-space carport
• Utilities: Public sewer
• Home design: Residential property; 2 stories; Built in 1969; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Deck; Patio

Interior

• Kitchen: Electric cooktop; Electric oven; Dishwasher; Microwave
• Bedrooms: Primary bedroom on second floor (15 x 11); Bedroom on second floor (10 x 10); Bedroom on second floor (10 x 10); Bedroom on first floor (10 x 10)
• Flooring: Laminate; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Kitchen island; Tub with shower; Vanity; Open living/dining area
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (45.9% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $65k (45.9% below list) — sets the bar for cash-flow.
• 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: 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: Martin El (math 11% / reading 26%, grade F, #3,759 of 4,322 statewide, top 88%, 715 students, 91% FRL); Holub Middle (math 22% / reading 33%, grade F, #1,156 of 1,662 statewide, top 71%, 791 students, 87% FRL); Alief Isd J J A E P (13 students, 77% FRL).
• Market conditions: Rents flat; 207 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 34% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,923 (45.9% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.19% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 7.0

CMA / ARV

• ARV (median comp): $150,141
• List price: $120,000
• Delta: -0.16%
• 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
8462 Leawood Blvd	0.01mi	3/2.5	1,408 (0%)	1mo	$160,000	$114	98
11437 Beechnut St #1437	0.05mi	3/3.0	1,408 (0%)	1mo	$164,900	$117	95
11475 Beechnut St	0.07mi	2/2.5 (-1)	1,408 (0%)	16mo	$145,000	$103	78
9022 Wilcrest Dr #9022	0.70mi	3/2.5	1,364 (-3%)	7mo	$140,000	$103	56
8533 Wilcrest Dr	0.69mi	3/2.5	1,428 (+1%)	15mo	$169,500	$119	53
8728 Wilcrest Dr #8728	0.60mi	2/1.5 (-1)	1,364 (-3%)	6mo	$129,900	$95	53
8966 Wilcrest Dr #8966	0.67mi	3/2.0	1,369 (-3%)	13mo	$120,000	$88	52
8563 Wilcrest Dr	0.72mi	2/1.5 (-1)	1,364 (-3%)	5mo	$129,000	$95	48
9006 Wilcrest Dr #9006	0.70mi	3/2.0	1,502 (+7%)	16mo	$165,000	$110	41
10824 Bexley Dr	0.67mi	3/2.0	1,242 (-12%)	11mo	$149,000	$120	38
9052 Wilcrest Dr #9052	0.69mi	3/2.5	1,574 (+12%)	15mo	$163,000	$104	36
10770 Bexley Dr	0.71mi	2/2.0 (-1)	1,242 (-12%)	16mo	$129,000	$104	27

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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -43.3%
• Equity multiple: -0.28×
• Total profit: $-43,036
• Equity at exit: $17,892

10-year hold

• IRR: —
• Equity multiple: -1.30×
• Total profit: $-77,409
• Equity at exit: $10,375

Cash invested: $33,600 (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 77072

• Home prices YoY: -26.4%
• Rents YoY: 0.1%
• Active inventory: 207
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$629
• Tax from tax record: −$228 /mo · $2,740/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$110
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-312

Break-even live

Break-even rent $1,828

Max offer price $64,923

Occupancy floor —

Sensitivity live

Price	-10% $-244	-5% $-278	+0% $-312	+5% $-346	+10% $-380
Rent	-10% $-425	-5% $-368	+0% $-312	+5% $-255	+10% $-199
Rate	-1.0pp $-251	-0.5pp $-281	base $-312	+0.5pp $-343	+1.0pp $-375

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8039 Boone Rd Houston, TX	1.0–3.0	1.0–2.5	938	$1,500	$1.60	14d	18	0.34mi
10901 Village Bend Ln Unit 1101 Houston, TX	2.0	2.0	1230	$1,350	$1.10	9d	1	0.46mi
10901 Village Bend Ln Apt 203 Houston, TX	2.0	2.0	1230	$1,350	$1.10	0d	1	0.46mi
10901 Village Bend Ln Unit 1213 Houston, TX	2.0	2.0	1230	$1,350	$1.10	45d	1	0.46mi
11523 Glenwolde Dr Houston, TX	3.0	2.0	1189	$1,350	$1.14	45d	1	0.62mi
10615 Beechnut St Houston, TX	1.0–3.0	1.0–2.0	940	$1,154	$1.23	0d	14	0.76mi
10555 Spice Ln Houston, TX	1.0–3.0	1.0–2.0	937	$1,215	$1.30	0d	15	0.81mi
8323 Cinnamon Ln Houston, TX	1.0–3.0	1.0–2.0	937	$1,285	$1.37	14d	1	0.85mi
10522 Beechnut St Houston, TX	1.0–3.0	1.0–2.5	1015	$1,350	$1.33	0d	13	0.87mi
8310 S Course Dr Houston, TX	2.0	2.0	918	$965	$1.05	45d	1	0.92mi
10528 Beechnut St Houston, TX	2.0	2.0	1270	$1,350	$1.06	45d	1	0.97mi
8600 S Course Dr Houston, TX	1.0–2.0	1.0–2.0	706	$1,176	$1.66	0d	31	1.02mi
7407 Riptide Dr Houston, TX	4.0	2.0	1538	$1,900	$1.24	5d	1	1.02mi
10215 Beechnut St Unit 10272 Houston, TX	2.0	2.0	1172	$1,148	$0.98	0d	1	1.02mi
10215 Beechnut St Unit 2162 Houston, TX	2.0	2.0	1172	$1,164	$0.99	9d	1	1.02mi
8006 Cook Rd Houston, TX	3.0	2.0	1200	$1,250	$1.04	45d	1	1.05mi
8606 S Course Dr Houston, TX	2.0	2.0	913	$1,050	$1.15	45d	1	1.05mi
10221 Beechnut St Houston, TX	2.0	2.0	1254	$1,305	$1.04	45d	1	1.06mi
9797 Leawood Blvd Houston, TX	2.0	2.0	1095	$1,175	$1.07	45d	2	1.09mi
10033 Spice Ln Houston, TX	2.0	2.0	1135	$1,175	$1.04	45d	1	1.12mi
9401 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,389	$1.80	3d	9	1.13mi
12023 Bissonnet St Unit 12056 Houston, TX	3.0	2.0	1179	$1,507	$1.28	0d	1	1.13mi
7526 Cook Rd Houston, TX	3.0	2.0	1290	$1,287	$1.00	45d	1	1.15mi
7520 Cook Rd Unit 2047 Houston, TX	2.0	2.0	935	$1,062	$1.14	12d	1	1.15mi
9761 Court Glen Dr Unit 123 Houston, TX	2.0	2.0	929	$989	$1.06	26d	1	1.17mi
10027 Spice Ln Houston, TX	2.0	1.0–2.0	1097	$1,180	$1.08	0d	13	1.20mi
9400 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,205	$1.56	45d	6	1.20mi
12023 Bissonnet St Houston, TX	1.0–2.0	1.0–2.0	753	$1,155	$1.53	45d	66	1.22mi
12400 Brookglade Cir Houston, TX	2.0	2.5	1212	$1,450	$1.20	45d	1	1.23mi
7520 Cook Rd Unit 3148 Houston, TX	3.0	2.0	1290	$1,306	$1.01	0d	1	1.25mi
7520 Cook Rd Unit 7553 Houston, TX	3.0	2.0	1290	$1,346	$1.04	12d	1	1.25mi
7520 Cook Rd Unit 424 Houston, TX	2.0	2.0	935	$1,027	$1.10	7d	1	1.25mi
7520 Cook Rd Unit 2112 Houston, TX	2.0	2.0	935	$1,011	$1.08	0d	1	1.25mi
7520 Cook Rd Unit 2148 Houston, TX	2.0	2.0	935	$1,052	$1.13	0d	1	1.25mi
7520 Cook Rd Unit 422 Houston, TX	2.0	2.0	935	$1,027	$1.10	9d	1	1.25mi
7520 Cook Rd Unit 421 Houston, TX	2.0	2.0	935	$1,051	$1.12	12d	1	1.25mi
11735 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	853	$1,410	$1.65	4d	23	1.25mi
9734 Clifton Park Dr Houston, TX	3.0	2.5	1800	$1,774	$0.99	7d	4	1.27mi
11715 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	796	$1,304	$1.64	0d	29	1.28mi
9850 S Kirkwood Rd Houston, TX	1.0–2.0	1.0–2.0	736	$1,210	$1.64	21d	15	1.32mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 11 events

1. 2026-06-03
   days on market $120,000 Pending 14 DOM
2. 2026-06-02
   days on market $120,000 Pending 13 DOM
3. 2026-06-01
   days on market $120,000 Pending 12 DOM
4. 2026-05-31
   days on market $120,000 Pending 11 DOM
5. 2026-05-17
   price $120,000 799-char remark
6. 2026-05-02
   listed $149,900 Active 799-char remark
7. 2026-05-01
   historical
8. 2026-04-08
   price $155,000
9. 2026-03-16
   listed $165,000 Active
10. 2003-10-22
    historical
11. 2003-05-23
    listed $76,000

ⓘ 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: $2,740 · $228/mo
• Projected year-2 tax: $2,740 · $228/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 2/10 Low FEMA zone AE · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 22 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: $17,201
• − Mortgage interest: −$6,722
• − Property taxes: −$2,740
• − Insurance: −$5,718
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − HOA: −$1,320
• − Depreciation: −$3,491
• Taxable loss: −$5,543
• Est. tax savings @ 24.0%: +$1,330
• After-tax cash flow: $-2,411/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): 57,108
• Household income: $51,070
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 3500.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 45% Asian 24% Black 23% Two or more races 19% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2%
• Foreign-born: 52% · Canada, Vietnam, China
• Languages at home: 30% English-only · Spanish 40% Vietnamese 16% Chinese 3%

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: ▼ -130.12%
• Current HPI: 362.1985
• Rent YoY: ▬ 0.05%
• 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

+57.9% since first listed

14 events — show timeline

• 2026-06-04 Pending — HARMLS
• 2026-05-28 Pending — HARMLS
• 2026-05-26 Relisted — HARMLS
• 2026-05-20 Pending — HARMLS
• 2026-05-20 Listed $120,000 HARMLS
• 2026-05-20 Pending — HARMLS
• 2026-05-19 Listing Removed — HARMLS
• 2026-05-17 Price Changed $120,000 HARMLS
• 2026-05-02 Listed $149,900 HARMLS
• 2026-05-01 Listing Removed — HARMLS
• 2026-04-08 Price Changed $155,000 HARMLS
• 2026-03-16 Listed $165,000 HARMLS
• 2003-10-22 Listing Removed — HARMLS
• 2003-05-23 Listed $76,000 HARMLS

Property tax history

+2.4%/yr

Latest (2025): $2,740 · +5.4% YoY. Source: county tax records.