12207 W Village Dr Unit B · Houston, TX 77039

$80,000

3 bd · 2.0 ba · 1,698 sqft · Townhouse public records · 35 Days on market

Built 1979 2,020 sqft lot $47/sqft · 32% below area Est $117k · 32% under $250/mo HOA · 16% 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 +27.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• 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

This 1,698 sq. ft. townhouse in Pine Village North offers a distinctive two-story layout featuring 3 bedrooms and 2 bathrooms, including a primary suite on the first floor. The interior is highlighted by high ceilings, a stone fireplace, and a island. Perfectly situated for easy commuting, this home is located just minutes from I-69/US-59 and George Bush Intercontinental Airport, with convenient access to Downtown Houston and Aldine ISD schools. With a functional design and attached two-car garage.

Key facts

• Primary suite
• Convenient access
• Stone fireplace

Tags

• TWO STORY LAYOUT
• PRIMARY SUITE
• STONE FIREPLACE
• CONVENIENT ACCESS

Property features AI

Finance

• HOA & community: Association managed by Real Manage; Association fee of $250 per month

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; Entry level: First floor
• Construction: Built in 1979; Brick construction; Composition roof; Slab foundation
• Exterior features: Front yard; Paved road access

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 10x10); Two additional bedrooms on the second floor (each approx. 10x10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: One fireplace; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.1% 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: 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: 83 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.93% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 4.3

CMA / ARV

• ARV (median comp): $116,820
• List price: $80,000
• Delta: -27.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12203 W Village Dr Unit C	0.02mi	3/2.0	1,698 (0%)	2mo	$139,000	$82	97
5755 Easthampton Dr Unit C	0.13mi	3/2.5	1,623 (-4%)	1mo	$117,999	$73	84
5731 Easthampton Dr Unit A	0.09mi	3/2.5	1,623 (-4%)	5mo	$122,500	$75	82
12307 W Village Dr Unit A	0.19mi	3/2.0	1,728 (+2%)	10mo	$119,900	$69	80
5767 Easthampton Dr Unit C	0.14mi	3/2.0	1,623 (-4%)	12mo	$128,000	$79	76
12203 Wild Pine Dr Unit C	0.18mi	3/2.5	1,680 (-1%)	15mo	$84,000	$50	75
5714 Easthampton Dr Unit C	0.07mi	3/2.5	1,527 (-10%)	4mo	$125,000	$82	75
12223 W Village Dr Unit D	0.05mi	2/1.5 (-1)	1,619 (-5%)	12mo	$55,000	$34	73
12223 Wild Pine Dr Unit D	0.21mi	2/2.5 (-1)	1,555 (-8%)	2mo	$110,900	$71	68
12307 W Village Dr Unit C	0.19mi	3/2.0	1,491 (-12%)	15mo	$135,700	$91	58
5802 Twisted Pine Ct Unit F	0.32mi	3/2.5	1,920 (+13%)	10mo	$164,899	$86	53
12419 W Village Dr Unit A	0.27mi	2/1.5 (-1)	1,526 (-10%)	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: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,531
• Equity at exit: $11,928

10-year hold

• IRR: 12.7%
• Equity multiple: 2.02×
• Total profit: $22,949
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$420
• Tax from tax record: −$277 /mo · $3,324/yr
• Insurance: −$33
• HOA: −$250
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $239

Break-even live

Break-even rent $1,240

Max offer price $80,000

Occupancy floor 80%

Sensitivity live

Price	-10% $284	-5% $261	+0% $239	+5% $216	+10% $194
Rent	-10% $117	-5% $178	+0% $239	+5% $300	+10% $361
Rate	-1.0pp $279	-0.5pp $259	base $239	+0.5pp $218	+1.0pp $197

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: $20,000
• Closing costs: $2,400
• 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	44d	16	0.49mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.10mi
13121 Vickery St Houston, TX	4.0	2.0	1900	$1,950	$1.03	44d	1	1.13mi
4610 Anice St Houston, TX	3.0	2.0	1786	$1,566	$0.88	13d	1	1.16mi
4335 Aldine Mail Route Rd Houston, TX	1.0–3.0	1.0–2.0	936	$1,307	$1.40	2d	7	1.24mi
5526 Rotan Dr Houston, TX	3.0	2.0	1050	$900	$0.86	19d	1	1.37mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 46 events

1. 2026-06-18
   days on market $80,000 Active 35 DOM
2. 2026-06-17
   price $80,000 Active 34 DOM
3. 2026-06-17
   days on market $85,000 Active 34 DOM
4. 2026-06-16
   days on market $85,000 Active 33 DOM
5. 2026-06-15
   days on market $85,000 Active 32 DOM
6. 2026-06-13
   days on market $85,000 Active 30 DOM
7. 2026-06-13
   days on market $85,000 Active 29 DOM
8. 2026-06-09
   days on market $85,000 Active 26 DOM
9. 2026-06-08
   days on market $85,000 Active 25 DOM
10. 2026-06-07
    days on market $85,000 Active 24 DOM
11. 2026-06-04
    days on market $85,000 Active 21 DOM
12. 2026-06-03
    days on market $85,000 Active 20 DOM
13. 2026-06-02
    days on market $85,000 Active 19 DOM
14. 2026-06-01
    days on market $85,000 Active 18 DOM
15. 2026-05-31
    days on market $85,000 Active 17 DOM
16. 2026-05-14
    listed $85,000 Active 504-char remark
17. 2026-04-27
    historical
18. 2026-03-18
    listed $85,000 Active
19. 2026-01-08
    historical
20. 2025-10-28
    listed $109,500 Active
21. 2022-04-18
    soldstatus
22. 2022-04-13
    soldstatus Sold
23. 2022-04-06
    status Pending
24. 2022-02-17
    status Pending, Continue to Show
25. 2022-02-14
    historical
26. 2022-02-14
    listed $130,000 Active
27. 2022-02-14
    price $130,000
28. 2022-02-04
    listed $135,000 Active
29. 2022-01-13
    soldstatus
30. 2022-01-11
    soldstatus Sold
31. 2021-12-29
    status Pending
32. 2021-12-09
    status Pending
33. 2021-12-01
    status Option Pending
34. 2021-12-01
    historical
35. 2021-11-22
    price $139,999
36. 2021-11-20
    price $149,000
37. 2021-11-18
    price $150,000
38. 2021-11-14
    listed $160,000 Active
39. 2007-04-13
    soldstatus
40. 2006-05-25
    historical
41. 2006-05-08
    listed $55,000
42. 2006-03-01
    historical
43. 2005-12-07
    listed $55,000
44. 2005-11-19
    historical
45. 2005-06-01
    listed $55,000
46. 1988-03-23
    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: $3,324 · $277/mo
• Projected year-2 tax: $3,324 · $277/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥110°F today · 21 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: $18,512
• − Mortgage interest: −$4,481
• − Property taxes: −$3,324
• − Insurance: −$400
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − HOA: −$3,000
• − Depreciation: −$2,327
• Taxable income: $2,017
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $2,381/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

+45.5% since first listed

32 events — show timeline

• 2026-06-17 Price Changed $80,000 HARMLS
• 2026-05-14 Listed $85,000 HARMLS
• 2026-04-27 Listing Removed — HARMLS
• 2026-03-18 Listed $85,000 HARMLS
• 2026-01-08 Listing Removed — HARMLS
• 2025-10-28 Listed $109,500 HARMLS
• 2022-04-18 Sold (Public Records) — Public Records
• 2022-04-13 Sold (MLS) — HARMLS
• 2022-04-06 Pending — HARMLS
• 2022-02-17 Pending — HARMLS
• 2022-02-14 Listed $130,000 HARMLS
• 2022-02-14 Listing Removed — HARMLS
• 2022-02-14 Price Changed $130,000 HARMLS
• 2022-02-04 Listed $135,000 HARMLS
• 2022-01-13 Sold (Public Records) — Public Records
• 2022-01-11 Sold (MLS) — HARMLS
• 2021-12-29 Pending — HARMLS
• 2021-12-09 Pending — HARMLS
• 2021-12-01 Pending — HARMLS
• 2021-12-01 Listing Removed — HARMLS
• 2021-11-22 Price Changed $139,999 HARMLS
• 2021-11-20 Price Changed $149,000 HARMLS
• 2021-11-18 Price Changed $150,000 HARMLS
• 2021-11-14 Listed $160,000 HARMLS
• 2007-04-13 Sold (Public Records) — Public Records
• 2006-05-25 Listing Removed — HARMLS
• 2006-05-08 Listed $55,000 HARMLS
• 2006-03-01 Listing Removed — HARMLS
• 2005-12-07 Listed $55,000 HARMLS
• 2005-11-19 Listing Removed — HARMLS
• 2005-06-01 Listed $55,000 HARMLS
• 1988-03-23 Sold (Public Records) — Public Records

Property tax history

+12.5%/yr

Latest (2025): $3,324 · -0.5% YoY. Source: county tax records.