12615 Brookglade Cir #201 · Houston, TX 77099

$69,000

1 bd · 1.0 ba · 674 sqft · Condo public records · 3 Days on market

Built 1981 $102/sqft · 10% below area Est $77k · 10% under $238/mo HOA · 26% of rent ↓ 5% since listing

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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).

• ARV discount +12.0/15.0
• Cash flow +10.7/30.0
• 1% rule +8.5/10.0
• Appreciation +6.3/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0

Listing remarks

Consider easy, low-maintenance living in this New Leaf Brookglade Condo, featuring a cozy open layout and living room with sliding door access to a private patio. The galley kitchen is equipped with ample granite countertop space, stainless steel appliances, electric range, and bright white cabinetry. Get comfortable in the primary suite with a walk-in closet and bathroom access. Your covered front outdoor space also gives you room for entertainment or relaxation and is complete with a storage. Upgrades include new renovations, window blinds, and new appliances. Enjoy nearby amenities such as a community pool, Eldridge Park, Arthur Storey Park, and Houston Funplex. Situated off Beltway 8, W

Key facts

• Community pool
• Walk-in closet
• Private patio

Tags

• PRIVATE PATIO
• GRANITE COUNTERTOP SPACE
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• COVERED FRONT OUTDOOR SPACE
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Brookglade association; Monthly association fee of $238; HOA covers common areas and trash; Community pool and curbs

Exterior

• Parking: Additional parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Built in 1981; Slab foundation
• Construction: Brick and cement siding construction; Composition roof
• Exterior features: Deck; Patio; Concrete road surface

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Garbage disposal; Granite counters
• Bedrooms: Primary bedroom located on the first floor (approx. 14 x 12)
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters; Tub with shower; Ceiling fans; One fireplace; Five total rooms
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Utility room on the first floor (approx. 3 x 3)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $42k (39.6% below list).
• Meets the 1% rule at list price ($931 rent vs $69k).
• Recommended offer: $42k (39.6% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• 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: Alexander El (math 10% / reading 21%, grade F, #3,990 of 4,322 statewide, top 93%, 676 students, 89% 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 soft (-1.7%/yr); 147 active listings in the ZIP; 39 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).

Forward outlook

• In year one you build about $2k of equity ($477 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $122/mo; HOA is 26% of rent.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); 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 $41,679 (39.6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 1.35% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 6.2

CMA / ARV

• ARV (median comp): $76,622
• List price: $69,000
• Delta: -9.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.73×
• Total profit: $-5,308
• Equity at exit: $29,632

10-year hold

• IRR: -2.3%
• Equity multiple: 0.68×
• Total profit: $-6,268
• Equity at exit: $44,611

Cash invested: $19,320 (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: 147
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $931 high
• Mortgage (P&I): −$362
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$29
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$238
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-155

Break-even live

Break-even rent $1,127

Max offer price $41,679

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-135	+0% $-155	+5% $-174	+10% $-194
Rent	-10% $-228	-5% $-191	+0% $-155	+5% $-118	+10% $-81
Rate	-1.0pp $-120	-0.5pp $-137	base $-155	+0.5pp $-173	+1.0pp $-191

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9301 Dairy View Ln Houston, TX	1.0	1.0	683	$1,024	$1.50	14d	1	0.13mi
9301 Dairy View Ln Unit 9322 Houston, TX	1.0	1.0	683	$1,070	$1.57	14d	1	0.22mi
9301 Dairy View Ln Unit 1162 Houston, TX	1.0	1.0	683	$1,035	$1.52	7d	1	0.22mi
9301 Dairy View Ln Unit 1165 Houston, TX	1.0	1.0	683	$1,024	$1.50	0d	1	0.22mi
9301 Dairy View Ln Unit 165 Houston, TX	1.0	1.0	468	$784	$1.68	0d	1	0.22mi
9301 Dairy View Ln Unit 9322 Houston, TX	1.0	1.0	683	$1,074	$1.57	12d	1	0.22mi
9301 Dairy View Ln Unit 9343 Houston, TX	1.0	1.0	468	$814	$1.74	12d	1	0.22mi
9301 Dairy View Ln Unit 321 Houston, TX	1.0	1.0	683	$1,035	$1.52	9d	1	0.22mi
9400 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$784	$1.02	45d	6	0.43mi
9401 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$858	$1.11	3d	9	0.49mi
12023 Bissonnet St Houston, TX	1.0–2.0	1.0–2.0	753	$639	$0.85	45d	66	0.68mi
12023 Bissonnet St Unit 311 Houston, TX	1.0	1.0	610	$613	$1.00	0d	1	0.70mi
13150 Bissonnet St Unit 1047 Houston, TX	1.0	1.0	750	$864	$1.15	0d	1	0.73mi
13150 Bissonnet St Houston, TX	1.0	1.0	750	$823	$1.10	14d	1	0.75mi
9850 S Kirkwood Rd Houston, TX	1.0–2.0	1.0–2.0	736	$760	$1.03	21d	15	0.77mi
9740 Clifton Park Dr Houston, TX	1.0	1.0	618	$890	$1.44	45d	1	0.78mi
13150 Bissonnet St Unit 13201 Houston, TX	1.0	1.0	750	$864	$1.15	45d	1	0.81mi
13150 Bissonnet St Unit 1162 Houston, TX	1.0	1.0	750	$834	$1.11	9d	1	0.81mi
13150 Bissonnet St Unit 13171 Houston, TX	1.0	1.0	750	$869	$1.16	14d	1	0.81mi
13150 Bissonnet St Unit 13224 Houston, TX	1.0	1.0	750	$823	$1.10	0d	1	0.81mi
9408 Synott Rd Houston, TX	1.0	1.0	540	$849	$1.57	45d	1	0.84mi
9402 Synott Rd Houston, TX	1.0	1.0	540	$884	$1.64	14d	1	0.85mi
9402 Synott Rd Unit 9453 Houston, TX	1.0	1.0	540	$905	$1.68	45d	1	0.85mi
9402 Synott Rd Unit 9423 Houston, TX	1.0	1.0	540	$884	$1.64	0d	1	0.85mi
9402 Synott Rd Unit 9423 Houston, TX	1.0	1.0	540	$910	$1.69	14d	1	0.85mi
9402 Synott Rd Unit 321 Houston, TX	1.0	1.0	540	$895	$1.66	9d	1	0.85mi
9402 Synott Rd Unit 1162 Houston, TX	1.0	1.0	540	$895	$1.66	7d	1	0.85mi
11735 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	853	$910	$1.07	4d	23	1.07mi
7520 Cook Rd Houston, TX	1.0	1.0	657	$940	$1.43	14d	1	1.12mi
7520 Cook Rd Unit 324 Houston, TX	1.0	1.0	657	$951	$1.45	9d	1	1.12mi
7520 Cook Rd Unit 7594 Houston, TX	1.0	1.0	657	$990	$1.51	12d	1	1.12mi
7520 Cook Rd Unit 7541 Houston, TX	1.0	1.0	657	$986	$1.50	14d	1	1.12mi
7520 Cook Rd Unit 1112 Houston, TX	1.0	1.0	657	$940	$1.43	0d	1	1.12mi
7520 Cook Rd Unit 7571 Houston, TX	1.0	1.0	657	$870	$1.32	45d	1	1.12mi
7520 Cook Rd Unit 1047 Houston, TX	1.0	1.0	657	$991	$1.51	13d	1	1.16mi
11715 S Glen Dr Houston, TX	1.0–2.0	1.0–2.0	796	$708	$0.89	0d	29	1.22mi
9761 Court Glen Dr Unit 123 Houston, TX	1.0	1.0	593	$739	$1.25	24d	1	1.22mi
9761 Court Glen Dr Unit 123 Houston, TX	1.0	1.0	593	$739	$1.25	45d	1	1.22mi
13100 W Bellfort Ave Houston, TX	1.0–3.0	1.0–2.0	1021	$1,242	$1.22	0d	27	1.27mi

HOA detail condo

• Monthly dues: $238 · $2,856/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $69,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   days on marketlisting id $69,000 Active 1 DOM
4. 2026-06-18
   days on market $69,000 Active 105 DOM
5. 2026-06-17
   days on market $69,000 Active 104 DOM
6. 2026-06-16
   days on market $69,000 Active 103 DOM
7. 2026-06-15
   days on market $69,000 Active 102 DOM
8. 2026-06-13
   days on market $69,000 Active 100 DOM
9. 2026-06-09
   days on market $69,000 Active 96 DOM
10. 2026-06-08
    days on market $69,000 Active 95 DOM
11. 2026-06-07
    days on market $69,000 Active 94 DOM
12. 2026-06-04
    days on market $69,000 Active 91 DOM
13. 2026-06-03
    days on market $69,000 Active 90 DOM
14. 2026-06-02
    days on market $69,000 Active 89 DOM
15. 2026-06-01
    days on market $69,000 Active 88 DOM
16. 2026-05-31
    days on market $69,000 Active 87 DOM
17. 2026-03-05
    historical
18. 2026-03-05
    listed $69,000 Active 596-char remark
19. 2025-11-24
    listed $69,000 Active
20. 2025-11-24
    historical
21. 2024-10-10
    listed $73,000 Active
22. 1992-01-21
    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: $1,671 · $139/mo
• Projected year-2 tax: $1,671 · $139/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 7/10 Severe FEMA zone AO · 99% 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: $11,172
• − Mortgage interest: −$3,865
• − Property taxes: −$1,671
• − Insurance: −$1,813
• − Repairs & maintenance: −$894
• − Management: −$894
• − HOA: −$2,856
• − Depreciation: −$2,007
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $-1,177/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

-5.5% since first listed

8 events — show timeline

• 2026-06-18 Listed $69,000 HARMLS
• 2026-06-18 Listing Removed — HARMLS
• 2026-03-05 Listing Removed — HARMLS
• 2026-03-05 Listed $69,000 HARMLS
• 2025-11-24 Listing Removed — HARMLS
• 2025-11-24 Listed $69,000 HARMLS
• 2024-10-10 Listed $73,000 HARMLS
• 1992-01-21 Sold (Public Records) — Public Records

Property tax history

+15.2%/yr

Latest (2025): $1,671 · +2.5% YoY. Source: county tax records.