12242 W Village Dr · Houston, TX 77039

$114,000

3 bd · 2.0 ba · 1,285 sqft · Other public records · 40 Days on market

Built 1980

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Come look at this recently updated jewel. Kitchen has granite & tile backsplash. Refrigerator stays. Tile downstairs with new carpet upstairs. Bathrooms have also been updated with tile around tub, recent light fixtures & ceiling fans. Recent interior paint. Selling "As Is".

Key facts

• Private patio area
• Updated kitchen
• Granite countertops

Tags

• TWO STORY TOWNHOME
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• PRIVATE PATIO AREA
• ATTACHED TWO CAR GARAGE
• VERSATILE GAME ROOM

Property features AI

Exterior

• Home design: Built in 1980
• Construction: Single-family home
• Exterior features: Located in the Pine Village North subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $114k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• 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.
• Zoned schools: Johnson El (math 14% / reading 11%, grade F, #4,167 of 4,322 statewide, top 97%, 597 students, 98% FRL); Hambrick Middle (math 12% / reading 22%, grade F, #1,520 of 1,662 statewide, top 92%, 1,021 students, 93% FRL); Macarthur H S (math 16% / reading 24%, grade F, #1,397 of 1,632 statewide, top 87%, 3,571 students, 85% FRL).
• Market conditions: 84 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $788 of loan paydown is wiped out by about $3k 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 40 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $110,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-4,296
• Equity at exit: $16,998

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $14,695
• Equity at exit: $9,857

Cash invested: $31,920 (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 77039

• Home prices YoY: -20.7%
• Active inventory: 84
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$598
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $222

Break-even live

Break-even rent $1,089

Max offer price $114,000

Occupancy floor 79%

Sensitivity live

Price	-10% $286	-5% $254	+0% $222	+5% $189	+10% $157
Rent	-10% $113	-5% $167	+0% $222	+5% $276	+10% $330
Rate	-1.0pp $279	-0.5pp $251	base $222	+0.5pp $192	+1.0pp $162

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	$1,144	$1.07	45d	16	0.60mi
11610 Danford Ln Unit B Houston, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	1.09mi
11435 Raincove Dr Unit A Houston, TX	3.0	1.0	1000	$1,345	$1.34	5d	1	1.20mi
4610 Anice St Houston, TX	3.0	2.0	1786	$1,566	$0.88	14d	1	1.25mi
4505 Aldine Mail Rte Rd Houston, TX	1.0–2.0	1.0–2.0	787	$1,350	$1.71	3d	6	1.25mi
4505 Aldine Mail Route Rd Unit 712 Houston, TX	2.0	2.0	929	$1,325	$1.43	45d	1	1.29mi
5526 Rotan Dr Houston, TX	3.0	2.0	1050	$900	$0.86	20d	1	1.30mi
4335 Aldine Mail Route Rd Houston, TX	1.0–3.0	1.0–2.0	936	$1,307	$1.40	3d	7	1.36mi
4335 Aldine Mail Route Rd Houston, TX	2.0	1.0–2.0	872	$983	$1.13	23d	6	1.36mi
4341 Aldine Mail Route Rd Houston, TX	2.0	2.0	929	$1,107	$1.19	45d	1	1.37mi
4341 Aldine Mail Route Rd Houston, TX	2.0	2.0	929	$1,107	$1.19	23d	1	1.37mi

Listing history 34 events

1. 2026-06-21
   days on market $114,000 Active 40 DOM
2. 2026-06-18
   days on market $114,000 Active 37 DOM
3. 2026-06-17
   days on market $114,000 Active 36 DOM
4. 2026-06-16
   days on market $114,000 Active 35 DOM
5. 2026-06-15
   days on market $114,000 Active 34 DOM
6. 2026-06-13
   days on market $114,000 Active 32 DOM
7. 2026-06-13
   days on market $114,000 Active 31 DOM
8. 2026-06-09
   days on market $114,000 Active 28 DOM
9. 2026-06-08
   days on market $114,000 Active 27 DOM
10. 2026-06-07
    days on market $114,000 Active 26 DOM
11. 2026-06-04
    days on market $114,000 Active 23 DOM
12. 2026-06-03
    days on market $114,000 Active 22 DOM
13. 2026-06-02
    days on market $114,000 Active 21 DOM
14. 2026-06-01
    days on market $114,000 Active 20 DOM
15. 2026-05-31
    days on market $114,000 Active 19 DOM
16. 2026-05-12
    listed $114,000 Active 1404-char remark
17. 2025-05-01
    soldstatus
18. 2025-01-15
    historical $1,490
19. 2024-12-24
    price $1,490
20. 2024-12-08
    listed $1,400
21. 2021-01-06
    soldstatus Sold 297-char remark

    Show marketing remark (297 chars)

    Come look at this recently updated jewel. Kitchen has granite & tile backsplash. Refrigerator stays. Tile downstairs with new carpet upstairs. Bathrooms have also been updated with tile around tub, recent light fixtures & ceiling fans. Recent interior paint. Selling "As Is".

22. 2020-12-05
    status Pending 297-char remark

    Show marketing remark (297 chars)

    Come look at this recently updated jewel. Kitchen has granite & tile backsplash. Refrigerator stays. Tile downstairs with new carpet upstairs. Bathrooms have also been updated with tile around tub, recent light fixtures & ceiling fans. Recent interior paint. Selling "As Is".

23. 2020-11-29
    status Option Pending 297-char remark

    Show marketing remark (297 chars)

    Come look at this recently updated jewel. Kitchen has granite & tile backsplash. Refrigerator stays. Tile downstairs with new carpet upstairs. Bathrooms have also been updated with tile around tub, recent light fixtures & ceiling fans. Recent interior paint. Selling "As Is".

24. 2020-09-20
    price $70,000 297-char remark

    Show marketing remark (297 chars)

    Come look at this recently updated jewel. Kitchen has granite & tile backsplash. Refrigerator stays. Tile downstairs with new carpet upstairs. Bathrooms have also been updated with tile around tub, recent light fixtures & ceiling fans. Recent interior paint. Selling "As Is".

25. 2020-09-06
    status Active 297-char remark

    Show marketing remark (297 chars)

    Come look at this recently updated jewel. Kitchen has granite & tile backsplash. Refrigerator stays. Tile downstairs with new carpet upstairs. Bathrooms have also been updated with tile around tub, recent light fixtures & ceiling fans. Recent interior paint. Selling "As Is".

26. 2020-08-30
    status Option Pending 297-char remark

    Show marketing remark (297 chars)

    Come look at this recently updated jewel. Kitchen has granite & tile backsplash. Refrigerator stays. Tile downstairs with new carpet upstairs. Bathrooms have also been updated with tile around tub, recent light fixtures & ceiling fans. Recent interior paint. Selling "As Is".

27. 2020-08-17
    listed $78,000 Active 297-char remark

    Show marketing remark (297 chars)

    Come look at this recently updated jewel. Kitchen has granite & tile backsplash. Refrigerator stays. Tile downstairs with new carpet upstairs. Bathrooms have also been updated with tile around tub, recent light fixtures & ceiling fans. Recent interior paint. Selling "As Is".

28. 2009-12-18
    soldstatus

    Show marketing remark (168 chars)

    GREAT INVESTMENT OPPORTUNITY! 2BR/2 BATH TOWNHOME. FIREPLACE IN LIVING AREA, BIG KITCHEN. NEEDS SOME TLC, BUT HAS MUCH POTENTIAL. MAKE YOUR APPOINTMENT TO SEE IT TODAY!

29. 2009-11-23
    historical

    Show marketing remark (168 chars)

    GREAT INVESTMENT OPPORTUNITY! 2BR/2 BATH TOWNHOME. FIREPLACE IN LIVING AREA, BIG KITCHEN. NEEDS SOME TLC, BUT HAS MUCH POTENTIAL. MAKE YOUR APPOINTMENT TO SEE IT TODAY!

30. 2009-10-07
    listed $9,900

    Show marketing remark (168 chars)

    GREAT INVESTMENT OPPORTUNITY! 2BR/2 BATH TOWNHOME. FIREPLACE IN LIVING AREA, BIG KITCHEN. NEEDS SOME TLC, BUT HAS MUCH POTENTIAL. MAKE YOUR APPOINTMENT TO SEE IT TODAY!

31. 2009-09-03
    historical
32. 2009-08-24
    listed $14,500
33. 2009-08-20
    historical
34. 2009-05-22
    listed $14,500

ⓘ 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: $2,577 · $215/mo
• Projected year-2 tax: $2,577 · $215/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,430
• − Mortgage interest: −$6,386
• − Property taxes: −$2,577
• − Insurance: −$570
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$3,316
• Taxable income: $952
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $2,430/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

+686.2% since first listed

19 events — show timeline

• 2026-05-12 Listed $114,000 FSBO.com
• 2025-05-01 Sold (Public Records) — Public Records
• 2025-01-15 Rental Removed $1,490 HARMLS
• 2024-12-24 Price Changed $1,490 HARMLS
• 2024-12-08 Listed for Rent $1,400 HARMLS
• 2021-01-06 Sold (MLS) — HARMLS
• 2020-12-05 Pending — HARMLS
• 2020-11-29 Pending — HARMLS
• 2020-09-20 Price Changed $70,000 HARMLS
• 2020-09-06 Relisted — HARMLS
• 2020-08-30 Pending — HARMLS
• 2020-08-17 Listed $78,000 HARMLS
• 2009-12-18 Sold (MLS) — HARMLS
• 2009-11-23 Listing Removed — HARMLS
• 2009-10-07 Listed $9,900 HARMLS
• 2009-09-03 Listing Removed — HARMLS
• 2009-08-24 Listed $14,500 HARMLS
• 2009-08-20 Listing Removed — HARMLS
• 2009-05-22 Listed $14,500 HARMLS

Property tax history

+8.3%/yr

Latest (2025): $2,577 · -11.6% YoY. Source: county tax records.