12903 Claygate Dr · Houston, TX 77047

$189,000

3 bd · 1.5 ba · 1,180 sqft · SingleFamily public records · 50 Days on market

Built 1970 5,562 sqft lot $160/sqft · 11% above area Est $171k · 11% over

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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).

• Cash flow +16.6/30.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• ARV discount +2.7/15.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Key facts

• 5,562 sq ft lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: Living area approximately 1,180 (listed); Lot size approximately 0.1277 acres
• Financial info: Lease considered

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Slab foundation; Built in 1970
• Construction: Brick construction; Composition roof
• Exterior features: Lot features: Other

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 14 x 11); Bedroom on the first floor (approx. 11 x 10); Bedroom on the first floor (approx. 10 x 10)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: 3 total rooms; Seller disclosure available

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (1.6% below list).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 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.
• Zoned schools: Law El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 514 students, 91% FRL); Thomas Middle (math 3% / reading 13%, grade F, #1,654 of 1,662 statewide, top 100%, 526 students, 98% FRL); Worthing H S (math 22% / reading 21%, grade F, #1,377 of 1,632 statewide, top 85%, 827 students, 96% FRL) — zoned schools average 95% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 31% district-wide (-12 pts) — the specific schools serving this property underperform the Houston ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 284 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 50 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask is 11355% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (median comp): $170,872
• List price: $189,000
• Delta: 10.61%
• 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
12922 Claygate Dr	0.06mi	3/1.5	1,184 (+0%)	11mo	$124,900	$105	88
12930 Segrest Dr	0.10mi	3/1.5	1,219 (+3%)	6mo	$122,000	$100	85
12506 S Coast Dr	0.36mi	3/1.5	1,026 (-13%)	3mo	$120,000	$117	59
12511 Claygate Dr	0.35mi	3/1.0	1,298 (+10%)	10mo	$95,000	$73	57
12543 Claygate Dr	0.26mi	3/1.0	1,305 (+11%)	24mo	$175,000	$134	48
12611 S Coast Dr	0.23mi	4/2.0 (+1)	1,335 (+13%)	20mo	$130,000	$97	44
4307 Bungalow Ln	0.70mi	3/1.0	1,141 (-3%)	19mo	$139,000	$122	44
3630 Almeda Genoa Rd	0.44mi	3/1.0	1,063 (-10%)	21mo	$128,900	$121	44
12518 Donegal Way	0.42mi	3/1.5	1,346 (+14%)	19mo	$180,000	$134	41
3411 Grand Legacy Ln	0.62mi	3/2.0	1,288 (+9%)	18mo	$264,990	$206	39
11707 Segrest Dr	0.73mi	3/1.0	1,020 (-14%)	9mo	$149,900	$147	34
12711 Mill Valley Rd	0.72mi	3/2.0	1,342 (+14%)	14mo	$165,000	$123	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.46×
• Total profit: $-28,743
• Equity at exit: $28,181

10-year hold

• IRR: -13.9%
• Equity multiple: 0.31×
• Total profit: $-36,482
• Equity at exit: $16,341

Cash invested: $52,920 (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 77047

• Home prices YoY: -10.1%
• Rents YoY: -0.2%
• Active inventory: 284
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$991
• Tax from tax record: −$284 /mo · $3,413/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $114

Break-even live

Break-even rent $1,714

Max offer price $189,000

Occupancy floor 89%

Sensitivity live

Price	-10% $221	-5% $168	+0% $114	+5% $61	+10% $7
Rent	-10% $-33	-5% $41	+0% $114	+5% $188	+10% $261
Rate	-1.0pp $209	-0.5pp $162	base $114	+0.5pp $65	+1.0pp $15

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4015 Marchant Rd Houston, TX	3.0	2.0	1200	$1,700	$1.42	45d	1	0.28mi
3918 Almeda-Genoa Rd Houston, TX	1.0–3.0	1.0–2.0	1038	$2,220	$2.14	0d	26	0.62mi
11819 Leitrim Way Houston, TX	3.0	1.0	1476	$1,150	$0.78	7d	1	0.65mi
12227 Cape Hyannis Dr Houston, TX	3.0	2.0	1432	$1,705	$1.19	15d	1	0.72mi
13561 Cullen Blvd Houston, TX	2.0	2.0	990	$1,450	$1.46	45d	1	0.92mi
13555 Cullen Blvd Houston, TX	1.0–3.0	1.0–2.0	917	$1,900	$2.07	45d	35	0.93mi
3110 Kainer Meadows Ln Houston, TX	3.0	2.0	1469	$1,900	$1.29	9d	1	1.07mi
4071 Schurmier Rd Unit SLC2 Houston, TX	2.0	2.0	990	$1,575	$1.59	4d	1	1.17mi
4322 Groton Dr Houston, TX	3.0	1.0	858	$1,395	$1.63	45d	1	1.21mi
13351 Cityscape Ave Houston, TX	1.0–2.0	1.0–2.0	974	$1,820	$1.87	0d	26	1.24mi
2620 Almeda-Genoa Rd Houston, TX	1.0–2.0	1.0–2.0	788	$1,650	$2.09	1d	15	1.25mi
13511 Hycohen Rd Unit 13534 Houston, TX	2.0	2.0	1153	$1,704	$1.48	0d	1	1.35mi
13511 Hycohen Rd Unit 424 Houston, TX	2.0	2.0	1153	$1,720	$1.49	6d	1	1.35mi
11319 Murr Way Houston, TX	3.0	1.5	1213	$1,699	$1.40	20d	1	1.35mi
13511 Hycohen Rd Houston, TX	1.0–2.0	1.5–2.5	961	$1,710	$1.78	14d	26	1.36mi

Listing history 19 events

1. 2026-06-16
   days on market $189,000 Active 50 DOM
2. 2026-06-15
   days on market $189,000 Active 49 DOM
3. 2026-06-13
   days on market $189,000 Active 47 DOM
4. 2026-06-10
   days on market $189,000 Active 43 DOM
5. 2026-06-08
   days on market $189,000 Active 42 DOM
6. 2026-06-07
   days on market $189,000 Active 41 DOM
7. 2026-06-04
   days on market $189,000 Active 38 DOM
8. 2026-06-01
   days on market $189,000 Active 35 DOM
9. 2026-05-31
   days on market $189,000 Active 34 DOM
10. 2026-04-28
    listed $1,650
11. 2026-04-27
    listed $189,000 Active
12. 2018-10-18
    status Pending
13. 2018-10-09
    status Option Pending
14. 2018-10-05
    historical
15. 2018-09-27
    listed $119,000 Active
16. 2018-07-05
    soldstatus
17. 2016-10-06
    historical
18. 2016-09-14
    listed $85,000 Active
19. 1988-01-02
    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: $3,413 · $284/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$45/yr (+$4/mo · 1.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $22,307
• − Mortgage interest: −$10,587
• − Property taxes: −$3,413
• − Insurance: −$945
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$5,498
• Taxable loss: −$1,706
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $1,780/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): 34,987
• Household income: $78,538
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 1109.0

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 0.58)
• Race & ethnicity: Black 57% Hispanic / Latino 29% Two or more races 15% White 6% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 24% Puerto Rican 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 23% Vietnamese 1% Other Indo-European 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: ▼ -26.76%
• Current HPI: 239.2287
• Rent YoY: ▼ -0.21%
• 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

-98.1% since first listed

12 events — show timeline

• 2026-06-16 Rental Removed $1,650 HARMLS
• 2026-06-16 Listing Removed — HARMLS
• 2026-04-28 Listed for Rent $1,650 HARMLS
• 2026-04-27 Listed $189,000 HARMLS
• 2018-10-18 Pending — HARMLS
• 2018-10-09 Pending — HARMLS
• 2018-10-05 Listing Removed — HARMLS
• 2018-09-27 Listed $119,000 HARMLS
• 2018-07-05 Sold (Public Records) — Public Records
• 2016-10-06 Listing Removed — HARMLS
• 2016-09-14 Listed $85,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,413 · +6.6% YoY. Source: county tax records.