12626 Ashford Meadows Dr · Houston, TX 77082

$339,000

8 bd · 8.0 ba · 3,746 sqft · MultiFamily · 21 Days on market

Built 1981 2,642 sqft lot Est $300k · 13% over $360/mo HOA · 30% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• ARV discount +1.6/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Great Opportunity for investors, all units have tenants. Walking distance from Westheimer and convenient location for shopping, entertainment and public transportation. All units have been renovated, all are 2 bedrooms 2 baths and have a fireplace.

Key facts

• Full kitchen
• Centrally located
• Well maintained

Tags

• CENTRALLY LOCATED
• WELL MAINTAINED
• UPGRADED MULTI FAMILY
• FULL KITCHEN
• IKEA CABINETS
• GRANITE QUARTZ COUNTERTOPS

Property features AI

Finance

• Financial info: Property configured as multi-unit residential income (4 total units)
• HOA & community: Association: Genisis; Monthly association fee of $360; Association includes trash service, common area and structure maintenance

Exterior

• Parking: Paved parking
• Security: Fire alarm
• Utilities: Electricity available; Water available
• Home design: Residential income property; Built in 1981
• Construction: Wood siding construction; Composition roof
• Exterior features: Partial fencing; Near public transit; Cleared lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: Unit mix includes multiple 2-bedroom units (total of 4 units)
• Flooring: Carpet; Engineered hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms (total count)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Balcony; Fireplace; Granite counters; Ceiling fans
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/2.0-bath units multifamily listed at $339k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive. Per door: $172/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $339k).
• Recommended offer: $334k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.1% 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.
• 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.
• Zoned schools: O'Donnell Middle (math 32% / reading 33%, grade F, #947 of 1,662 statewide, top 58%, 1,230 students, 89% FRL).
• Market conditions: Rents soft (-1.6%/yr); 294 active listings in the ZIP; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $4,834/mo this rent would consume 93% of the median local household income ($62k/yr) (locally 3722% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 21 days — a 2% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $333,915 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.43% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $299,680
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12654 Ashford Meadow Dr Dr	0.08mi	8/8.0	3,746 (0%)	4mo	$299,500	$80	93
12655 Ashford Meadow Dr Unit ABCD	0.08mi	8/8.0	4,044 (+8%)	5mo	$289,999	$72	79
12659 Ashford Meadow Dr #4	0.08mi	8/2.0	3,746 (0%)	16mo	$370,000	$99	63
12646 Ashford Meadow Dr #4	0.04mi	8/8.0	4,272 (+14%)	23mo	$225,000	$53	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.21% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-13,229
• Equity at exit: $62,668

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,600
• Equity at exit: $50,563

Cash invested: $94,920 (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 77082

• Home prices YoY: -0.9%
• Rents YoY: -1.6%
• Active inventory: 294
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $4,834 high
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,085/yr
• Insurance: −$141
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$360
• Vacancy / Maint / Mgmt: −$1,015
• Net cashflow: $690

Break-even live

Break-even rent $3,961

Max offer price $339,000

Occupancy floor 81%

Sensitivity live

Price	-10% $924	-5% $807	+0% $690	+5% $572	+10% $455
Rent	-10% $308	-5% $499	+0% $690	+5% $881	+10% $1,071
Rate	-1.0pp $860	-0.5pp $776	base $690	+0.5pp $602	+1.0pp $512

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	2	$4,836
Total (4 units)			$4,834

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $360 · $4,320/yr

Listing history 22 events

1. 2026-06-18
   days on market $339,000 Active 21 DOM
2. 2026-06-17
   days on market $339,000 Active 20 DOM
3. 2026-06-16
   days on market $339,000 Active 19 DOM
4. 2026-06-15
   days on market $339,000 Active 18 DOM
5. 2026-06-13
   days on market $339,000 Active 16 DOM
6. 2026-06-09
   days on market $339,000 Active 12 DOM
7. 2026-06-08
   days on market $339,000 Active 11 DOM
8. 2026-06-07
   days on market $339,000 Active 10 DOM
9. 2026-06-04
   days on market $339,000 Active 7 DOM
10. 2026-06-03
    days on market $339,000 Active 6 DOM
11. 2026-06-02
    days on market $339,000 Active 5 DOM
12. 2026-06-01
    days on market $339,000 Active 4 DOM
13. 2026-05-31
    days on market $339,000 Active 3 DOM
14. 2026-05-28
    price $339,000
15. 2026-05-28
    listed $349,000 Active
16. 2014-04-22
    soldstatus Sold 248-char remark

    Show marketing remark (248 chars)

    Great Opportunity for investors, all units have tenants. Walking distance from Westheimer and convenient location for shopping, entertainment and public transportation. All units have been renovated, all are 2 bedrooms 2 baths and have a fireplace.

17. 2014-04-16
    status Pending, Continue to Show 248-char remark

    Show marketing remark (248 chars)

    Great Opportunity for investors, all units have tenants. Walking distance from Westheimer and convenient location for shopping, entertainment and public transportation. All units have been renovated, all are 2 bedrooms 2 baths and have a fireplace.

18. 2014-04-07
    status Option Pending 248-char remark

    Show marketing remark (248 chars)

    Great Opportunity for investors, all units have tenants. Walking distance from Westheimer and convenient location for shopping, entertainment and public transportation. All units have been renovated, all are 2 bedrooms 2 baths and have a fireplace.

19. 2014-04-02
    listed $159,000 Active 248-char remark

    Show marketing remark (248 chars)

    Great Opportunity for investors, all units have tenants. Walking distance from Westheimer and convenient location for shopping, entertainment and public transportation. All units have been renovated, all are 2 bedrooms 2 baths and have a fireplace.

20. 2009-12-23
    soldstatus 436-char remark

    Show marketing remark (436 chars)

    BANK OWNED FOUR PLEX, COMPLEX JUST OFF WESTHEIMER AT DAIRY ASHFORD ON ASHFORD MEADOW, FAIRLY NICE LOOKING LARGE COMPLEX. 4-TWO BEDROOM UNITS, ALL UNITS ARE AVAILABLE FOR SHOWING, GREAT FOR INVESTORS.SOME OF THE UNITS NEED SOME TLC LIKE PAINT CARPET ETC, UNIT D CAN BE MOVED INTO AS IS. COMPLEX VERY CONVT TO ALL MAJOR ARTERIES,EACH UNIT IS 2 BEDROOMS,DEN WTIH FIREPLACE, EACH UNIT HAS $150 HOA FEE PER MONTH FOR EXTERIOR MAINTENANCE ETC

21. 2009-08-13
    historical 436-char remark

    Show marketing remark (436 chars)

    BANK OWNED FOUR PLEX, COMPLEX JUST OFF WESTHEIMER AT DAIRY ASHFORD ON ASHFORD MEADOW, FAIRLY NICE LOOKING LARGE COMPLEX. 4-TWO BEDROOM UNITS, ALL UNITS ARE AVAILABLE FOR SHOWING, GREAT FOR INVESTORS.SOME OF THE UNITS NEED SOME TLC LIKE PAINT CARPET ETC, UNIT D CAN BE MOVED INTO AS IS. COMPLEX VERY CONVT TO ALL MAJOR ARTERIES,EACH UNIT IS 2 BEDROOMS,DEN WTIH FIREPLACE, EACH UNIT HAS $150 HOA FEE PER MONTH FOR EXTERIOR MAINTENANCE ETC

22. 2009-08-03
    listed $84,900 436-char remark

    Show marketing remark (436 chars)

    BANK OWNED FOUR PLEX, COMPLEX JUST OFF WESTHEIMER AT DAIRY ASHFORD ON ASHFORD MEADOW, FAIRLY NICE LOOKING LARGE COMPLEX. 4-TWO BEDROOM UNITS, ALL UNITS ARE AVAILABLE FOR SHOWING, GREAT FOR INVESTORS.SOME OF THE UNITS NEED SOME TLC LIKE PAINT CARPET ETC, UNIT D CAN BE MOVED INTO AS IS. COMPLEX VERY CONVT TO ALL MAJOR ARTERIES,EACH UNIT IS 2 BEDROOMS,DEN WTIH FIREPLACE, EACH UNIT HAS $150 HOA FEE PER MONTH FOR EXTERIOR MAINTENANCE ETC

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $58,008
• − Mortgage interest: −$18,989
• − Property taxes: −$5,085
• − Insurance: −$6,814
• − Repairs & maintenance: −$4,641
• − Management: −$4,641
• − HOA: −$4,320
• − Depreciation: −$9,862
• Taxable income: $3,657
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $7,397/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): 59,412
• Household income: $62,455
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 3722.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 40% Hispanic / Latino 27% White 20% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1% Cuban 2%
• Common ancestry: Armenian 2% Arab 1% Lithuanian 0%
• Foreign-born: 39% · Canada, Vietnam, Jamaica
• Languages at home: 56% English-only · Spanish 22% Vietnamese 4% Arabic 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: ▼ -2.21%
• Current HPI: 237.2183
• Rent YoY: ▼ -1.62%
• 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

+299.3% since first listed

9 events — show timeline

• 2026-05-28 Price Changed $339,000 HARMLS
• 2026-05-28 Listed $349,000 HARMLS
• 2014-04-22 Sold (MLS) — HARMLS
• 2014-04-16 Pending — HARMLS
• 2014-04-07 Pending — HARMLS
• 2014-04-02 Listed $159,000 HARMLS
• 2009-12-23 Sold (MLS) — HARMLS
• 2009-08-13 Listing Removed — HARMLS
• 2009-08-03 Listed $84,900 HARMLS