8714 Village Of Fondren Dr · Houston, TX 77071

$88,000

3 bd · 2.0 ba · 1,184 sqft · Townhouse · 344 Days on market

Built 1983 Average condition 6.16 ac lot $74/sqft · at area comps Est $92k · at est. $426/mo HOA · 29% of rent ↓ 32% since listing

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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 +20.2/30.0
• 1% rule +10.0/10.0
• ARV discount +9.6/15.0
• DSCR +6.4/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.1/5.0

Listing remarks MLS

NOW AVAILABLE FOR SHOWINGS! Gated community! Three bedrooms and two bathroom townhome next to Beltway 8 & Gessner. Tile floor throughout, no carpet! Updated kitchen and bathrooms with granite counters. Great location, close to major freeways. Proof of funds required with all submitted offers. Room sizes are approximate, verify independently. Call listing agent for showing instructions.

Key facts

• Gated community
• Updated kitchen
• Granite counters

Tags

• GATED COMMUNITY
• UPDATED KITCHEN
• GRANITE COUNTERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $88k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $608 of loan paydown is wiped out by about $640 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 344 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 5969% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.65% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 5.1

CMA / ARV

• ARV (median comp): $92,335
• List price: $88,000
• Delta: -4.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8719 Village Of Fondren Dr #8719	0.02mi	3/2.0	1,184 (0%)	7mo	$92,000	$78	93
8711 Village Of Fondren Dr #8711	0.02mi	3/2.0	1,184 (0%)	12mo	$105,000	$89	89
8720 Village Of Fondren Dr #87	0.00mi	3/2.0	1,184 (0%)	16mo	$90,000	$76	87
8703 Victorian Village Dr #8703	0.03mi	3/2.0	1,120 (-5%)	5mo	$89,900	$80	86
8733 Victorian Village Dr	0.03mi	3/2.0	1,120 (-5%)	12mo	$107,000	$96	80
8702 Victorian Village Dr #8702	0.03mi	2/1.5 (-1)	1,120 (-5%)	12mo	$103,900	$93	73
8711 Victorian Village Dr #8711	0.03mi	3/2.0	1,120 (-5%)	21mo	$120,000	$107	72
12663 Windsor Village Dr #2663	0.06mi	2/1.5 (-1)	1,120 (-5%)	14mo	$100,000	$89	69
8647 Victorian Village Dr	0.08mi	3/2.0	1,120 (-5%)	22mo	$134,900	$120	69
8628 Village Of Fondren Dr	0.07mi	2/1.5 (-1)	1,120 (-5%)	15mo	$114,900	$103	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.90×
• Total profit: $-2,473
• Equity at exit: $22,399

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-57
• Equity at exit: $24,521

Cash invested: $24,640 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$426
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $110

Break-even live

Break-even rent $1,309

Max offer price $88,000

Occupancy floor 87%

Sensitivity live

Price	-10% $171	-5% $141	+0% $110	+5% $80	+10% $50
Rent	-10% $-4	-5% $53	+0% $110	+5% $168	+10% $225
Rate	-1.0pp $155	-0.5pp $133	base $110	+0.5pp $88	+1.0pp $64

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.54mi
12706 Riceville School Rd Stafford, TX	2.0	2.0	1235	$1,570	$1.27	44d	1	0.66mi
8030 W Airport Blvd Houston, TX	1.0–2.0	1.0–2.0	780	$1,156	$1.48	0d	31	0.69mi
12700 Stafford Rd Stafford, TX	1.0–2.0	1.0–2.0	993	$1,601	$1.61	0d	13	0.71mi
12660 Stafford Rd Stafford, TX	1.0–3.0	1.0–2.0	1027	$1,892	$1.84	0d	44	0.75mi
7706 W Airport Blvd Houston, TX	2.0	1.0	875	$1,080	$1.23	44d	1	1.15mi
7700 W Airport Blvd Unit 7757 Houston, TX	2.0	2.0	1005	$1,232	$1.23	14d	1	1.16mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	19d	1	1.23mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	44d	1	1.23mi
8201 W Bellfort Ave Unit 422 Houston, TX	2.0	2.0	848	$955	$1.13	8d	1	1.28mi
8201 W Bellfort Ave Unit 2162 Houston, TX	2.0	2.0	848	$955	$1.13	6d	1	1.28mi
8201 W Bellfort Ave Unit 510 Houston, TX	3.0	2.0	1203	$1,195	$0.99	0d	1	1.28mi
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	23d	1	1.42mi
12271 Fondren Rd Houston, TX	2.0	2.0	1007	$1,050	$1.04	19d	1	1.42mi
12211 Fondren Rd Houston, TX	1.0–2.0	1.0–2.0	817	$1,239	$1.52	0d	21	1.45mi
7809 Wolfield Ln Houston, TX	2.0	2.0	1208	$1,390	$1.15	44d	1	1.47mi
12107 Fondren Rd Houston, TX	2.0	2.0	990	$1,125	$1.14	25d	1	1.48mi
6633 W Airport Blvd Houston, TX	1.0–2.0	1.5–2.0	1063	$1,200	$1.13	44d	2	1.50mi

HOA detail

• Monthly dues: $426 · $5,112/yr
• Likely covers: security

Listing history 23 events

1. 2026-06-21
   statusdays on market $88,000 Pending 344 DOM
2. 2026-06-18
   days on market $88,000 Active 341 DOM
3. 2026-06-17
   days on market $88,000 Active 340 DOM
4. 2026-06-16
   days on market $88,000 Active 339 DOM
5. 2026-06-15
   days on market $88,000 Active 338 DOM
6. 2026-06-13
   days on market $88,000 Active 336 DOM
7. 2026-06-10
   days on market $88,000 Active 332 DOM
8. 2026-06-08
   days on market $88,000 Active 331 DOM
9. 2026-06-07
   days on market $88,000 Active 330 DOM
10. 2026-06-04
    days on market $88,000 Active 327 DOM
11. 2026-06-01
    days on market $88,000 Active 324 DOM
12. 2026-05-31
    days on market $88,000 Active 323 DOM
13. 2026-04-26
    price $88,000 400-char remark

    Show marketing remark (400 chars)

    NOW AVAILABLE FOR SHOWINGS! Gated community! Three bedrooms and two bathroom townhome next to Beltway 8 & Gessner. Tile floor throughout, no carpet! Updated kitchen and bathrooms with granite counters. Great location, close to major freeways. Proof of funds required with all submitted offers. Room sizes are approximate, verify independently. Call listing agent for showing instructions.

14. 2026-04-25
    price $91,500 400-char remark

    Show marketing remark (400 chars)

    NOW AVAILABLE FOR SHOWINGS! Gated community! Three bedrooms and two bathroom townhome next to Beltway 8 & Gessner. Tile floor throughout, no carpet! Updated kitchen and bathrooms with granite counters. Great location, close to major freeways. Proof of funds required with all submitted offers. Room sizes are approximate, verify independently. Call listing agent for showing instructions.

15. 2026-02-11
    price $93,500 400-char remark

    Show marketing remark (400 chars)

    NOW AVAILABLE FOR SHOWINGS! Gated community! Three bedrooms and two bathroom townhome next to Beltway 8 & Gessner. Tile floor throughout, no carpet! Updated kitchen and bathrooms with granite counters. Great location, close to major freeways. Proof of funds required with all submitted offers. Room sizes are approximate, verify independently. Call listing agent for showing instructions.

16. 2025-12-15
    historical $1,450
17. 2025-12-05
    listed $1,450
18. 2025-10-27
    price $95,000 400-char remark

    Show marketing remark (400 chars)

    NOW AVAILABLE FOR SHOWINGS! Gated community! Three bedrooms and two bathroom townhome next to Beltway 8 & Gessner. Tile floor throughout, no carpet! Updated kitchen and bathrooms with granite counters. Great location, close to major freeways. Proof of funds required with all submitted offers. Room sizes are approximate, verify independently. Call listing agent for showing instructions.

19. 2025-07-12
    listed $100,000 Active 400-char remark

    Show marketing remark (400 chars)

    NOW AVAILABLE FOR SHOWINGS! Gated community! Three bedrooms and two bathroom townhome next to Beltway 8 & Gessner. Tile floor throughout, no carpet! Updated kitchen and bathrooms with granite counters. Great location, close to major freeways. Proof of funds required with all submitted offers. Room sizes are approximate, verify independently. Call listing agent for showing instructions.

20. 2025-07-11
    historical
21. 2025-04-09
    price $105,000
22. 2024-10-19
    price $120,000
23. 2024-07-13
    listed $129,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,385
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − HOA: −$5,112
• − Depreciation: −$2,560
• Taxable income: $242
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $1,266/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.

Condition & rehab AI · 9 photos

Average 55/100 Cosmetic rehab

This townhouse is in average condition with some cosmetic updates needed. It has a good location and is move-in ready with minor repairs and maintenance required.

Repairs flagged

• Minor Paint — Paint appears faded in some areas.
• Minor Siding — Siding appears weathered, but no major damage.
• Minor Kitchen cabinets — Cabinets appear dated, but not damaged.
• Minor Bathroom fixtures — Fixtures appear dated, but not damaged.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint can improve curb appeal and interior aesthetics.
• Both Replace dated kitchen cabinets and fixtures — Newer cabinets and fixtures can significantly enhance the home's value and appeal.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can attract more buyers and renters.
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas.	Minor	$500–3,000
Siding · Siding appears weathered, but no major damage.	Minor	$500–3,000
Kitchen cabinets · Cabinets appear dated, but not damaged.	Minor	$500–3,000
Bathroom fixtures · Fixtures appear dated, but not damaged.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Replace dated kitchen cabinets and fixtures — Newer cabinets and fixtures can significantly enhance the home's value and appeal. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can attract more buyers and renters. ↑
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-31.8% since first listed

11 events — show timeline

• 2026-04-26 Price Changed $88,000 HARMLS
• 2026-04-25 Price Changed $91,500 HARMLS
• 2026-02-11 Price Changed $93,500 HARMLS
• 2025-12-15 Rental Removed $1,450 APPFOLIO
• 2025-12-05 Listed for Rent $1,450 APPFOLIO
• 2025-10-27 Price Changed $95,000 HARMLS
• 2025-07-12 Listed $100,000 HARMLS
• 2025-07-11 Listing Removed — HARMLS
• 2025-04-09 Price Changed $105,000 HARMLS
• 2024-10-19 Price Changed $120,000 HARMLS
• 2024-07-13 Listed $129,000 HARMLS