9009 Gaylord St · Hedwig Village, TX 77024

$125,000

1 bd · 1.0 ba · 672 sqft · Condo public records · 77 Days on market

Built 1978 $391/mo HOA · 28% of rent ↓ 7% 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).

• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0

Listing remarks MLS

This conveniently located downstairs unit boasts a no-stairs layout, making it easily accessible for all. With its close proximity to major highways and popular amenities such as Memorial City Mall, this property is in a highly desirable location. It is also within walking distance to top-rated Spring Branch schools, as well as a middle school, high school, library, park, and restaurants. The kitchen has been recently updated with new countertops, faucet, and sink, and all AC vents have been cleaned. The bathroom has also been upgraded with a new shower system and the unit comes with a new dishwasher and refrigerator. For added convenience, connections have been added for a washer and dryer. Enjoy the outdoors on the nice patio and have peace of mind knowing that this property has never flooded. This is a great opportunity for both new home buyers and investors alike.

Key facts

• $391 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (30.7% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $87k (30.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#428 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A-; Watch: crime D+, commute F, cost of living 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: Memorial Drive El (math 72% / reading 75%, grade A, #95 of 4,322 statewide, top 2%, 394 students, 8% FRL); Spring Branch Middle (math 55% / reading 49%, grade C+, #301 of 1,662 statewide, top 19%, 1,074 students, 39% FRL); Memorial H S (math 73% / reading 85%, grade A-, #50 of 1,632 statewide, top 3%, 2,555 students, 16% FRL) — zoned schools average 21% FRL vs 54% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 46% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Spring Branch ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.0%/yr); 313 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 12% of the median local income ($136k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $10k of equity ($864 loan paydown + $9k appreciation (6.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: major flood risk; 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 $86,623 (30.7% 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 77 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is D 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 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: 1.11% ✓
• Cap rate: 4.21%
• Cash-on-cash: -7.45%
• DSCR: 0.67
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.92% appreciation · 4.96% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.92×
• Total profit: $32,281
• Equity at exit: $85,975

10-year hold

• IRR: 14.2%
• Equity multiple: 4.17×
• Total profit: $111,059
• Equity at exit: $162,732

Cash invested: $35,000 (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 77024

• Home prices YoY: 2.8%
• Rents YoY: 5.0%
• Active inventory: 313
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$656
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$52
• HOA: −$391
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-217

Break-even live

Break-even rent $1,658

Max offer price $86,623

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-182	+0% $-217	+5% $-253	+10% $-288
Rent	-10% $-326	-5% $-272	+0% $-217	+5% $-163	+10% $-108
Rate	-1.0pp $-154	-0.5pp $-185	base $-217	+0.5pp $-250	+1.0pp $-283

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8935 Gaylord Dr Unit 181 1 Houston, TX	1.0	1.0	630	$1,350	$2.14	7d	1	0.11mi
913 Piney Point Rd Unit MC1 Houston, TX	1.0	1.0	685	$1,872	$2.73	24d	1	0.40mi
1111 Blalock Rd Unit 1112 Houston, TX	1.0	1.0	733	$1,034	$1.41	0d	1	0.81mi
1111 Blalock Rd Unit 1132 Houston, TX	1.0	1.0	733	$1,084	$1.48	12d	1	0.81mi
1111 Blalock Rd Unit 1132 Houston, TX	1.0	1.0	733	$1,080	$1.47	15d	1	0.81mi
1111 Blalock Rd Houston, TX	1.0	1.0	733	$1,034	$1.41	14d	1	0.82mi
1217 Blalock Rd Houston, TX	3.0	1.0–2.0	818	$809	$0.99	0d	14	0.90mi
1610 Campbell Rd Houston, TX	1.0–2.0	1.0–2.0	882	$1,374	$1.56	0d	46	1.19mi
1501 Ojeman Rd Houston, TX	2.0	1.0	675	$990	$1.47	45d	7	1.20mi
970 Bunker Hill Rd Houston, TX	1.0	1.0	405	$1,024	$2.53	15d	1	1.20mi
970 Bunker Hill Rd Unit 1044 Houston, TX	1.0	1.0	405	$1,024	$2.53	13d	1	1.21mi
970 Bunker Hill Rd Unit 1021 Houston, TX	1.0	1.0	405	$1,024	$2.53	45d	1	1.21mi
970 Bunker Hill Rd Unit 991 Houston, TX	1.0	1.0	405	$1,029	$2.54	15d	1	1.21mi
9757 Katy Fwy Unit 9772 Houston, TX	1.0	1.0	727	$2,136	$2.94	16d	1	1.29mi
9757 Katy Fwy Unit 1162 Houston, TX	1.0	1.0	727	$2,162	$2.97	7d	1	1.29mi
9757 Katy Fwy Unit 323 Houston, TX	1.0	1.0	727	$2,131	$2.93	15d	1	1.29mi
9757 Katy Fwy Unit 1187 Houston, TX	1.0	1.0	727	$2,151	$2.96	0d	1	1.29mi
9757 Katy Fwy Unit 9772 Houston, TX	1.0	1.0	727	$2,201	$3.03	12d	1	1.29mi
1508 Pech Rd Houston, TX	1.0	1.0	618	$1,025	$1.66	22d	1	1.40mi
1508 Pech Rd Houston, TX	1.0	1.0	618	$1,025	$1.66	45d	1	1.40mi
9789 Katy Fwy Houston, TX	2.0	1.0–2.0	1038	$3,206	$3.09	0d	14	1.41mi
9757 Pine Lake Dr Houston, TX	1.0	1.0	718	$1,029	$1.43	45d	1	1.41mi
8370 Westview Dr Unit 325 Houston, TX	1.0	1.0	675	$1,024	$1.52	0d	1	1.42mi
8370 Westview Dr Unit 8444 Houston, TX	1.0	1.0	675	$1,074	$1.59	12d	1	1.42mi
8370 Westview Dr Unit 8421 Houston, TX	1.0	1.0	675	$1,065	$1.58	45d	1	1.42mi
8370 Westview Dr Houston, TX	1.0	1.0	675	$1,024	$1.52	14d	1	1.42mi
8370 Westview Dr Unit 8391 Houston, TX	1.0	1.0	675	$1,070	$1.59	15d	1	1.42mi
1550 Blalock Rd Houston, TX	1.0–2.0	1.0–1.5	965	$859	$0.89	4d	47	1.45mi
1541 Moritz Dr Houston, TX	1.0–2.0	1.0–2.0	775	$995	$1.28	3d	8	1.45mi
8222 Kingsbrook Rd Houston, TX	1.0	1.0	701	$1,266	$1.81	15d	1	1.49mi

HOA detail condo

• Monthly dues: $391 · $4,692/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-03-30
   price $125,000 880-char remark

   Show marketing remark (880 chars)

   This conveniently located downstairs unit boasts a no-stairs layout, making it easily accessible for all. With its close proximity to major highways and popular amenities such as Memorial City Mall, this property is in a highly desirable location. It is also within walking distance to top-rated Spring Branch schools, as well as a middle school, high school, library, park, and restaurants. The kitchen has been recently updated with new countertops, faucet, and sink, and all AC vents have been cleaned. The bathroom has also been upgraded with a new shower system and the unit comes with a new dishwasher and refrigerator. For added convenience, connections have been added for a washer and dryer. Enjoy the outdoors on the nice patio and have peace of mind knowing that this property has never flooded. This is a great opportunity for both new home buyers and investors alike.

2. 2026-03-11
   listed $135,000 Active 880-char remark

   Show marketing remark (880 chars)

   This conveniently located downstairs unit boasts a no-stairs layout, making it easily accessible for all. With its close proximity to major highways and popular amenities such as Memorial City Mall, this property is in a highly desirable location. It is also within walking distance to top-rated Spring Branch schools, as well as a middle school, high school, library, park, and restaurants. The kitchen has been recently updated with new countertops, faucet, and sink, and all AC vents have been cleaned. The bathroom has also been upgraded with a new shower system and the unit comes with a new dishwasher and refrigerator. For added convenience, connections have been added for a washer and dryer. Enjoy the outdoors on the nice patio and have peace of mind knowing that this property has never flooded. This is a great opportunity for both new home buyers and investors alike.

3. 2023-10-25
   soldstatus
4. 2022-09-15
   soldstatus
5. 2013-05-20
   soldstatus
6. 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: $2,534 · $211/mo
• Projected year-2 tax: $2,534 · $211/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) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $16,596
• − Mortgage interest: −$7,002
• − Property taxes: −$2,534
• − Insurance: −$625
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − HOA: −$4,692
• − Depreciation: −$3,636
• Taxable loss: −$4,549
• Est. tax savings @ 24.0%: +$1,092
• After-tax cash flow: $-1,515/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 — Hedwig Village

• Score: 69/100
• State rank: #428
• US rank: #8841

Category grades

Amenities C Commute F Cost of living F Crime D+ Employment A+ Housing C+ Health & safety A- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hedwig Village, TX
• County: Harris County · 4,702,590 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 38,288
• Household income: $136,149
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 1144.0

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 White (67%)
• Race & ethnicity: White 67% Asian 14% Hispanic / Latino 12% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 3%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 11% Other Indo-European 4% Chinese 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: ▲ 6.92%
• Current HPI: 256.8342
• Rent YoY: ▲ 4.96%
• 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

-7.4% since first listed

6 events — show timeline

• 2026-03-30 Price Changed $125,000 HARMLS
• 2026-03-11 Listed $135,000 HARMLS
• 2023-10-25 Sold (Public Records) — Public Records
• 2022-09-15 Sold (Public Records) — Public Records
• 2013-05-20 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,534 · -12.0% YoY. Source: county tax records.