12211 W Village Dr Unit C · Houston, TX 77039

$109,999

2 bd · 1.5 ba · 1,496 sqft · Townhouse public records · 188 Days on market

Built 1979 2,077 sqft lot $74/sqft · 6% above area Est $104k · 6% over

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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 +25.8/30.0
• DSCR +8.7/10.0
• 1% rule +6.4/10.0
• ARV discount +4.8/15.0
• 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

JUST LISTED! This Charming 2 story town home in East Houston! The home consists of 2 bedrooms and 2 bathrooms. Although some minor repairs are needed this property shows plenty potential and its ideal location offers the convenience of having easy access to Highway 69 & Beltway 8! We have other units available in this area. You can buy just one or all four units in a PACKAGE DEAL. The Package Price for the four units is $439,999 and you will own 12439 W Village Dr #D, 12255 W Village Dr #D, 12211 W Village Dr #C, 12311 W Village Dr #C. This is a great opportunity! WE MAKE IT EASY TO OWN. Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Ideal location
• Built 1979
• Listed 188 days

Tags

• IDEAL LOCATION
• EASY ACCESS TO HIGHWAY 69
• EASY ACCESS TO BELTWAY 8

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: schools D, 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.
• Market conditions: 83 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 32% 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 $760 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 188 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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

• Climate carrying-cost: 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 $96,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.14% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (median comp): $103,775
• List price: $109,999
• Delta: 6.00%
• 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
5618 Easthampton Dr Unit D	0.06mi	2/1.5	1,411 (-6%)	4mo	$64,900	$46	84
5714 Easthampton Dr Unit C	0.09mi	3/2.5 (+1)	1,527 (+2%)	4mo	$125,000	$82	80
12223 Wild Pine Dr Unit D	0.20mi	2/2.5	1,555 (+4%)	2mo	$110,900	$71	78
12223 W Village Dr Unit D	0.02mi	2/1.5	1,619 (+8%)	12mo	$55,000	$34	75
12419 W Village Dr Unit A	0.25mi	2/1.5	1,526 (+2%)	13mo	$58,000	$38	74
5755 Easthampton Dr Unit C	0.13mi	3/2.5 (+1)	1,623 (+8%)	1mo	$117,999	$73	70
5731 Easthampton Dr Unit A	0.09mi	3/2.5 (+1)	1,623 (+8%)	5mo	$122,500	$75	68
12203 W Village Dr Unit C	0.03mi	3/2.0 (+1)	1,698 (+14%)	2mo	$139,000	$82	67
12339 W Village Dr Unit D	0.20mi	2/1.5	1,340 (-10%)	12mo	$55,000	$41	64
5767 Easthampton Dr Unit C	0.14mi	3/2.0 (+1)	1,623 (+8%)	12mo	$128,000	$79	62
12282 Wild Pine Dr Unit A	0.29mi	2/2.0	1,313 (-12%)	11mo	$99,900	$76	54
12439 W Village Dr Unit B	0.27mi	3/2.5 (+1)	1,320 (-12%)	14mo	$110,000	$83	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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-736
• Equity at exit: $16,401

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $21,352
• Equity at exit: $9,511

Cash invested: $30,800 (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: 83
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$577
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $268

Break-even live

Break-even rent $915

Max offer price $109,999

Occupancy floor 74%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	$1,006	$0.94	43d	16	0.49mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.10mi
4505 Aldine Mail Rte Rd Houston, TX	1.0–2.0	1.0–2.0	787	$1,350	$1.71	1d	6	1.14mi
4610 Anice St Houston, TX	3.0	2.0	1786	$1,566	$0.88	12d	1	1.16mi
4505 Aldine Mail Route Rd Unit 712 Houston, TX	2.0	2.0	929	$1,325	$1.43	43d	1	1.18mi
11435 Raincove Dr Unit A Houston, TX	3.0	1.0	1000	$1,345	$1.34	3d	1	1.18mi
4335 Aldine Mail Route Rd Houston, TX	1.0–3.0	1.0–2.0	936	$1,118	$1.19	1d	7	1.24mi
4335 Aldine Mail Route Rd Houston, TX	2.0	1.0–2.0	872	$983	$1.13	21d	6	1.24mi
4341 Aldine Mail Route Rd Houston, TX	2.0	2.0	929	$1,107	$1.19	43d	1	1.25mi
4341 Aldine Mail Route Rd Houston, TX	2.0	2.0	929	$1,107	$1.19	21d	1	1.25mi
5526 Rotan Dr Houston, TX	3.0	2.0	1050	$900	$0.86	18d	1	1.37mi
12556 John F Kennedy Blvd Houston, TX	2.0	2.0	929	$1,115	$1.20	43d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $109,999 Active 188 DOM
2. 2026-06-17
   days on market $109,999 Active 187 DOM
3. 2026-06-16
   days on market $109,999 Active 186 DOM
4. 2026-06-15
   days on market $109,999 Active 185 DOM
5. 2026-06-13
   days on market $109,999 Active 183 DOM
6. 2026-06-13
   days on market $109,999 Active 182 DOM
7. 2026-06-09
   days on market $109,999 Active 179 DOM
8. 2026-06-08
   days on market $109,999 Active 178 DOM
9. 2026-06-07
   days on market $109,999 Active 177 DOM
10. 2026-06-04
    days on market $109,999 Active 174 DOM
11. 2026-06-03
    days on market $109,999 Active 173 DOM
12. 2026-06-02
    days on market $109,999 Active 172 DOM
13. 2026-06-01
    days on market $109,999 Active 171 DOM
14. 2026-05-31
    days on market $109,999 Active 170 DOM
15. 2026-03-23
    price $109,999 775-char remark

    Show marketing remark (775 chars)

    JUST LISTED! This Charming 2 story town home in East Houston! The home consists of 2 bedrooms and 2 bathrooms. Although some minor repairs are needed this property shows plenty potential and its ideal location offers the convenience of having easy access to Highway 69 & Beltway 8! We have other units available in this area. You can buy just one or all four units in a PACKAGE DEAL. The Package Price for the four units is $439,999 and you will own 12439 W Village Dr #D, 12255 W Village Dr #D, 12211 W Village Dr #C, 12311 W Village Dr #C. This is a great opportunity! WE MAKE IT EASY TO OWN. Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

16. 2025-12-12
    listed $114,499 Active 775-char remark

    Show marketing remark (775 chars)

    JUST LISTED! This Charming 2 story town home in East Houston! The home consists of 2 bedrooms and 2 bathrooms. Although some minor repairs are needed this property shows plenty potential and its ideal location offers the convenience of having easy access to Highway 69 & Beltway 8! We have other units available in this area. You can buy just one or all four units in a PACKAGE DEAL. The Package Price for the four units is $439,999 and you will own 12439 W Village Dr #D, 12255 W Village Dr #D, 12211 W Village Dr #C, 12311 W Village Dr #C. This is a great opportunity! WE MAKE IT EASY TO OWN. Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

17. 2022-09-12
    soldstatus
18. 2010-09-02
    soldstatus
19. 2010-06-24
    soldstatus
20. 2010-06-18
    soldstatus 67-char remark

    Show marketing remark (67 chars)

    MINOR TLC NEEDED - 2/2/2 WITH UPSTAIRS LOFT - 2 CAR DETACHED GARAGE

21. 2010-05-21
    historical 67-char remark

    Show marketing remark (67 chars)

    MINOR TLC NEEDED - 2/2/2 WITH UPSTAIRS LOFT - 2 CAR DETACHED GARAGE

22. 2010-03-18
    listed $13,999 67-char remark

    Show marketing remark (67 chars)

    MINOR TLC NEEDED - 2/2/2 WITH UPSTAIRS LOFT - 2 CAR DETACHED GARAGE

23. 1990-10-25
    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: $1,200 · $100/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$813/yr (+$68/mo · 67.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $15,054
• − Mortgage interest: −$6,162
• − Property taxes: −$1,200
• − Insurance: −$550
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,200
• Taxable income: $1,534
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,852/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

+685.8% since first listed

9 events — show timeline

• 2026-03-23 Price Changed $109,999 HARMLS
• 2025-12-12 Listed $114,499 HARMLS
• 2022-09-12 Sold (Public Records) — Public Records
• 2010-09-02 Sold (Public Records) — Public Records
• 2010-06-24 Sold (Public Records) — Public Records
• 2010-06-18 Sold (MLS) — HARMLS
• 2010-05-21 Listing Removed — HARMLS
• 2010-03-18 Listed $13,999 HARMLS
• 1990-10-25 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,200 · +9.5% YoY. Source: county tax records.