12242 W Village Dr Unit A · Houston, TX 77039

$80,000

1 bd · 1.5 ba · 980 sqft · Townhouse public records · 345 Days on market

Built 1987 1,437 sqft lot $82/sqft · 11% below area Est $90k · 11% under $202/mo HOA · 19% of rent

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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 +16.7/30.0
• ARV discount +12.5/15.0
• 1% rule +8.2/10.0
• DSCR +5.2/10.0
• 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

Welcome to 12242 West Village Unit A—an exceptional opportunity to own a well-maintained 1-bedroom, 1.5-bathroom corner unit with a two-car garage. Ideally situated in the Aldine Area, just minutes from Downtown Houston, Beltway 8, and IAH Airport, this property offers unmatched convenience for commuters and frequent travelers. The home features a generously sized living room with fireplace, dining area, breakfast room, wet bar, and both a covered front porch and side patio for added outdoor enjoyment. Utility room is located inside. Recent updates include tile flooring in the kitchen and dining areas, new air vents, smoke alarms, garage door, light fixtures, utility room doors, and other minor repairs. The primary suite and full bath are located upstairs, while the kitchen, dining, living areas, and half bath are on the main floor. Whether you're seeking a primary residence or a turnkey investment, this property is a solid choice. Don’t miss out—contact us today to make it yours.

Key facts

• Covered front porch
• Utility room
• Corner unit

Tags

• CORNER UNIT
• TWO-CAR GARAGE
• COVERED FRONT PORCH
• SIDE PATIO
• UTILITY ROOM
• TILE FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $50 ($599/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% 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: schools D, 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.
• Market conditions: 83 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 345 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 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: 1.32% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 6.3

CMA / ARV

• ARV (median comp): $90,026
• List price: $80,000
• Delta: -11.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12255 W Village Dr Unit D	0.08mi	2/2.0 (+1)	1,015 (+4%)	3mo	$114,999	$113	81
5791 Easthampton Dr Unit A	0.12mi	2/1.5 (+1)	1,056 (+8%)	3mo	$103,999	$98	74
12226 Wild Pine Dr Unit B	0.22mi	2/2.0 (+1)	1,069 (+9%)	4mo	$85,000	$80	64
5739 Easthampton Dr Unit B	0.08mi	2/1.5 (+1)	1,056 (+8%)	22mo	$79,000	$75	60
5759 Easthampton Dr Unit A	0.09mi	2/1.5 (+1)	1,056 (+8%)	23mo	$80,000	$76	59
5791 Easthampton Dr Unit B	0.12mi	2/1.5 (+1)	1,056 (+8%)	23mo	$95,000	$90	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-9,628
• Equity at exit: $11,928

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-3,649
• Equity at exit: $6,917

Cash invested: $22,400 (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: 83
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,057 high
• Mortgage (P&I): −$420
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$33
• HOA: −$202
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $50

Break-even live

Break-even rent $993

Max offer price $80,000

Occupancy floor 90%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	$869	$0.82	43d	16	0.60mi
4505 Aldine Mail Rte Rd Houston, TX	1.0–2.0	1.0–2.0	787	$1,025	$1.30	1d	6	1.25mi
4505 Aldine Mail Route Rd Unit 712 Houston, TX	2.0	2.0	929	$1,325	$1.43	43d	1	1.29mi
4505 Aldine Mail Route Rd Unit 1306 Houston, TX	1.0	1.0	636	$995	$1.56	43d	1	1.29mi
4505 Aldine Mail Route Rd Apt 413 Houston, TX	1.0	1.0	636	$1,015	$1.60	43d	1	1.29mi
4335 Aldine Mail Route Rd Houston, TX	1.0–3.0	1.0–2.0	936	$929	$0.99	1d	7	1.36mi
4335 Aldine Mail Route Rd Houston, TX	2.0	1.0–2.0	872	$983	$1.13	22d	6	1.36mi
4341 Aldine Mail Route Rd Houston, TX	2.0	2.0	929	$1,107	$1.19	43d	1	1.37mi
4341 Aldine Mail Route Rd Houston, TX	2.0	2.0	929	$1,107	$1.19	22d	1	1.37mi

HOA detail

• Monthly dues: $202 · $2,424/yr

Listing history 36 events

1. 2026-06-18
   days on market $80,000 Active 345 DOM
2. 2026-06-17
   days on market $80,000 Active 344 DOM
3. 2026-06-16
   days on market $80,000 Active 343 DOM
4. 2026-06-15
   days on market $80,000 Active 342 DOM
5. 2026-06-13
   days on market $80,000 Active 340 DOM
6. 2026-06-13
   days on market $80,000 Active 339 DOM
7. 2026-06-09
   days on market $80,000 Active 336 DOM
8. 2026-06-08
   days on market $80,000 Active 335 DOM
9. 2026-06-07
   days on market $80,000 Active 334 DOM
10. 2026-06-04
    days on market $80,000 Active 331 DOM
11. 2026-06-03
    days on market $80,000 Active 330 DOM
12. 2026-06-02
    days on market $80,000 Active 329 DOM
13. 2026-06-01
    days on market $80,000 Active 328 DOM
14. 2026-05-31
    days on market $80,000 Active 327 DOM
15. 2025-10-16
    price $80,000 1013-char remark

    Show marketing remark (1013 chars)

    Welcome to 12242 West Village Unit A—an exceptional opportunity to own a well-maintained 1-bedroom, 1.5-bathroom corner unit with a two-car garage. Ideally situated in the Aldine Area, just minutes from Downtown Houston, Beltway 8, and IAH Airport, this property offers unmatched convenience for commuters and frequent travelers. The home features a generously sized living room with fireplace, dining area, breakfast room, wet bar, and both a covered front porch and side patio for added outdoor enjoyment. Utility room is located inside. Recent updates include tile flooring in the kitchen and dining areas, new air vents, smoke alarms, garage door, light fixtures, utility room doors, and other minor repairs. The primary suite and full bath are located upstairs, while the kitchen, dining, living areas, and half bath are on the main floor. Whether you're seeking a primary residence or a turnkey investment, this property is a solid choice. Don’t miss out—contact us today to make it yours.

16. 2025-07-08
    listed $85,000 Active 1013-char remark

    Show marketing remark (1013 chars)

    Welcome to 12242 West Village Unit A—an exceptional opportunity to own a well-maintained 1-bedroom, 1.5-bathroom corner unit with a two-car garage. Ideally situated in the Aldine Area, just minutes from Downtown Houston, Beltway 8, and IAH Airport, this property offers unmatched convenience for commuters and frequent travelers. The home features a generously sized living room with fireplace, dining area, breakfast room, wet bar, and both a covered front porch and side patio for added outdoor enjoyment. Utility room is located inside. Recent updates include tile flooring in the kitchen and dining areas, new air vents, smoke alarms, garage door, light fixtures, utility room doors, and other minor repairs. The primary suite and full bath are located upstairs, while the kitchen, dining, living areas, and half bath are on the main floor. Whether you're seeking a primary residence or a turnkey investment, this property is a solid choice. Don’t miss out—contact us today to make it yours.

17. 2014-10-31
    soldstatus
18. 2014-10-30
    soldstatus Sold 207-char remark

    Show marketing remark (207 chars)

    Large 1 bedroom 2 story townhome in Pine Village North. Master bedroom on the 2nd floor. Updated appliances and cozy fireplace in the living room. Tenant occupied. Must make an appointment 2 days in advance.

19. 2014-10-20
    status Pending 207-char remark

    Show marketing remark (207 chars)

    Large 1 bedroom 2 story townhome in Pine Village North. Master bedroom on the 2nd floor. Updated appliances and cozy fireplace in the living room. Tenant occupied. Must make an appointment 2 days in advance.

20. 2014-08-20
    listed $35,000 Active 207-char remark

    Show marketing remark (207 chars)

    Large 1 bedroom 2 story townhome in Pine Village North. Master bedroom on the 2nd floor. Updated appliances and cozy fireplace in the living room. Tenant occupied. Must make an appointment 2 days in advance.

21. 2014-07-17
    historical
22. 2014-04-12
    price $32,000
23. 2013-07-16
    listed $35,000 Active
24. 2012-11-06
    soldstatus
25. 2009-09-21
    soldstatus
26. 2009-09-14
    historical
27. 2009-09-04
    soldstatus
28. 2009-07-31
    listed $8,500
29. 2009-07-15
    soldstatus
30. 2009-03-09
    soldstatus
31. 2002-05-06
    soldstatus
32. 2002-05-06
    soldstatus
33. 2002-05-06
    soldstatus
34. 2002-05-06
    soldstatus
35. 2002-05-06
    soldstatus
36. 1992-05-29
    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: $1,559 · $130/mo
• Projected year-2 tax: $1,559 · $130/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: $12,678
• − Mortgage interest: −$4,481
• − Property taxes: −$1,559
• − Insurance: −$400
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − HOA: −$2,424
• − Depreciation: −$2,327
• Taxable loss: −$542
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $729/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

+841.2% since first listed

22 events — show timeline

• 2025-10-16 Price Changed $80,000 HARMLS
• 2025-07-08 Listed $85,000 HARMLS
• 2014-10-31 Sold (Public Records) — Public Records
• 2014-10-30 Sold (MLS) — HARMLS
• 2014-10-20 Pending — HARMLS
• 2014-08-20 Listed $35,000 HARMLS
• 2014-07-17 Listing Removed — HARMLS
• 2014-04-12 Price Changed $32,000 HARMLS
• 2013-07-16 Listed $35,000 HARMLS
• 2012-11-06 Sold (Public Records) — Public Records
• 2009-09-21 Sold (MLS) — HARMLS
• 2009-09-14 Listing Removed — HARMLS
• 2009-09-04 Sold (Public Records) — Public Records
• 2009-07-31 Listed $8,500 HARMLS
• 2009-07-15 Sold (Public Records) — Public Records
• 2009-03-09 Sold (Public Records) — Public Records
• 2002-05-06 Sold (Public Records) — Public Records
• 2002-05-06 Sold (Public Records) — Public Records
• 2002-05-06 Sold (Public Records) — Public Records
• 2002-05-06 Sold (Public Records) — Public Records
• 2002-05-06 Sold (Public Records) — Public Records
• 1992-05-29 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,559 · +9.5% YoY. Source: county tax records.