12203 Wild Pine Dr Unit B · Houston, TX 77039

$100,000

3 bd · 2.5 ba · 1,560 sqft · Townhouse public records · 30 Days on market

Built 1979 1,795 sqft lot Est $114k · 12% under $203/mo HOA · 13% of rent

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Why this score? — see what drove the B- 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 +24.2/30.0
• ARV discount +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated 2-story townhome (middle unit of 3) offers a rare atrium that fills the home with natural light and creates a warm, inviting atmosphere. Step inside to find a modern kitchen with stylish updates, perfect for everyday living and entertaining. Both restrooms have also been tastefully renovated, blending comfort and functionality. The thoughtful layout offers spacious living downstairs, with bedrooms tucked away upstairs for privacy. The unique atrium adds a touch of charm—ideal for enjoying your morning coffee, relaxing with a good book, or showcasing your favorite plants. With its convenient design, updated finishes, and timeless appeal, this townhome is move-in ready and waiting for you!

Key facts

• Rare atrium
• Modern kitchen
• Spacious living

Tags

• RARE ATRIUM
• MODERN KITCHEN
• TASTEFULLY RENOVATED RESTROOMS
• SPACIOUS LIVING
• PRIVATE ATRIUM

Property features AI

Finance

• Other: Lease not considered
• HOA & community: Managed by Randall Management; Association fee $165 monthly

Exterior

• Parking: Attached garage with automatic opener; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Two stories; Built in 1979; Slab foundation
• Construction: Cement and wood siding construction; Composition roof; Slab foundation; Year built: 1979
• Exterior features: Composition roof; Cement siding; Wood siding; Lot approximately 1,795 square feet

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: Primary bedroom on second floor; Two additional bedrooms on second floor
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Granite counters; One fireplace
• Laundry & utility: Washer and dryer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: crime F.
• Aldine ISD (suburban): math 16% / reading 21% proficiency, ranked #790 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Johnson El (math 14% / reading 11%, grade F, #4,167 of 4,322 statewide, top 97%, 597 students, 98% FRL); Hambrick Middle (math 12% / reading 22%, grade F, #1,520 of 1,662 statewide, top 92%, 1,021 students, 93% FRL); Macarthur H S (math 16% / reading 24%, grade F, #1,397 of 1,632 statewide, top 87%, 3,571 students, 85% FRL).
• Market conditions: 84 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 39% of the median local income ($47k/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 $691 of loan paydown is wiped out by about $3k 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 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $100k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $113,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12223 Wild Pine Dr Unit D	0.04mi	2/2.5 (-1)	1,555 (-0%)	2mo	$110,900	$71	91
5755 Easthampton Dr Unit C	0.07mi	3/2.5	1,623 (+4%)	1mo	$117,999	$73	89
5714 Easthampton Dr Unit C	0.13mi	3/2.5	1,527 (-2%)	4mo	$125,000	$82	87
5731 Easthampton Dr Unit A	0.09mi	3/2.5	1,623 (+4%)	5mo	$122,500	$75	84
5767 Easthampton Dr Unit C	0.04mi	3/2.0	1,623 (+4%)	12mo	$128,000	$79	79
12203 W Village Dr Unit C	0.16mi	3/2.0	1,698 (+9%)	2mo	$139,000	$82	74
12307 W Village Dr Unit C	0.22mi	3/2.0	1,491 (-4%)	15mo	$135,700	$91	68
12223 W Village Dr Unit D	0.19mi	2/1.5 (-1)	1,619 (+4%)	12mo	$55,000	$34	66
5618 Easthampton Dr Unit D	0.17mi	2/1.5 (-1)	1,411 (-10%)	4mo	$64,900	$46	64
12307 W Village Dr Unit A	0.22mi	3/2.0	1,728 (+11%)	10mo	$119,900	$69	62
12419 W Village Dr Unit A	0.33mi	2/1.5 (-1)	1,526 (-2%)	13mo	$58,000	$38	62
12339 W Village Dr Unit D	0.24mi	2/1.5 (-1)	1,340 (-14%)	12mo	$55,000	$41	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,329
• Equity at exit: $14,910

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $14,305
• Equity at exit: $8,646

Cash invested: $28,000 (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 77039

• Home prices YoY: -20.7%
• Active inventory: 84
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$524
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$42
• HOA: −$203
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $199

Break-even live

Break-even rent $1,291

Max offer price $100,000

Occupancy floor 82%

Sensitivity live

Price	-10% $255	-5% $227	+0% $199	+5% $170	+10% $142
Rent	-10% $77	-5% $138	+0% $199	+5% $260	+10% $320
Rate	-1.0pp $249	-0.5pp $224	base $199	+0.5pp $173	+1.0pp $146

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5001 Aldine Mail Route Rd Houston, TX	1.0–5.0	1.0–2.5	1065	$1,144	$1.07	45d	16	0.66mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	0.99mi
13121 Vickery St Houston, TX	4.0	2.0	1900	$1,950	$1.03	45d	1	1.29mi
4610 Anice St Houston, TX	3.0	2.0	1786	$1,566	$0.88	14d	1	1.33mi
5526 Rotan Dr Houston, TX	3.0	2.0	1050	$900	$0.86	20d	1	1.37mi
4335 Aldine Mail Route Rd Houston, TX	1.0–3.0	1.0–2.0	936	$1,307	$1.40	3d	7	1.42mi

HOA detail

• Monthly dues: $203 · $2,436/yr

Listing history 41 events

1. 2026-06-21
   days on market $100,000 Active 30 DOM
2. 2026-06-18
   days on market $100,000 Active 27 DOM
3. 2026-06-17
   days on market $100,000 Active 26 DOM
4. 2026-06-16
   days on market $100,000 Active 25 DOM
5. 2026-06-15
   pricedays on market $100,000 Active 24 DOM
6. 2026-06-13
   days on market $107,900 Active 22 DOM
7. 2026-06-13
   days on market $107,900 Active 21 DOM
8. 2026-06-09
   days on market $107,900 Active 18 DOM
9. 2026-06-08
   days on market $107,900 Active 17 DOM
10. 2026-06-07
    days on market $107,900 Active 16 DOM
11. 2026-06-04
    days on market $107,900 Active 13 DOM
12. 2026-06-03
    days on market $107,900 Active 12 DOM
13. 2026-06-02
    days on market $107,900 Active 11 DOM
14. 2026-06-01
    days on market $107,900 Active 10 DOM
15. 2026-05-31
    days on market $107,900 Active 9 DOM
16. 2026-05-22
    listed $107,900 Active
17. 2026-04-28
    soldstatus
18. 2026-04-17
    soldstatus Closed 733-char remark

    Show marketing remark (733 chars)

    This beautifully updated 2-story townhome (middle unit of 3) offers a rare atrium that fills the home with natural light and creates a warm, inviting atmosphere. Step inside to find a modern kitchen with stylish updates, perfect for everyday living and entertaining. Both restrooms have also been tastefully renovated, blending comfort and functionality. The thoughtful layout offers spacious living downstairs, with bedrooms tucked away upstairs for privacy. The unique atrium adds a touch of charm—ideal for enjoying your morning coffee, relaxing with a good book, or showcasing your favorite plants. With its convenient design, updated finishes, and timeless appeal, this townhome is move-in ready and waiting for you!

19. 2026-02-13
    status Pending 733-char remark

    Show marketing remark (733 chars)

    This beautifully updated 2-story townhome (middle unit of 3) offers a rare atrium that fills the home with natural light and creates a warm, inviting atmosphere. Step inside to find a modern kitchen with stylish updates, perfect for everyday living and entertaining. Both restrooms have also been tastefully renovated, blending comfort and functionality. The thoughtful layout offers spacious living downstairs, with bedrooms tucked away upstairs for privacy. The unique atrium adds a touch of charm—ideal for enjoying your morning coffee, relaxing with a good book, or showcasing your favorite plants. With its convenient design, updated finishes, and timeless appeal, this townhome is move-in ready and waiting for you!

20. 2026-02-10
    status Active 733-char remark

    Show marketing remark (733 chars)

    This beautifully updated 2-story townhome (middle unit of 3) offers a rare atrium that fills the home with natural light and creates a warm, inviting atmosphere. Step inside to find a modern kitchen with stylish updates, perfect for everyday living and entertaining. Both restrooms have also been tastefully renovated, blending comfort and functionality. The thoughtful layout offers spacious living downstairs, with bedrooms tucked away upstairs for privacy. The unique atrium adds a touch of charm—ideal for enjoying your morning coffee, relaxing with a good book, or showcasing your favorite plants. With its convenient design, updated finishes, and timeless appeal, this townhome is move-in ready and waiting for you!

21. 2025-10-16
    status Pending 733-char remark

    Show marketing remark (733 chars)

    This beautifully updated 2-story townhome (middle unit of 3) offers a rare atrium that fills the home with natural light and creates a warm, inviting atmosphere. Step inside to find a modern kitchen with stylish updates, perfect for everyday living and entertaining. Both restrooms have also been tastefully renovated, blending comfort and functionality. The thoughtful layout offers spacious living downstairs, with bedrooms tucked away upstairs for privacy. The unique atrium adds a touch of charm—ideal for enjoying your morning coffee, relaxing with a good book, or showcasing your favorite plants. With its convenient design, updated finishes, and timeless appeal, this townhome is move-in ready and waiting for you!

22. 2025-09-25
    listed $87,000 Active 733-char remark

    Show marketing remark (733 chars)

    This beautifully updated 2-story townhome (middle unit of 3) offers a rare atrium that fills the home with natural light and creates a warm, inviting atmosphere. Step inside to find a modern kitchen with stylish updates, perfect for everyday living and entertaining. Both restrooms have also been tastefully renovated, blending comfort and functionality. The thoughtful layout offers spacious living downstairs, with bedrooms tucked away upstairs for privacy. The unique atrium adds a touch of charm—ideal for enjoying your morning coffee, relaxing with a good book, or showcasing your favorite plants. With its convenient design, updated finishes, and timeless appeal, this townhome is move-in ready and waiting for you!

23. 2025-05-06
    historical $1,400
24. 2025-05-05
    historical
25. 2025-05-04
    listed $1,400
26. 2025-05-01
    status Active
27. 2025-04-09
    status Pending
28. 2025-04-07
    status Active
29. 2025-01-23
    status Pending
30. 2025-01-14
    status Option Pending
31. 2024-11-22
    listed $120,000 Active
32. 2020-11-10
    soldstatus
33. 2020-11-09
    soldstatus Sold
34. 2020-09-23
    status Pending
35. 2020-09-14
    status Option Pending
36. 2020-09-09
    price $87,000
37. 2020-09-09
    price $88,000
38. 2020-09-08
    listed $89,000 Active
39. 2020-04-30
    soldstatus
40. 2001-02-01
    soldstatus $34,000
41. 2001-01-23
    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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $18,513
• − Mortgage interest: −$5,602
• − Property taxes: −$3,013
• − Insurance: −$500
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − HOA: −$2,436
• − Depreciation: −$2,909
• Taxable income: $1,091
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,121/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: Aldine ISD
• NCES district ID: 4807710
• Math proficiency: 16% ▼ -23.00%
• Reading proficiency: 21% ▼ -11.00%
• Median HH income: $37,081
• Composite: 15.42/100
• National rank: #9317
• State rank: #790 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 27,862
• Household income: $47,119
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1128.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 15% Black 9% White 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Foreign-born: 38% · Canada
• Languages at home: 25% English-only · Spanish 74% Other Asian/Pacific 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: ▼ -82.88%
• Current HPI: 316.66
• Rent YoY: —
• 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

+217.4% since first listed

26 events — show timeline

• 2026-05-22 Listed $107,900 HARMLS
• 2026-04-28 Sold (Public Records) — Public Records
• 2026-04-17 Sold (MLS) — HARMLS
• 2026-02-13 Pending — HARMLS
• 2026-02-10 Relisted — HARMLS
• 2025-10-16 Pending — HARMLS
• 2025-09-25 Listed $87,000 HARMLS
• 2025-05-06 Rental Removed $1,400 HARMLS
• 2025-05-05 Listing Removed — HARMLS
• 2025-05-04 Listed for Rent $1,400 HARMLS
• 2025-05-01 Relisted — HARMLS
• 2025-04-09 Pending — HARMLS
• 2025-04-07 Relisted — HARMLS
• 2025-01-23 Pending — HARMLS
• 2025-01-14 Pending — HARMLS
• 2024-11-22 Listed $120,000 HARMLS
• 2020-11-10 Sold (Public Records) — Public Records
• 2020-11-09 Sold (MLS) — HARMLS
• 2020-09-23 Pending — HARMLS
• 2020-09-14 Pending — HARMLS
• 2020-09-09 Price Changed $87,000 HARMLS
• 2020-09-09 Price Changed $88,000 HARMLS
• 2020-09-08 Listed $89,000 HARMLS
• 2020-04-30 Sold (Public Records) — Public Records
• 2001-02-01 Sold (Public Records) $34,000 Public Records
• 2001-01-23 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,013 · -0.5% YoY. Source: county tax records.