12222 Wild Pine Dr Unit C · Houston, TX 77039

$135,000

3 bd · 2.5 ba · 1,623 sqft · Townhouse public records · 437 Days on market

Built 1979 1,754 sqft lot $83/sqft · 21% above area Est $112k · 21% over $186/mo HOA · 12% of rent

---

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).

• Cash flow +17.5/30.0
• 1% rule +6.5/10.0
• DSCR +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bathroom home with a 2-car garage features a welcoming entrance with high ceilings and a beautiful stone fireplace. A solid structure and an abundant potential, provides an open floor plan that perfect for entertaining. The spacious outdoor patio offers plenty of room to gather and chillax. Ideally located just minutes from I-69 and Beltway 8, this home offers both convenience and charm for modern living.

Key facts

• Welcoming entrance
• Open floor plan
• Stone fireplace

Tags

• WELCOMING ENTRANCE
• HIGH CEILINGS
• STONE FIREPLACE
• OPEN FLOOR PLAN
• SPACIOUS OUTDOOR PATIO
• MINUTES FROM I-69

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 40% 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 $933 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

• It's been on market 437 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 437 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. 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: 1.15% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 7.2

CMA / ARV

• ARV (median comp): $111,741
• List price: $135,000
• Delta: 20.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5755 Easthampton Dr Unit C	0.13mi	3/2.5	1,623 (0%)	1mo	$117,999	$73	93
5731 Easthampton Dr Unit A	0.14mi	3/2.5	1,623 (0%)	5mo	$122,500	$75	89
5767 Easthampton Dr Unit C	0.09mi	3/2.0	1,623 (0%)	12mo	$128,000	$79	84
12223 Wild Pine Dr Unit D	0.08mi	2/2.5 (-1)	1,555 (-4%)	2mo	$110,900	$71	82
5714 Easthampton Dr Unit C	0.16mi	3/2.5	1,527 (-6%)	4mo	$125,000	$82	80
12203 W Village Dr Unit C	0.20mi	3/2.0	1,698 (+5%)	2mo	$139,000	$82	79
12203 Wild Pine Dr Unit C	0.06mi	3/2.5	1,680 (+4%)	15mo	$84,000	$50	79
12223 W Village Dr Unit D	0.24mi	2/1.5 (-1)	1,619 (-0%)	12mo	$55,000	$34	70
12307 W Village Dr Unit A	0.28mi	3/2.0	1,728 (+6%)	10mo	$119,900	$69	66
12307 W Village Dr Unit C	0.28mi	3/2.0	1,491 (-8%)	15mo	$135,700	$91	59
5618 Easthampton Dr Unit D	0.20mi	2/1.5 (-1)	1,411 (-13%)	4mo	$64,900	$46	56
12419 W Village Dr Unit A	0.38mi	2/1.5 (-1)	1,526 (-6%)	13mo	$58,000	$38	53

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-15,143
• Equity at exit: $20,129

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-4,123
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$708
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$56
• HOA: −$186
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $103

Break-even live

Break-even rent $1,424

Max offer price $135,000

Occupancy floor 88%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	43d	16	0.74mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	0.90mi
13121 Vickery St Houston, TX	4.0	2.0	1900	$1,950	$1.03	43d	1	1.38mi
4610 Anice St Houston, TX	3.0	2.0	1786	$1,566	$0.88	12d	1	1.41mi
11235 Lemond Dr Houston, TX	3.0	1.0	1368	$1,450	$1.06	22d	1	1.44mi
5526 Rotan Dr Houston, TX	3.0	2.0	1050	$900	$0.86	18d	1	1.45mi
4335 Aldine Mail Route Rd Houston, TX	1.0–3.0	1.0–2.0	936	$1,307	$1.40	1d	7	1.49mi

HOA detail

• Monthly dues: $186 · $2,232/yr

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 437 DOM
2. 2026-06-17
   days on market $135,000 Active 436 DOM
3. 2026-06-16
   days on market $135,000 Active 435 DOM
4. 2026-06-15
   days on market $135,000 Active 434 DOM
5. 2026-06-13
   days on market $135,000 Active 432 DOM
6. 2026-06-13
   days on market $135,000 Active 431 DOM
7. 2026-06-09
   days on market $135,000 Active 428 DOM
8. 2026-06-08
   days on market $135,000 Active 427 DOM
9. 2026-06-07
   days on market $135,000 Active 426 DOM
10. 2026-06-04
    days on market $135,000 Active 423 DOM
11. 2026-06-03
    days on market $135,000 Active 422 DOM
12. 2026-06-02
    days on market $135,000 Active 421 DOM
13. 2026-06-01
    days on market $135,000 Active 420 DOM
14. 2026-05-31
    days on market $135,000 Active 419 DOM
15. 2025-07-03
    status Active 438-char remark

    Show marketing remark (438 chars)

    This charming 3-bedroom, 2-bathroom home with a 2-car garage features a welcoming entrance with high ceilings and a beautiful stone fireplace. A solid structure and an abundant potential, provides an open floor plan that perfect for entertaining. The spacious outdoor patio offers plenty of room to gather and chillax. Ideally located just minutes from I-69 and Beltway 8, this home offers both convenience and charm for modern living.

16. 2025-07-03
    price $135,000 438-char remark

    Show marketing remark (438 chars)

    This charming 3-bedroom, 2-bathroom home with a 2-car garage features a welcoming entrance with high ceilings and a beautiful stone fireplace. A solid structure and an abundant potential, provides an open floor plan that perfect for entertaining. The spacious outdoor patio offers plenty of room to gather and chillax. Ideally located just minutes from I-69 and Beltway 8, this home offers both convenience and charm for modern living.

17. 2025-04-07
    historical 438-char remark

    Show marketing remark (438 chars)

    This charming 3-bedroom, 2-bathroom home with a 2-car garage features a welcoming entrance with high ceilings and a beautiful stone fireplace. A solid structure and an abundant potential, provides an open floor plan that perfect for entertaining. The spacious outdoor patio offers plenty of room to gather and chillax. Ideally located just minutes from I-69 and Beltway 8, this home offers both convenience and charm for modern living.

18. 2025-01-11
    listed $120,000 Active 438-char remark

    Show marketing remark (438 chars)

    This charming 3-bedroom, 2-bathroom home with a 2-car garage features a welcoming entrance with high ceilings and a beautiful stone fireplace. A solid structure and an abundant potential, provides an open floor plan that perfect for entertaining. The spacious outdoor patio offers plenty of room to gather and chillax. Ideally located just minutes from I-69 and Beltway 8, this home offers both convenience and charm for modern living.

19. 2011-06-23
    soldstatus $114,681
20. 1988-12-06
    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: $2,098 · $175/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$372/yr (+$31/mo · 17.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% 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: $18,662
• − Mortgage interest: −$7,562
• − Property taxes: −$2,098
• − Insurance: −$675
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − HOA: −$2,232
• − Depreciation: −$3,927
• Taxable loss: −$819
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,438/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

+17.7% since first listed

6 events — show timeline

• 2025-07-03 Relisted — HARMLS
• 2025-07-03 Price Changed $135,000 HARMLS
• 2025-04-07 Listing Removed — HARMLS
• 2025-01-11 Listed $120,000 HARMLS
• 2011-06-23 Sold (Public Records) $114,681 Public Records
• 1988-12-06 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,098 · +9.5% YoY. Source: county tax records.