12816 Willow Centre Dr · Houston, TX 77066

$120,000

2 bd · 1.0 ba · 675 sqft · Condo · 26 Days on market

Built 2005 Good condition ↓ 8% 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Appreciation +4.5/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +1.3/5.0

Listing remarks

* Tenant occupied * Sophisticated and move in ready office condo in the sought after Willow Park Office Condos. This professionally maintained suite offers a flexible open layout with quality finishes, ideal for medical, legal, or professional use. Large windows bring in natural light, creating a bright and inviting workspace. Conveniently located near FM 1960, Beltway 8, and Highway 249, this property provides easy access to Houston & acirc; & euro; & trade; s major business corridors. The complex offers ample parking and beautifully maintained landscaping, with exterior upkeep covered by the HOA. Perfect for owner-users or investors seeking a clean, modern office in a prime N

Key facts

• Large windows
• Flexible open layout
• Ample parking

Tags

• MOVE IN READY
• FLEXIBLE OPEN LAYOUT
• LARGE WINDOWS
• NATURAL LIGHT
• AMPLE PARKING
• EXTERIOR UPKEEP COVERED BY HOA

Property features AI

Exterior

• Home design: Built in 2005
• Construction: Living area of 675; Built in 2005 construction
• Exterior features: Located in the Willow Center subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $70 ($841/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 $114k (5.1% below list).
• Recommended offer: $114k (5.1% below list) — sets the bar for 1% rule.
• 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.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Yeager El (math 35% / reading 42%, grade F, #1,680 of 4,322 statewide, top 40%, 830 students, 72% FRL); Bleyl Middle (math 35% / reading 45%, grade F, #646 of 1,662 statewide, top 40%, 1,451 students, 72% FRL); Cypress Creek H S (math 60% / reading 59%, grade C+, #275 of 1,632 statewide, top 19%, 3,366 students, 59% FRL) — zoned schools average 68% FRL vs 43% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.7%/yr); 164 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 16% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $1k 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 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Recommended offer $113,840 (5.1% below list)

Questions for the listing agent

1. 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?
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 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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.02% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.76×
• Total profit: $-8,008
• Equity at exit: $28,844

10-year hold

• IRR: -1.5%
• Equity multiple: 0.87×
• Total profit: $-4,396
• Equity at exit: $30,185

Cash invested: $33,600 (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 77066

• Home prices YoY: -0.4%
• Rents YoY: -4.7%
• Active inventory: 164
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $70

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 89%

Sensitivity live

Price	-10% $153	-5% $112	+0% $70	+5% $29	+10% $-13
Rent	-10% $-20	-5% $25	+0% $70	+5% $115	+10% $160
Rate	-1.0pp $130	-0.5pp $101	base $70	+0.5pp $39	+1.0pp $7

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7250 W Greens Rd Houston, TX	1.0–2.0	1.0–2.0	827	$1,525	$1.84	0d	38	0.43mi
13222 Champions Centre Dr Houston, TX	1.0–2.0	1.0–2.0	875	$1,454	$1.66	0d	18	0.46mi
6830 Champions Plaza Dr Houston, TX	1.0–2.0	1.0–2.0	956	$1,501	$1.57	0d	30	0.55mi
7256 W Greens Rd Houston, TX	1.0	1.0	594	$980	$1.65	45d	1	0.55mi
6836 Champions Plaza Dr Houston, TX	1.0	1.0	698	$1,100	$1.58	45d	1	0.58mi
13056 Champions Park Dr Houston, TX	1.0	1.0	716	$1,143	$1.60	45d	1	0.58mi
7575 Willow Chase Blvd Houston, TX	1.0–2.0	1.0–2.0	748	$1,499	$2.00	26d	1	0.58mi
7575 Willow Chase Blvd Houston, TX	1.0–2.0	1.0–2.0	748	$1,499	$2.00	45d	18	0.58mi
13050 Champions Park Dr Houston, TX	1.0–2.0	1.0–2.0	896	$1,310	$1.46	4d	26	0.66mi
6701 Farm to Market 1960 Rd W Unit 6775 Houston, TX	1.0	1.0	697	$1,167	$1.67	14d	1	0.68mi
6701 Farm to Market 1960 Rd W Unit 6752 Houston, TX	1.0	1.0	697	$1,162	$1.67	14d	1	0.68mi
6701 Farm to Market 1960 Rd W Unit 310 Houston, TX	1.0	1.0	697	$1,071	$1.54	45d	1	0.68mi
6701 Farm to Market 1960 Rd W Houston, TX	1.0	1.0	697	$1,129	$1.62	18d	1	0.68mi
13555 Breton Ridge St Houston, TX	1.0	1.0	543	$830	$1.53	14d	1	0.76mi
13555 Breton Ridge St Unit 1047 Houston, TX	1.0	1.0	543	$740	$1.36	12d	1	0.76mi
13555 Breton Ridge St Unit 1162 Houston, TX	1.0	1.0	543	$700	$1.29	6d	1	0.78mi
13555 Breton Ridge St Unit 320 Houston, TX	1.0	1.0	543	$700	$1.29	8d	1	0.78mi
13555 Breton Ridge St Unit 13576 Houston, TX	1.0	1.0	543	$835	$1.54	14d	1	0.78mi
13555 Breton Ridge St Unit 13629 Houston, TX	1.0	1.0	543	$739	$1.36	12d	1	0.78mi
13555 Breton Ridge St Unit 1228 Houston, TX	1.0	1.0	543	$689	$1.27	0d	1	0.78mi
13555 Breton Ridge St Unit 13606 Houston, TX	1.0	1.0	543	$689	$1.27	14d	1	0.78mi
7700 Willow Chase Blvd Houston, TX	1.0–3.0	1.0–2.0	967	$1,382	$1.43	0d	62	0.78mi
12330 N Gessner Rd Houston, TX	1.0–3.0	1.0–2.0	1030	$1,720	$1.67	4d	27	1.07mi
8719 Farm to Market 1960 Rd W Apt 210 Houston, TX	1.0	1.0	350	$914	$2.61	45d	1	1.33mi
8719 Farm to Market 1960 Rd W Apt 310 Houston, TX	1.0	1.0	525	$1,014	$1.93	45d	1	1.33mi
12917 Schroeder Rd Houston, TX	1.0	1.0	684	$1,158	$1.69	26d	1	1.34mi
8330 Willow Place Dr S Unit 1165 Houston, TX	1.0	1.0	689	$869	$1.26	0d	1	1.36mi
8330 Willow Place Dr S Unit 8351 Houston, TX	1.0	1.0	689	$919	$1.33	12d	1	1.36mi
8330 Willow Place Dr S Unit 2165 Houston, TX	2.0	2.0	735	$1,149	$1.56	0d	1	1.36mi
8330 Willow Place Dr S Unit 8387 Houston, TX	2.0	2.0	735	$1,189	$1.62	12d	1	1.36mi
8330 Willow Place Dr S Unit 2187 Houston, TX	2.0	2.0	735	$1,190	$1.62	0d	1	1.36mi
8330 Willow Place Dr S Unit 8351 Houston, TX	1.0	1.0	668	$870	$1.30	14d	1	1.36mi
8330 Willow Place Dr S Unit 1162 Houston, TX	1.0	1.0	689	$880	$1.28	6d	1	1.36mi
8330 Willow Place Dr S Unit 8381 Houston, TX	1.0	1.0	600	$845	$1.41	45d	1	1.36mi
8330 Willow Place Dr S Unit 421 Houston, TX	2.0	2.0	735	$1,165	$1.59	8d	1	1.36mi
8330 Willow Place Dr S Unit 323 Houston, TX	1.0	1.0	689	$880	$1.28	8d	1	1.36mi
8330 Willow Place Dr S Houston, TX	1.0	1.0	689	$869	$1.26	14d	1	1.37mi
13504 Schroeder Rd Houston, TX	1.0–3.0	1.0–2.5	1043	$1,224	$1.17	18d	18	1.46mi
13504 Schroeder Rd Houston, TX	1.0–3.0	1.0–2.5	1043	$1,474	$1.41	8d	22	1.46mi
14141 Champion Dr Unit 14162 Houston, TX	1.0	1.0	640	$1,078	$1.68	14d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $120,000 Active 26 DOM
2. 2026-06-18
   days on market $120,000 Active 23 DOM
3. 2026-06-17
   days on market $120,000 Active 22 DOM
4. 2026-06-16
   days on market $120,000 Active 21 DOM
5. 2026-06-15
   days on market $120,000 Active 20 DOM
6. 2026-06-13
   days on market $120,000 Active 18 DOM
7. 2026-06-13
   days on market $120,000 Active 17 DOM
8. 2026-06-09
   days on market $120,000 Active 14 DOM
9. 2026-06-08
   days on market $120,000 Active 13 DOM
10. 2026-06-07
    days on market $120,000 Active 12 DOM
11. 2026-06-04
    days on market $120,000 Active 9 DOM
12. 2026-06-03
    days on market $120,000 Active 8 DOM
13. 2026-06-02
    days on market $120,000 Active 7 DOM
14. 2026-06-02
    days on market $120,000 Active 6 DOM
15. 2026-05-31
    days on market $120,000 Active 5 DOM
16. 2026-05-26
    listed $120,000 Active
17. 2022-05-22
    historical
18. 2022-05-10
    listed $129,900 Active
19. 2022-04-04
    historical
20. 2021-12-09
    listed $129,990 Active

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

Taxation est. · year 1

• Rental income: $13,661
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,491
• Taxable loss: −$1,138
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $1,114/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 · 1 photo

Good 75/100 None rehab

This multi-family property is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for value increase through minor exterior updates.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ 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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 39,311
• Household income: $87,138
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 815.0

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: Hispanic / Latino 47% Black 23% Two or more races 21% Asian 15% White 13%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Jamaica
• Languages at home: 49% English-only · Spanish 36% Vietnamese 8% Other Asian/Pacific 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: ▼ -1.02%
• Current HPI: 261.1086
• Rent YoY: ▼ -4.69%
• 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

-7.7% since first listed

5 events — show timeline

• 2026-05-26 Listed $120,000 FSBO.com
• 2022-05-22 Listing Removed — HARMLS
• 2022-05-10 Listed $129,900 HARMLS
• 2022-04-04 Listing Removed — HARMLS
• 2021-12-09 Listed $129,990 HARMLS