8281 Kingsbrook Rd #256 · Houston, TX 77024

$95,000

1 bd · 1.0 ba · 836 sqft · Condo public records · 82 Days on market

Built 1964 $114/sqft · 24% below area Est $124k · 24% under $597/mo HOA · 42% 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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +8.5/10.0
• Cash flow +4.2/30.0
• Schools +4.1/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome home! This 2-bedroom, 1-bathroom condo offers fantastic potential. It features a flexible secondary room/office space, a spacious combined living/dining area, and a private balcony overlooking the bayou and lush landscaping. It’s conveniently located near the community pool and laundry facilities.

Key facts

• Laundry facilities
• Community pool
• Private balcony

Tags

• FLEXIBLE SECONDARY ROOM
• PRIVATE BALCONY
• COMMUNITY POOL
• LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $60k (36.5% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $60k (36.5% below list) — sets the bar for cash-flow.

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.
• Spring Branch ISD (urban): math 47% / reading 46% proficiency, ranked #215 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.0%/yr); 310 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 13% of the median local income ($136k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $7k appreciation (6.9% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; HOA is 42% 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 $60,315 (36.5% 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 82 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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. 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.
12. 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.
13. 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: 1.50% ✓
• Cap rate: 3.03%
• Cash-on-cash: -11.66%
• DSCR: 0.48
• GRM: 5.5

CMA / ARV

• ARV (median comp): $124,222
• List price: $95,000
• Delta: -23.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.92% appreciation · 4.96% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.74×
• Total profit: $19,587
• Equity at exit: $65,341

10-year hold

• IRR: 12.6%
• Equity multiple: 3.88×
• Total profit: $76,668
• Equity at exit: $123,677

Cash invested: $26,600 (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 77024

• Home prices YoY: 2.8%
• Rents YoY: 5.0%
• Active inventory: 310
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$498
• Tax from tax record: −$251 /mo · $3,016/yr
• Insurance: −$40
• HOA: −$597
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-259

Break-even live

Break-even rent $1,755

Max offer price $60,315

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10220 Memorial Dr Unit 10235 Houston, TX	1.0	1.0	900	$1,532	$1.70	17d	1	0.10mi
10220 Memorial Dr Houston, TX	1.0–3.0	1.0–2.0	1185	$1,658	$1.40	2d	21	0.13mi
10220 Memorial Dr Houston, TX	1.0–3.0	1.0–2.0	1185	$1,550	$1.31	44d	19	0.13mi
8222 Kingsbrook Rd Houston, TX	1.0	1.0	701	$1,266	$1.81	14d	1	0.17mi
8222 Kingsbrook Rd Houston, TX	2.0	2.0	1000	$1,730	$1.73	44d	1	0.17mi
8222 Kingsbrook Rd Unit 8273 Houston, TX	1.0	1.0	529	$1,154	$2.18	10d	1	0.18mi
8222 Kingsbrook Rd Unit 8259 Houston, TX	2.0	2.0	1000	$1,500	$1.50	14d	1	0.18mi
8222 Kingsbrook Rd Unit 8245 Houston, TX	2.0	2.0	1000	$1,634	$1.63	10d	1	0.18mi
8222 Kingsbrook Rd Apt 424 Houston, TX	2.0	2.0	1000	$1,610	$1.61	5d	1	0.18mi
8222 Kingsbrook Rd Unit 8243 Houston, TX	1.0	1.0	701	$1,271	$1.81	14d	1	0.18mi
8222 Kingsbrook Rd Unit 8279 Houston, TX	2.0	2.0	1000	$1,500	$1.50	44d	1	0.18mi
8222 Kingsbrook Rd Unit 1187 Houston, TX	1.0	1.0	529	$1,112	$2.10	3d	1	0.18mi
8222 Kingsbrook Rd Unit 2187 Houston, TX	2.0	2.0	1000	$1,602	$1.60	3d	1	0.18mi
8222 Kingsbrook Rd Unit 8264 Houston, TX	1.0	1.0	529	$1,144	$2.16	10d	1	0.18mi
8222 Kingsbrook Rd Unit 147 Houston, TX	1.0	1.0	529	$1,155	$2.18	11d	1	0.20mi
8222 Kingsbrook Rd Unit 2047 Houston, TX	2.0	2.0	1000	$1,594	$1.59	11d	1	0.20mi
802 Country Ln Houston, TX	1.0	1.0	752	$1,469	$1.95	2d	1	0.41mi
731 International Blvd Unit 100 Houston, TX	2.0	2.0	960	$1,325	$1.38	44d	1	0.62mi
722 International Blvd Houston, TX	1.0–3.0	1.0–3.5	1530	$885	$0.58	3d	31	0.64mi
1000 Antoine Dr Houston, TX	1.0	1.0	725	$1,290	$1.78	11d	1	0.88mi
7777 Katy Fwy Houston, TX	1.0–2.0	1.0–2.0	1049	$1,188	$1.13	2d	49	1.05mi
8370 Westview Dr Unit 8444 Houston, TX	1.0	1.0	675	$1,074	$1.59	10d	1	1.09mi
8370 Westview Dr Unit 8391 Houston, TX	1.0	1.0	675	$1,070	$1.59	14d	1	1.09mi
8370 Westview Dr Unit 8427 Houston, TX	2.0	2.0	875	$1,364	$1.56	10d	1	1.09mi
8370 Westview Dr Unit 425 Houston, TX	2.0	2.0	875	$1,332	$1.52	3d	1	1.09mi
8370 Westview Dr Unit 424 Houston, TX	2.0	2.0	875	$1,340	$1.53	5d	1	1.09mi
8370 Westview Dr Unit 325 Houston, TX	1.0	1.0	675	$1,032	$1.53	3d	1	1.09mi
8370 Westview Dr Unit 8421 Houston, TX	1.0	1.0	675	$1,065	$1.58	44d	1	1.09mi
8370 Westview Dr Houston, TX	1.0	1.0	675	$1,024	$1.52	13d	1	1.09mi
5700 Green Tree Rd Houston, TX	1.0	1.0	694	$1,145	$1.65	12d	1	1.17mi
915 Silber Rd Unit 2162 Houston, TX	2.0	2.0	750	$1,115	$1.49	4d	1	1.19mi
915 Silber Rd Unit 1162 Houston, TX	1.0	1.0	650	$960	$1.48	5d	1	1.19mi
915 Silber Rd Unit 1165 Houston, TX	1.0	1.0	650	$957	$1.47	3d	1	1.19mi
915 Silber Rd Unit 966 Houston, TX	1.0	1.0	650	$990	$1.52	44d	1	1.19mi
915 Silber Rd Unit 936 Houston, TX	1.0	1.0	650	$995	$1.53	14d	1	1.19mi
915 Silber Rd Unit 989 Houston, TX	1.0	1.0	650	$999	$1.54	10d	1	1.19mi
915 Silber Rd Unit 2187 Houston, TX	2.0	2.0	750	$1,107	$1.48	3d	1	1.19mi
915 Silber Rd Unit 972 Houston, TX	2.0	2.0	750	$1,139	$1.52	10d	1	1.19mi
915 Silber Rd Houston, TX	1.0	1.0	650	$949	$1.46	13d	1	1.19mi
1502 Pech Rd Houston, TX	2.0	1.0–2.0	961	$1,310	$1.36	3d	3	1.22mi

HOA detail condo

• Monthly dues: $597 · $7,164/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $95,000 Active 82 DOM
2. 2026-06-17
   days on market $95,000 Active 81 DOM
3. 2026-06-16
   days on market $95,000 Active 80 DOM
4. 2026-06-15
   days on market $95,000 Active 79 DOM
5. 2026-06-13
   days on market $95,000 Active 77 DOM
6. 2026-06-09
   days on market $95,000 Active 73 DOM
7. 2026-06-08
   days on market $95,000 Active 72 DOM
8. 2026-06-07
   pricedays on market $95,000 Active 71 DOM
9. 2026-06-04
   days on market $105,000 Active 68 DOM
10. 2026-06-03
    days on market $105,000 Active 67 DOM
11. 2026-06-02
    days on market $105,000 Active 66 DOM
12. 2026-06-01
    days on market $105,000 Active 65 DOM
13. 2026-05-31
    days on market $105,000 Active 64 DOM
14. 2026-04-21
    price $115,000 312-char remark

    Show marketing remark (312 chars)

    Welcome home! This 2-bedroom, 1-bathroom condo offers fantastic potential. It features a flexible secondary room/office space, a spacious combined living/dining area, and a private balcony overlooking the bayou and lush landscaping. It’s conveniently located near the community pool and laundry facilities.

15. 2026-03-28
    listed $120,000 Active 312-char remark

    Show marketing remark (312 chars)

    Welcome home! This 2-bedroom, 1-bathroom condo offers fantastic potential. It features a flexible secondary room/office space, a spacious combined living/dining area, and a private balcony overlooking the bayou and lush landscaping. It’s conveniently located near the community pool and laundry facilities.

16. 2019-03-06
    soldstatus
17. 2019-02-28
    soldstatus Sold 606-char remark

    Show marketing remark (606 chars)

    Fabulous condo living in Spring Branch! Updated corner unit with 2 bedrooms and in-home laundry. Enjoy your morning coffee with a wonderful view of the lush and serene bayou from your spacious private balcony in this established neighborhood. All bills paid by HOA except for internet. The unit comes with a reserved parking space that's conveniently close. Enjoy the quiet and wooded surroundings and two swimming pools. Unit and subdivision has never been flooded. Quick and easy access to I- 10, 610 Loop, Memorial Drive, and The Galleria. Come see it today-- What a fantastic place!!! * all per seller

18. 2019-02-21
    status Pending 606-char remark

    Show marketing remark (606 chars)

    Fabulous condo living in Spring Branch! Updated corner unit with 2 bedrooms and in-home laundry. Enjoy your morning coffee with a wonderful view of the lush and serene bayou from your spacious private balcony in this established neighborhood. All bills paid by HOA except for internet. The unit comes with a reserved parking space that's conveniently close. Enjoy the quiet and wooded surroundings and two swimming pools. Unit and subdivision has never been flooded. Quick and easy access to I- 10, 610 Loop, Memorial Drive, and The Galleria. Come see it today-- What a fantastic place!!! * all per seller

19. 2019-02-19
    status Option Pending 606-char remark

    Show marketing remark (606 chars)

    Fabulous condo living in Spring Branch! Updated corner unit with 2 bedrooms and in-home laundry. Enjoy your morning coffee with a wonderful view of the lush and serene bayou from your spacious private balcony in this established neighborhood. All bills paid by HOA except for internet. The unit comes with a reserved parking space that's conveniently close. Enjoy the quiet and wooded surroundings and two swimming pools. Unit and subdivision has never been flooded. Quick and easy access to I- 10, 610 Loop, Memorial Drive, and The Galleria. Come see it today-- What a fantastic place!!! * all per seller

20. 2018-12-19
    listed $125,000 Active 606-char remark

    Show marketing remark (606 chars)

    Fabulous condo living in Spring Branch! Updated corner unit with 2 bedrooms and in-home laundry. Enjoy your morning coffee with a wonderful view of the lush and serene bayou from your spacious private balcony in this established neighborhood. All bills paid by HOA except for internet. The unit comes with a reserved parking space that's conveniently close. Enjoy the quiet and wooded surroundings and two swimming pools. Unit and subdivision has never been flooded. Quick and easy access to I- 10, 610 Loop, Memorial Drive, and The Galleria. Come see it today-- What a fantastic place!!! * all per seller

21. 2018-11-04
    historical
22. 2018-10-01
    status Active
23. 2018-09-20
    soldstatus
24. 2018-09-04
    status Pending
25. 2018-08-24
    status Option Pending
26. 2018-07-30
    listed $125,000 Active
27. 2017-10-15
    soldstatus Sold
28. 2017-10-12
    soldstatus
29. 2017-10-03
    status Pending, Continue to Show
30. 2017-09-22
    price $114,900
31. 2017-09-20
    listed $109,900 Active
32. 2012-02-24
    soldstatus
33. 2012-02-23
    soldstatus
34. 2012-02-09
    historical
35. 2011-10-10
    listed $73,900
36. 1988-10-12
    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: $3,016 · $251/mo
• Projected year-2 tax: $3,016 · $251/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $17,128
• − Mortgage interest: −$5,321
• − Property taxes: −$3,016
• − Insurance: −$475
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − HOA: −$7,164
• − Depreciation: −$2,764
• Taxable loss: −$4,352
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $-2,057/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: Spring Branch ISD
• NCES district ID: 4841100
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $60,311
• Composite: 40.88/100
• National rank: #3624
• State rank: #215 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): 38,288
• Household income: $136,149
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 1144.0

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 White (67%)
• Race & ethnicity: White 67% Asian 14% Hispanic / Latino 12% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 3%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 11% Other Indo-European 4% Chinese 4%

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: ▲ 6.92%
• Current HPI: 256.8342
• Rent YoY: ▲ 4.96%
• 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

+55.6% since first listed

23 events — show timeline

• 2026-04-21 Price Changed $115,000 HARMLS
• 2026-03-28 Listed $120,000 HARMLS
• 2019-03-06 Sold (Public Records) — Public Records
• 2019-02-28 Sold (MLS) — HARMLS
• 2019-02-21 Pending — HARMLS
• 2019-02-19 Pending — HARMLS
• 2018-12-19 Listed $125,000 HARMLS
• 2018-11-04 Listing Removed — HARMLS
• 2018-10-01 Relisted — HARMLS
• 2018-09-20 Sold (Public Records) — Public Records
• 2018-09-04 Pending — HARMLS
• 2018-08-24 Pending — HARMLS
• 2018-07-30 Listed $125,000 HARMLS
• 2017-10-15 Sold (MLS) — HARMLS
• 2017-10-12 Sold (Public Records) — Public Records
• 2017-10-03 Pending — HARMLS
• 2017-09-22 Price Changed $114,900 HARMLS
• 2017-09-20 Listed $109,900 HARMLS
• 2012-02-24 Sold (Public Records) — Public Records
• 2012-02-23 Sold (MLS) — HARMLS
• 2012-02-09 Listing Removed — HARMLS
• 2011-10-10 Listed $73,900 HARMLS
• 1988-10-12 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,016 · -1.5% YoY. Source: county tax records.