9201 Clarewood Dr #245 · Houston, TX 77036

$66,000

1 bd · 1.0 ba · 616 sqft · Condo public records · 118 Days on market

Built 1979 $107/sqft · 15% below area Est $78k · 15% under $300/mo HOA · 36% of rent ↓ 18% 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).

• ARV discount +14.2/15.0
• 1% rule +7.6/10.0
• Cash flow +5.0/30.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +0.8/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Tenant occupied. Welcome to this charming 1 bedroom, 1 bathroom condo surrounded by shopping and dining. This cozy home features a spacious living area, modern kitchen, and a balcony. Water, sewer and trash removal are included by monthly HOA. This home is ideal for anyone looking for comfort and convenience. Contact me for more information and to schedule a viewing.

Key facts

• Spacious living area
• Balcony
• Modern kitchen

Tags

• MODERN KITCHEN
• SPACIOUS LIVING AREA
• BALCONY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $66k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $39k (41.2% below list).
• Meets the 1% rule at list price ($835 rent vs $66k).
• Recommended offer: $39k (41.2% below list) — sets the bar for cash-flow.

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.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Collins El (math 18% / reading 24%, grade F, #3,492 of 4,322 statewide, top 81%, 798 students, 92% FRL); Alief Middle (math 22% / reading 26%, grade F, #1,301 of 1,662 statewide, top 79%, 839 students, 87% FRL); Alief Isd J J A E P (13 students, 77% FRL).
• Market conditions: Rents falling (-6.6%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $456 of loan paydown is wiped out by about $482 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 118 days — a 9% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 36% of rent.
• Climate carrying-cost: moderate 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 $38,791 (41.2% 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 118 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 1.26% ✓
• Cap rate: 3.49%
• Cash-on-cash: -10.00%
• DSCR: 0.55
• GRM: 6.6

CMA / ARV

• ARV (median comp): $77,500
• List price: $66,000
• Delta: -14.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.0%
• Equity multiple: 0.12×
• Total profit: $-16,189
• Equity at exit: $16,787

10-year hold

• IRR: -19.6%
• Equity multiple: -0.57×
• Total profit: $-29,025
• Equity at exit: $18,368

Cash invested: $18,480 (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 77036

• Home prices YoY: -0.3%
• Rents YoY: -6.6%
• Active inventory: 202
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $835 high
• Mortgage (P&I): −$346
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$28
• HOA: −$300
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $-154

Break-even live

Break-even rent $1,030

Max offer price $38,791

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-135	+0% $-154	+5% $-173	+10% $-191
Rent	-10% $-220	-5% $-187	+0% $-154	+5% $-121	+10% $-88
Rate	-1.0pp $-121	-0.5pp $-137	base $-154	+0.5pp $-171	+1.0pp $-189

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9207 Clarewood Dr Houston, TX	1.0	1.0	660	$833	$1.26	24d	1	0.09mi
9207 Clarewood Dr Houston, TX	1.0	1.0	660	$833	$1.26	45d	1	0.09mi
7255 Corporate Dr Apt 714 Houston, TX	1.0	1.0	682	$905	$1.33	26d	1	0.40mi
7255 Corporate Dr Unit 1312 Houston, TX	1.0	1.0	612	$880	$1.44	26d	1	0.40mi
7255 Corporate Dr Apt 406 Houston, TX	1.0	1.0	682	$925	$1.36	45d	1	0.42mi
7255 Corporate Dr Unit 906 Houston, TX	1.0	1.0	612	$895	$1.46	45d	1	0.42mi
7255 Corporate Dr Unit 314 Houston, TX	1.0	1.0	682	$905	$1.33	45d	1	0.42mi
5915 Ranchester Dr Houston, TX	1.0	1.0	563	$841	$1.49	45d	1	0.57mi
5909 Ranchester Dr Unit 5951 Houston, TX	1.0	1.0	380	$771	$2.03	12d	1	0.59mi
5909 Ranchester Dr Unit 5960 Houston, TX	1.0	1.0	563	$708	$1.26	17d	1	0.59mi
5909 Ranchester Dr Unit 1162 Houston, TX	1.0	1.0	610	$836	$1.37	9d	1	0.59mi
5909 Ranchester Dr Unit 1165 Houston, TX	1.0	1.0	610	$825	$1.35	1d	1	0.59mi
5909 Ranchester Dr Unit 165 Houston, TX	1.0	1.0	380	$741	$1.95	1d	1	0.59mi
5909 Ranchester Dr Unit 5930 Houston, TX	1.0	1.0	610	$875	$1.43	12d	1	0.59mi
8701 Town Park Dr Houston, TX	1.0–2.0	1.0–2.0	890	$655	$0.74	0d	75	0.66mi
8707 Town Park Dr Unit 3282 Houston, TX	1.0	1.0	653	$799	$1.22	26d	1	0.70mi
3900 Woodchase Dr Houston, TX	1.0–2.0	1.0	612	$1,000	$1.63	1d	3	1.01mi
3900 Woodchase Dr Houston, TX	1.0	1.0	502	$1,000	$1.99	45d	1	1.01mi
9307 Beechnut St Houston, TX	1.0	1.0	602	$820	$1.36	45d	1	1.08mi
9307 Beechnut St Houston, TX	1.0	1.0	602	$820	$1.36	19d	1	1.08mi
10051 Westpark Dr #263 Houston, TX	1.0	1.0	680	$950	$1.40	45d	1	1.10mi
9501 Beechnut St Houston, TX	—	1.0	590	$775	$1.31	26d	1	1.11mi
8181 Colony Dr Unit 8232 Houston, TX	1.0	1.0	602	$684	$1.14	14d	1	1.13mi
8181 Colony Dr Unit 1162 Houston, TX	1.0	1.0	602	$695	$1.15	9d	1	1.13mi
8181 Colony Dr Unit 8255 Houston, TX	1.0	1.0	602	$730	$1.21	14d	1	1.13mi
8181 Colony Dr Unit 8255 Houston, TX	1.0	1.0	602	$684	$1.14	1d	1	1.13mi
8181 Colony Dr Unit 8223 Houston, TX	1.0	1.0	450	$664	$1.48	1d	1	1.13mi
9501 Beechnut St Unit 707 Houston, TX	1.0	1.0	660	$775	$1.17	26d	1	1.13mi
9501 Beechnut St Unit 216 Houston, TX	1.0	1.0	660	$775	$1.17	24d	1	1.13mi
9501 Beechnut St Unit 321 Houston, TX	—	1.0	590	$705	$1.19	24d	1	1.13mi
8100 Bellaire Blvd Houston, TX	1.0–3.0	1.0–2.0	881	$735	$0.83	1d	26	1.14mi
10575 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	878	$1,121	$1.28	0d	20	1.15mi
4033 W Sam Houston Pkwy S Houston, TX	1.0	1.0	365	$1,104	$3.02	1d	12	1.16mi
8100 Sands Point Dr Houston, TX	1.0–3.0	1.0–2.0	953	$837	$0.88	0d	28	1.19mi
10070 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	720	$785	$1.09	1d	19	1.21mi
10100 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	891	$729	$0.82	19d	21	1.21mi
10010 Westpark Dr Unit 1104 Houston, TX	1.0	1.0	710	$1,069	$1.51	26d	1	1.25mi
22 Sands Point Dr Houston, TX	1.0	1.0	610	$955	$1.57	45d	1	1.26mi
7900 Bellaire Blvd Houston, TX	1.0–3.0	1.0–2.0	942	$850	$0.90	19d	1	1.31mi
3777 S Gessner Rd Unit 1108 Houston, TX	1.0	1.0	670	$920	$1.37	45d	1	1.34mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: watersewertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $66,000 Active 118 DOM
2. 2026-06-18
   days on market $66,000 Active 115 DOM
3. 2026-06-17
   days on market $66,000 Active 114 DOM
4. 2026-06-16
   days on market $66,000 Active 113 DOM
5. 2026-06-15
   days on market $66,000 Active 112 DOM
6. 2026-06-13
   days on market $66,000 Active 110 DOM
7. 2026-06-09
   days on market $66,000 Active 106 DOM
8. 2026-06-08
   days on market $66,000 Active 105 DOM
9. 2026-06-07
   days on market $66,000 Active 104 DOM
10. 2026-06-04
    days on market $66,000 Active 101 DOM
11. 2026-06-03
    days on market $66,000 Active 100 DOM
12. 2026-06-02
    days on market $66,000 Active 99 DOM
13. 2026-06-01
    days on market $66,000 Active 98 DOM
14. 2026-05-31
    days on market $66,000 Active 97 DOM
15. 2026-04-20
    price $66,000 370-char remark

    Show marketing remark (370 chars)

    Tenant occupied. Welcome to this charming 1 bedroom, 1 bathroom condo surrounded by shopping and dining. This cozy home features a spacious living area, modern kitchen, and a balcony. Water, sewer and trash removal are included by monthly HOA. This home is ideal for anyone looking for comfort and convenience. Contact me for more information and to schedule a viewing.

16. 2026-03-13
    price $70,000 370-char remark

    Show marketing remark (370 chars)

    Tenant occupied. Welcome to this charming 1 bedroom, 1 bathroom condo surrounded by shopping and dining. This cozy home features a spacious living area, modern kitchen, and a balcony. Water, sewer and trash removal are included by monthly HOA. This home is ideal for anyone looking for comfort and convenience. Contact me for more information and to schedule a viewing.

17. 2026-02-23
    listed $80,000 Active 370-char remark

    Show marketing remark (370 chars)

    Tenant occupied. Welcome to this charming 1 bedroom, 1 bathroom condo surrounded by shopping and dining. This cozy home features a spacious living area, modern kitchen, and a balcony. Water, sewer and trash removal are included by monthly HOA. This home is ideal for anyone looking for comfort and convenience. Contact me for more information and to schedule a viewing.

18. 1993-01-02
    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: $1,680 · $140/mo
• Projected year-2 tax: $1,680 · $140/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 5/10 Major FEMA zone X (unshaded) · 67% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,019
• − Mortgage interest: −$3,697
• − Property taxes: −$1,680
• − Insurance: −$330
• − Repairs & maintenance: −$801
• − Management: −$801
• − HOA: −$3,600
• − Depreciation: −$1,920
• Taxable loss: −$2,811
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $-1,174/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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): 71,770
• Household income: $45,716
• Rent vs Own: 82.3% rent · 17.7% own
• Severe rent burden: 4374.0

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 (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 28% Black 11% Asian 9% White 7%
• Hispanic origin (detail): Mexican 33% Cuban 3%
• Foreign-born: 55% · Canada, China, Vietnam
• Languages at home: 20% English-only · Spanish 66% Chinese 5% Vietnamese 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: 221.1045
• Rent YoY: ▼ -6.62%
• 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

-17.5% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $66,000 HARMLS
• 2026-03-13 Price Changed $70,000 HARMLS
• 2026-02-23 Listed $80,000 HARMLS
• 1993-01-02 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,680 · +19.1% YoY. Source: county tax records.