12682 Newbrook Dr · Houston, TX 77072

$120,000

2 bd · 2.5 ba · 1,382 sqft · Townhouse public records · 94 Days on market

Built 1977 1,540 sqft lot $87/sqft · 19% below area Est $148k · 19% under $233/mo HOA · 16% of rent ↓ 25% 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 +15.0/15.0
• Cash flow +10.2/30.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 2.5 bath. Great potential for first time buyers or investment home. Good size bedrooms each with bathroom. 1 bedroom has an open window to the stairs area. Recently replaced AC Unit. Small patio area in front of home great for cooking outdoors. Kitchen countertops and cabinets recently redone.

Key facts

• $233 HOA
• 2 garage spots
• Built 1977

Tags

• RECENTLY REPLACED AC UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (28.4% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $86k (28.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: schools D, 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.
• Market conditions: Rents flat; 204 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 34% of the median local income ($51k/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 $830 of loan paydown is wiped out by about $4k 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 94 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: property tax is 3.1% of price; flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $85,973 (28.4% 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 94 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.22% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 6.8

CMA / ARV

• ARV (median comp): $147,952
• List price: $120,000
• Delta: -18.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12502 Newbrook Dr	0.18mi	3/2.5 (+1)	1,304 (-6%)	1mo	$115,000	$88	77
12606 Wellington Park Dr	0.10mi	3/2.0 (+1)	1,264 (-8%)	3mo	$148,000	$117	72
12500 Brookglade Cir #166	0.40mi	3/2.5 (+1)	1,320 (-4%)	0mo	$149,900	$114	69
12552 Newbrook Dr	0.14mi	3/2.0 (+1)	1,264 (-8%)	7mo	$150,000	$119	66
12500 Brookglade Cir #176	0.40mi	3/2.5 (+1)	1,320 (-4%)	5mo	$135,000	$102	65
8030 Singing Sonnet Ln	0.69mi	2/2.5	1,408 (+2%)	1mo	$189,000	$134	64
12524 Pebblestone St	0.60mi	3/2.5 (+1)	1,364 (-1%)	1mo	$197,990	$145	64
12400 Brookglade Cir #55	0.51mi	3/2.5 (+1)	1,330 (-4%)	11mo	$159,500	$120	56
13111 Brutus Hill Ln	0.62mi	3/2.5 (+1)	1,544 (+12%)	2mo	$229,000	$148	45
13122 Stratford Skies Ln	0.63mi	3/2.5 (+1)	1,532 (+11%)	8mo	$215,000	$140	41
13103 Cressida Glen Ln	0.68mi	3/2.5 (+1)	1,532 (+11%)	5mo	$215,000	$140	41
7930 Montague Manor Ln	0.75mi	3/2.5 (+1)	1,532 (+11%)	4mo	$179,500	$117	39

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 · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -34.0%
• Equity multiple: -0.06×
• Total profit: $-35,591
• Equity at exit: $17,892

10-year hold

• IRR: -86.0%
• Equity multiple: -0.84×
• Total profit: $-61,726
• Equity at exit: $10,375

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 77072

• Home prices YoY: -26.4%
• Rents YoY: 0.1%
• Active inventory: 204
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$629
• Tax from tax record: −$311 /mo · $3,736/yr
• Insurance: −$50
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$233
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-193

Break-even live

Break-even rent $1,707

Max offer price $85,973

Occupancy floor —

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
12717 Yoshino Cherry St Houston, TX	3.0	2.5	1650	$1,950	$1.18	24d	1	0.13mi
12510 Newbrook Dr #223 Houston, TX	2.0	1.5	1131	$1,585	$1.40	43d	1	0.19mi
13027 Bacard Ln Houston, TX	3.0	2.0	1748	$1,750	$1.00	43d	1	0.50mi
12400 Brookglade Cir Houston, TX	2.0	2.5	1212	$1,450	$1.20	43d	1	0.52mi
8006 Cook Rd Houston, TX	3.0	2.0	1200	$1,250	$1.04	43d	1	0.59mi
13156 Bissonnet St Houston, TX	2.0	2.0	950	$1,149	$1.21	43d	1	0.64mi
9506 S Dairy Ashford Rd Houston, TX	2.0–3.0	1.5–2.5	1223	$1,060	$0.87	1d	13	0.69mi
9420 S Dairy Ashford Rd Houston, TX	3.0	2.0	1228	$1,370	$1.12	43d	1	0.73mi
7520 Cook Rd Unit 2112 Houston, TX	2.0	2.0	935	$1,019	$1.09	2d	1	0.78mi
7520 Cook Rd Unit 422 Houston, TX	2.0	2.0	935	$1,027	$1.10	7d	1	0.78mi
7520 Cook Rd Unit 421 Houston, TX	2.0	2.0	935	$1,051	$1.12	10d	1	0.78mi
7520 Cook Rd Unit 424 Houston, TX	2.0	2.0	935	$1,027	$1.10	5d	1	0.78mi
7520 Cook Rd Unit 7553 Houston, TX	3.0	2.0	1290	$1,346	$1.04	10d	1	0.78mi
7520 Cook Rd Unit 3148 Houston, TX	3.0	2.0	1290	$1,314	$1.02	2d	1	0.78mi
9400 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,205	$1.56	43d	6	0.82mi
7526 Cook Rd Houston, TX	3.0	2.0	1290	$1,287	$1.00	43d	1	0.85mi
9401 Coventry Square Dr Houston, TX	1.0–2.0	1.0–2.0	770	$1,389	$1.80	1d	9	0.85mi
7520 Cook Rd Unit 2047 Houston, TX	2.0	2.0	935	$1,062	$1.14	10d	1	0.85mi
9903 S Dairy Ashford Rd Unit 2162 Houston, TX	2.0	2.0	947	$1,075	$1.14	7d	1	0.96mi
9903 S Dairy Ashford Rd Unit 510 Houston, TX	3.0	2.0	1082	$1,137	$1.05	2d	1	0.96mi
7119 Brendam Ln Houston, TX	2.0	1.5	1231	$1,400	$1.14	3d	1	0.99mi
9903 S Dairy Ashford Rd Unit 2047 Houston, TX	2.0	2.0	947	$1,067	$1.13	2d	1	1.02mi
12023 Bissonnet St Houston, TX	1.0–2.0	1.0–2.0	753	$1,155	$1.53	43d	66	1.08mi
12023 Bissonnet St Unit 12056 Houston, TX	3.0	2.0	1179	$1,515	$1.28	2d	1	1.08mi
10343 Huntington Place Dr Houston, TX	3.0	3.0	1472	$1,649	$1.12	21d	1	1.08mi
13009 Greenway Chase Ct #3009 Houston, TX	2.0	2.5	1422	$1,350	$0.95	43d	1	1.09mi
13009 Greenway Chase Ct Houston, TX	2.0	3.0	1422	$1,350	$0.95	43d	1	1.09mi
12701 Leader St Houston, TX	2.0	1.0	1000	$1,475	$1.48	11d	1	1.12mi
13004 Greenway Chase Ct Houston, TX	2.0	2.0	1332	$1,500	$1.13	43d	1	1.13mi
6975 Westbranch Dr Houston, TX	3.0	2.0	1287	$1,425	$1.11	43d	1	1.15mi
12710 Leader St Houston, TX	2.0	2.0	1107	$1,200	$1.08	43d	1	1.16mi
7006 Cook Rd Houston, TX	2.0	2.0	965	$1,255	$1.30	43d	1	1.16mi
7000 Cook Rd Unit 425 Houston, TX	2.0	2.0	965	$886	$0.92	2d	1	1.17mi
7000 Cook Rd Unit 424 Houston, TX	2.0	2.0	965	$894	$0.93	7d	1	1.17mi
7000 Cook Rd Unit 2162 Houston, TX	2.0	2.0	965	$894	$0.93	5d	1	1.17mi
9734 Clifton Park Dr Houston, TX	3.0	2.5	1800	$1,774	$0.99	5d	4	1.18mi
9850 S Kirkwood Rd Houston, TX	1.0–2.0	1.0–2.0	736	$1,210	$1.64	19d	15	1.19mi
6843 Greenway Chase St Houston, TX	3.0	3.0	1422	$2,200	$1.55	43d	1	1.22mi
13034 Leader St Houston, TX	2.0	2.0	1241	$1,400	$1.13	24d	1	1.24mi
12506 Panther Place Dr Houston, TX	3.0	2.5	1730	$1,825	$1.05	43d	1	1.26mi

HOA detail

• Monthly dues: $233 · $2,796/yr

Listing history 22 events

1. 2026-06-18
   days on market $120,000 Active 94 DOM
2. 2026-06-17
   days on market $120,000 Active 93 DOM
3. 2026-06-16
   days on market $120,000 Active 92 DOM
4. 2026-06-15
   days on market $120,000 Active 91 DOM
5. 2026-06-13
   days on market $120,000 Active 89 DOM
6. 2026-06-09
   days on market $120,000 Active 85 DOM
7. 2026-06-08
   days on market $120,000 Active 84 DOM
8. 2026-06-07
   days on market $120,000 Active 83 DOM
9. 2026-06-04
   days on market $120,000 Active 80 DOM
10. 2026-06-03
    days on market $120,000 Active 79 DOM
11. 2026-06-02
    days on market $120,000 Active 78 DOM
12. 2026-06-01
    days on market $120,000 Active 77 DOM
13. 2026-05-31
    days on market $120,000 Active 76 DOM
14. 2026-05-01
    price $120,000 304-char remark

    Show marketing remark (304 chars)

    2 bedroom 2.5 bath. Great potential for first time buyers or investment home. Good size bedrooms each with bathroom. 1 bedroom has an open window to the stairs area. Recently replaced AC Unit. Small patio area in front of home great for cooking outdoors. Kitchen countertops and cabinets recently redone.

15. 2026-03-16
    listed $125,000 Active 304-char remark

    Show marketing remark (304 chars)

    2 bedroom 2.5 bath. Great potential for first time buyers or investment home. Good size bedrooms each with bathroom. 1 bedroom has an open window to the stairs area. Recently replaced AC Unit. Small patio area in front of home great for cooking outdoors. Kitchen countertops and cabinets recently redone.

16. 2026-03-05
    historical
17. 2026-01-02
    price $130,000
18. 2025-10-17
    price $140,000
19. 2025-08-14
    listed $160,000 Active
20. 2018-01-08
    soldstatus
21. 2001-08-28
    soldstatus
22. 1998-08-17
    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: $3,736 · $311/mo
• Projected year-2 tax: $3,736 · $311/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 A · 41% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $17,563
• − Mortgage interest: −$6,722
• − Property taxes: −$3,736
• − Insurance: −$2,102
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − HOA: −$2,796
• − Depreciation: −$3,491
• Taxable loss: −$4,095
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $-1,329/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): 57,108
• Household income: $51,070
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 3500.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 45% Asian 24% Black 23% Two or more races 19% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2%
• Foreign-born: 52% · Canada, Vietnam, China
• Languages at home: 30% English-only · Spanish 40% Vietnamese 16% Chinese 3%

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: ▼ -130.12%
• Current HPI: 362.1985
• Rent YoY: ▬ 0.05%
• 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

-25.0% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $120,000 HARMLS
• 2026-03-16 Listed $125,000 HARMLS
• 2026-03-05 Listing Removed — HARMLS
• 2026-01-02 Price Changed $130,000 HARMLS
• 2025-10-17 Price Changed $140,000 HARMLS
• 2025-08-14 Listed $160,000 HARMLS
• 2018-01-08 Sold (Public Records) — Public Records
• 2001-08-28 Sold (Public Records) — Public Records
• 1998-08-17 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,736 · -2.1% YoY. Source: county tax records.