12652 Windsor Village Dr #2652 · Houston, TX 77071

$110,000

2 bd · 1.5 ba · 1,120 sqft · Condo public records · 263 Days on market

Built 1985 $98/sqft · 17% above area Est $94k · 17% over $31/mo HOA · 2% of rent

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +7.1/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Move in ready home located in a quiet gated community. Easy access to all major freeways. Great size bedrooms. Large living room with cozy fireplace. Kitchen has plenty of counter and cabinets space. New floor and new paint.

Key facts

• Gated community
• New paint
• Cozy fireplace

Tags

• GATED COMMUNITY
• COZY FIREPLACE
• PLENTY OF COUNTER SPACE
• NEW FLOOR
• NEW PAINT

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $230 ($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 8.8% 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.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.5%/yr); 136 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $761 of loan paydown is wiped out by about $800 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 263 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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: 1.21% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

• ARV (median comp): $94,159
• List price: $110,000
• Delta: 16.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.73% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.13×
• Total profit: $3,883
• Equity at exit: $27,999

10-year hold

• IRR: 6.4%
• Equity multiple: 1.58×
• Total profit: $17,753
• Equity at exit: $30,652

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 77071

• Home prices YoY: -0.3%
• Rents YoY: -1.5%
• Active inventory: 136
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$577
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$46
• HOA: −$31
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $230

Break-even live

Break-even rent $1,045

Max offer price $110,000

Occupancy floor 78%

Sensitivity live

Price	-10% $292	-5% $261	+0% $230	+5% $199	+10% $168
Rent	-10% $125	-5% $177	+0% $230	+5% $283	+10% $336
Rate	-1.0pp $286	-0.5pp $258	base $230	+0.5pp $202	+1.0pp $173

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8300 W Airport Blvd Houston, TX	1.0–2.0	1.0–2.0	780	$1,130	$1.45	15d	1	0.60mi
12706 Riceville School Rd Stafford, TX	2.0	2.0	1235	$1,570	$1.27	44d	1	0.60mi
12700 Stafford Rd Stafford, TX	1.0–2.0	1.0–2.0	993	$1,601	$1.61	0d	13	0.65mi
12660 Stafford Rd Stafford, TX	1.0–3.0	1.0–2.0	1027	$1,473	$1.43	0d	44	0.69mi
8030 W Airport Blvd Houston, TX	1.0–2.0	1.0–2.0	780	$1,156	$1.48	0d	31	0.74mi
7706 W Airport Blvd Houston, TX	2.0	1.0	875	$1,080	$1.23	44d	1	1.20mi
7700 W Airport Blvd Unit 7757 Houston, TX	2.0	2.0	1005	$1,232	$1.23	15d	1	1.21mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	19d	1	1.25mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	44d	1	1.25mi
8201 W Bellfort Ave Unit 422 Houston, TX	2.0	2.0	848	$955	$1.13	8d	1	1.31mi
8201 W Bellfort Ave Unit 510 Houston, TX	3.0	2.0	1203	$1,149	$0.96	0d	1	1.31mi
8201 W Bellfort Ave Unit 2162 Houston, TX	2.0	2.0	848	$955	$1.13	6d	1	1.31mi
8888 Benning Dr Houston, TX	3.0	3.0	1472	$1,750	$1.19	44d	1	1.39mi
12271 Fondren Rd Houston, TX	2.0	2.0	1007	$1,050	$1.04	20d	1	1.48mi
12271 Fondren Rd Houston, TX	2.0	2.0	1007	$1,050	$1.04	23d	1	1.48mi

HOA detail condo

• Monthly dues: $31 · $372/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $110,000 Active 263 DOM
2. 2026-06-18
   days on market $110,000 Active 260 DOM
3. 2026-06-17
   days on market $110,000 Active 259 DOM
4. 2026-06-16
   days on market $110,000 Active 258 DOM
5. 2026-06-15
   days on market $110,000 Active 257 DOM
6. 2026-06-13
   days on market $110,000 Active 255 DOM
7. 2026-06-10
   days on market $110,000 Active 251 DOM
8. 2026-06-08
   days on market $110,000 Active 250 DOM
9. 2026-06-07
   days on market $110,000 Active 249 DOM
10. 2026-06-04
    days on market $110,000 Active 246 DOM
11. 2026-06-01
    days on market $110,000 Active 243 DOM
12. 2026-05-31
    days on market $110,000 Active 242 DOM
13. 2025-10-01
    listed $110,000 Active 224-char remark

    Show marketing remark (224 chars)

    Move in ready home located in a quiet gated community. Easy access to all major freeways. Great size bedrooms. Large living room with cozy fireplace. Kitchen has plenty of counter and cabinets space. New floor and new paint.

14. 2022-04-21
    soldstatus
15. 2022-04-20
    soldstatus Sold 206-char remark

    Show marketing remark (206 chars)

    Great Investment Property located in a quiet gated community. Easy access to all Major Freeways . Great size bedrooms. Large living room with cozy fireplace. Kitchen has plenty of counter and cabinet space.

16. 2022-03-17
    status Pending 206-char remark

    Show marketing remark (206 chars)

    Great Investment Property located in a quiet gated community. Easy access to all Major Freeways . Great size bedrooms. Large living room with cozy fireplace. Kitchen has plenty of counter and cabinet space.

17. 2022-03-16
    status Option Pending 206-char remark

    Show marketing remark (206 chars)

    Great Investment Property located in a quiet gated community. Easy access to all Major Freeways . Great size bedrooms. Large living room with cozy fireplace. Kitchen has plenty of counter and cabinet space.

18. 2022-02-11
    historical 206-char remark

    Show marketing remark (206 chars)

    Great Investment Property located in a quiet gated community. Easy access to all Major Freeways . Great size bedrooms. Large living room with cozy fireplace. Kitchen has plenty of counter and cabinet space.

19. 2021-11-13
    listed $60,000 Active 206-char remark

    Show marketing remark (206 chars)

    Great Investment Property located in a quiet gated community. Easy access to all Major Freeways . Great size bedrooms. Large living room with cozy fireplace. Kitchen has plenty of counter and cabinet space.

20. 2013-09-27
    soldstatus
21. 1999-09-23
    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: $2,059 · $172/mo
• Projected year-2 tax: $2,059 · $172/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,033
• − Mortgage interest: −$6,162
• − Property taxes: −$2,059
• − Insurance: −$550
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − HOA: −$372
• − Depreciation: −$3,200
• Taxable income: $1,125
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,493/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: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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): 27,056
• Household income: $54,139
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1242.0

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 0.69)
• Race & ethnicity: Black 46% Hispanic / Latino 26% White 17% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 25% Vietnamese 3% Chinese 2%

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: ▼ -0.73%
• Current HPI: 250.0788
• Rent YoY: ▼ -1.51%
• 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

+83.3% since first listed

9 events — show timeline

• 2025-10-01 Listed $110,000 HARMLS
• 2022-04-21 Sold (Public Records) — Public Records
• 2022-04-20 Sold (MLS) — HARMLS
• 2022-03-17 Pending — HARMLS
• 2022-03-16 Pending — HARMLS
• 2022-02-11 Listing Removed — HARMLS
• 2021-11-13 Listed $60,000 HARMLS
• 2013-09-27 Sold (Public Records) — Public Records
• 1999-09-23 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,059 · +0.9% YoY. Source: county tax records.