12211 W Village Dr Unit B · Houston, TX 77039

$79,990

2 bd · 1.5 ba · 1,496 sqft · Townhouse public records · 113 Days on market

Built 1979 2,077 sqft lot $53/sqft · 23% below area Est $104k · 23% under $167/mo HOA · 13% of rent

---

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 +22.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.2/10.0
• 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 MLS

Great investment opportunity in Pine Village North! This spacious townhome features 2 bedrooms and 2 full baths, with both bedrooms conveniently located downstairs. Upstairs, you’ll find a versatile loft space perfect for a home office, game room, or additional living area. Property includes a 2-car garage and offers excellent potential as a rental or primary residence. Fixer-upper being sold as-is, priced to reflect condition. Conveniently located with easy access to George Bush Intercontinental Airport (IAH) and Interstate 69 for quick commuting. Don’t miss this value-add opportunity!

Key facts

• Versatile loft space
• $167 HOA
• Garage

Tags

• VERSATILE LOFT SPACE
• EASY ACCESS TO AIRPORT
• EASY ACCESS TO INTERSTATE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 32% 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 $554 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.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $80k implies a 475% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.57% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 5.3

CMA / ARV

• ARV (median comp): $103,775
• List price: $79,990
• Delta: -22.92%
• 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
5618 Easthampton Dr Unit D	0.06mi	2/1.5	1,411 (-6%)	4mo	$64,900	$46	84
5714 Easthampton Dr Unit C	0.09mi	3/2.5 (+1)	1,527 (+2%)	4mo	$125,000	$82	80
12223 Wild Pine Dr Unit D	0.20mi	2/2.5	1,555 (+4%)	2mo	$110,900	$71	78
12223 W Village Dr Unit D	0.02mi	2/1.5	1,619 (+8%)	12mo	$55,000	$34	75
12419 W Village Dr Unit A	0.25mi	2/1.5	1,526 (+2%)	13mo	$58,000	$38	74
5755 Easthampton Dr Unit C	0.13mi	3/2.5 (+1)	1,623 (+8%)	1mo	$117,999	$73	70
5731 Easthampton Dr Unit A	0.09mi	3/2.5 (+1)	1,623 (+8%)	5mo	$122,500	$75	68
12203 W Village Dr Unit C	0.03mi	3/2.0 (+1)	1,698 (+14%)	2mo	$139,000	$82	67
12339 W Village Dr Unit D	0.20mi	2/1.5	1,340 (-10%)	12mo	$55,000	$41	64
5767 Easthampton Dr Unit C	0.14mi	3/2.0 (+1)	1,623 (+8%)	12mo	$128,000	$79	62
12282 Wild Pine Dr Unit A	0.29mi	2/2.0	1,313 (-12%)	11mo	$99,900	$76	54
12439 W Village Dr Unit B	0.27mi	3/2.5 (+1)	1,320 (-12%)	15mo	$110,000	$83	46

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,125
• Equity at exit: $11,927

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $8,356
• Equity at exit: $6,916

Cash invested: $22,397 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$419
• Tax from tax record: −$236 /mo · $2,828/yr
• Insurance: −$33
• HOA: −$167
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $136

Break-even live

Break-even rent $1,083

Max offer price $79,990

Occupancy floor 84%

Sensitivity live

Price	-10% $181	-5% $158	+0% $136	+5% $113	+10% $90
Rent	-10% $36	-5% $86	+0% $136	+5% $185	+10% $235
Rate	-1.0pp $176	-0.5pp $156	base $136	+0.5pp $115	+1.0pp $94

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: $19,998
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	$1,006	$0.94	44d	16	0.49mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.10mi
4505 Aldine Mail Rte Rd Houston, TX	1.0–2.0	1.0–2.0	787	$1,350	$1.71	1d	6	1.14mi
4610 Anice St Houston, TX	3.0	2.0	1786	$1,566	$0.88	13d	1	1.16mi
4505 Aldine Mail Route Rd Unit 712 Houston, TX	2.0	2.0	929	$1,325	$1.43	44d	1	1.18mi
11435 Raincove Dr Unit A Houston, TX	3.0	1.0	1000	$1,345	$1.34	4d	1	1.18mi
4335 Aldine Mail Route Rd Houston, TX	1.0–3.0	1.0–2.0	936	$1,118	$1.19	2d	7	1.24mi
4335 Aldine Mail Route Rd Houston, TX	2.0	1.0–2.0	872	$983	$1.13	22d	6	1.24mi
4341 Aldine Mail Route Rd Houston, TX	2.0	2.0	929	$1,107	$1.19	44d	1	1.25mi
4341 Aldine Mail Route Rd Houston, TX	2.0	2.0	929	$1,107	$1.19	22d	1	1.25mi
5526 Rotan Dr Houston, TX	3.0	2.0	1050	$900	$0.86	19d	1	1.37mi
12556 John F Kennedy Blvd Houston, TX	2.0	2.0	929	$1,115	$1.20	44d	1	1.45mi

HOA detail

• Monthly dues: $167 · $2,004/yr

Listing history 22 events

1. 2026-06-18
   days on market $79,990 Active 113 DOM
2. 2026-06-17
   days on market $79,990 Active 112 DOM
3. 2026-06-16
   days on market $79,990 Active 111 DOM
4. 2026-06-15
   days on market $79,990 Active 110 DOM
5. 2026-06-13
   days on market $79,990 Active 108 DOM
6. 2026-06-13
   days on market $79,990 Active 107 DOM
7. 2026-06-09
   days on market $79,990 Active 104 DOM
8. 2026-06-08
   days on market $79,990 Active 103 DOM
9. 2026-06-07
   days on market $79,990 Active 102 DOM
10. 2026-06-04
    days on market $79,990 Active 99 DOM
11. 2026-06-03
    days on market $79,990 Active 98 DOM
12. 2026-06-02
    days on market $79,990 Active 97 DOM
13. 2026-06-01
    days on market $79,990 Active 96 DOM
14. 2026-05-31
    days on market $79,990 Active 95 DOM
15. 2026-04-24
    price $79,990 605-char remark

    Show marketing remark (605 chars)

    Great investment opportunity in Pine Village North! This spacious townhome features 2 bedrooms and 2 full baths, with both bedrooms conveniently located downstairs. Upstairs, you’ll find a versatile loft space perfect for a home office, game room, or additional living area. Property includes a 2-car garage and offers excellent potential as a rental or primary residence. Fixer-upper being sold as-is, priced to reflect condition. Conveniently located with easy access to George Bush Intercontinental Airport (IAH) and Interstate 69 for quick commuting. Don’t miss this value-add opportunity!

16. 2026-03-22
    price $84,990 605-char remark

    Show marketing remark (605 chars)

    Great investment opportunity in Pine Village North! This spacious townhome features 2 bedrooms and 2 full baths, with both bedrooms conveniently located downstairs. Upstairs, you’ll find a versatile loft space perfect for a home office, game room, or additional living area. Property includes a 2-car garage and offers excellent potential as a rental or primary residence. Fixer-upper being sold as-is, priced to reflect condition. Conveniently located with easy access to George Bush Intercontinental Airport (IAH) and Interstate 69 for quick commuting. Don’t miss this value-add opportunity!

17. 2026-02-25
    listed $89,900 Active 605-char remark

    Show marketing remark (605 chars)

    Great investment opportunity in Pine Village North! This spacious townhome features 2 bedrooms and 2 full baths, with both bedrooms conveniently located downstairs. Upstairs, you’ll find a versatile loft space perfect for a home office, game room, or additional living area. Property includes a 2-car garage and offers excellent potential as a rental or primary residence. Fixer-upper being sold as-is, priced to reflect condition. Conveniently located with easy access to George Bush Intercontinental Airport (IAH) and Interstate 69 for quick commuting. Don’t miss this value-add opportunity!

18. 2021-09-17
    soldstatus Sold 150-char remark

    Show marketing remark (150 chars)

    Townhome in Pines Village North featuring 2 bedrooms, 2 baths, 2 car garage and loft. Fixer upper with lots of potential. Schedule your showing today.

19. 2021-08-24
    status Pending 150-char remark

    Show marketing remark (150 chars)

    Townhome in Pines Village North featuring 2 bedrooms, 2 baths, 2 car garage and loft. Fixer upper with lots of potential. Schedule your showing today.

20. 2021-08-17
    listed $38,900 Active 150-char remark

    Show marketing remark (150 chars)

    Townhome in Pines Village North featuring 2 bedrooms, 2 baths, 2 car garage and loft. Fixer upper with lots of potential. Schedule your showing today.

21. 2019-03-05
    soldstatus
22. 1988-10-07
    soldstatus $13,900

ⓘ 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: $2,828 · $236/mo
• Projected year-2 tax: $2,828 · $236/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 7 d/yr ≥110°F today · 22 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: $15,054
• − Mortgage interest: −$4,481
• − Property taxes: −$2,828
• − Insurance: −$400
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − HOA: −$2,004
• − Depreciation: −$2,327
• Taxable income: $605
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $1,481/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

+475.5% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $79,990 HARMLS
• 2026-03-22 Price Changed $84,990 HARMLS
• 2026-02-25 Listed $89,900 HARMLS
• 2021-09-17 Sold (MLS) — HARMLS
• 2021-08-24 Pending — HARMLS
• 2021-08-17 Listed $38,900 HARMLS
• 2019-03-05 Sold (Public Records) — Public Records
• 1988-10-07 Sold (Public Records) $13,900 Public Records

Property tax history

+12.1%/yr

Latest (2025): $2,828 · -0.2% YoY. Source: county tax records.