8714 Victorian Village Dr #8 · Houston, TX 77071

$89,000

2 bd · 1.5 ba · 1,120 sqft · Townhouse · 16 Days on market

Built 1983 Good condition 6.16 ac lot Est $104k · 15% under $400/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 +15.3/30.0
• ARV discount +14.0/15.0
• 1% rule +9.9/10.0
• DSCR +4.7/10.0
• Appreciation +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.1/5.0

Listing remarks

NEWLY REMODELED

Key facts

• $400 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Association amenities include pool; Association fee $500 annually (includes maintenance of grounds, sewer, trash, water); Community pool

Exterior

• Parking: Has garage (1 car); Has carport; Assigned parking; Additional parking
• Security: Security gate; Intercom; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; 2 stories; North facing; Full ownership
• Construction: Built in 1983; Brick and cement siding construction; Composition roof; Slab foundation
• Exterior features: Association pool; Security gate; Smoke detectors; Concrete road surface

Interior

• Kitchen: Convection oven; Electric range; Dishwasher; Disposal; Refrigerator; Pantry; Breakfast bar
• Bedrooms: Primary bedroom on second level (15x12); Bedroom on second level (10x10); Total 2 rooms
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric); Programmable thermostat
• Interior features: Gas fireplace; Intercom; Breakfast bar; Pantry; Soaking tub; Vanity; Window treatments; Programmable thermostat; Window coverings
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $33 ($394/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Welch Middle (math 11% / reading 21%, grade F, #1,543 of 1,662 statewide, top 94%, 645 students, 97% FRL); Westbury H S (math 19% / reading 31%, grade F, #1,250 of 1,632 statewide, top 77%, 2,243 students, 92% FRL) — zoned schools average 94% FRL vs 71% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.5%/yr); 133 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $615 of loan paydown is wiped out by about $647 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 16 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $87,665 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.49% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $104,160
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8702 Victorian Village Dr #8702	0.00mi	2/1.5	1,120 (0%)	12mo	$103,900	$93	90
8703 Victorian Village Dr #8703	0.00mi	3/2.0 (+1)	1,120 (0%)	5mo	$89,900	$80	89
12663 Windsor Village Dr #2663	0.05mi	2/1.5	1,120 (0%)	14mo	$100,000	$89	86
8628 Village Of Fondren Dr	0.05mi	2/1.5	1,120 (0%)	15mo	$114,900	$103	85
8733 Victorian Village Dr	0.00mi	3/2.0 (+1)	1,120 (0%)	12mo	$107,000	$96	83
8719 Village Of Fondren Dr #8719	0.02mi	3/2.0 (+1)	1,184 (+6%)	7mo	$92,000	$78	77
8711 Victorian Village Dr #8711	0.00mi	3/2.0 (+1)	1,120 (0%)	21mo	$120,000	$107	76
8711 Village Of Fondren Dr #8711	0.02mi	3/2.0 (+1)	1,184 (+6%)	12mo	$105,000	$89	73
8647 Victorian Village Dr	0.05mi	3/2.0 (+1)	1,120 (0%)	22mo	$134,900	$120	72
8720 Village Of Fondren Dr #87	0.03mi	3/2.0 (+1)	1,184 (+6%)	16mo	$90,000	$76	69

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

Projected returns pro-forma

-0.73% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.71×
• Total profit: $-7,133
• Equity at exit: $22,654

10-year hold

• IRR: -4.3%
• Equity multiple: 0.64×
• Total profit: $-9,066
• Equity at exit: $24,800

Cash invested: $24,920 (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 77071

• Home prices YoY: -0.3%
• Rents YoY: -1.5%
• Active inventory: 133
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$400
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $33

Break-even live

Break-even rent $1,285

Max offer price $89,000

Occupancy floor 93%

Sensitivity live

Price	-10% $94	-5% $64	+0% $33	+5% $2	+10% $-29
Rent	-10% $-72	-5% $-20	+0% $33	+5% $85	+10% $138
Rate	-1.0pp $78	-0.5pp $55	base $33	+0.5pp $10	+1.0pp $-14

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8300 W Airport Blvd Houston, TX	1.0–2.0	1.0–2.0	780	$1,130	$1.45	15d	1	0.54mi
12706 Riceville School Rd Stafford, TX	2.0	2.0	1235	$1,570	$1.27	44d	1	0.66mi
8030 W Airport Blvd Houston, TX	1.0–2.0	1.0–2.0	780	$1,156	$1.48	0d	31	0.69mi
12700 Stafford Rd Stafford, TX	1.0–2.0	1.0–2.0	993	$1,601	$1.61	0d	13	0.71mi
12660 Stafford Rd Stafford, TX	1.0–3.0	1.0–2.0	1027	$1,473	$1.43	0d	44	0.75mi
7706 W Airport Blvd Houston, TX	2.0	1.0	875	$1,080	$1.23	44d	1	1.15mi
7700 W Airport Blvd Unit 7757 Houston, TX	2.0	2.0	1005	$1,232	$1.23	14d	1	1.16mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	18d	1	1.23mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	44d	1	1.23mi
8201 W Bellfort Ave Unit 422 Houston, TX	2.0	2.0	848	$955	$1.13	8d	1	1.28mi
8201 W Bellfort Ave Unit 2162 Houston, TX	2.0	2.0	848	$955	$1.13	6d	1	1.28mi
8201 W Bellfort Ave Unit 510 Houston, TX	3.0	2.0	1203	$1,195	$0.99	0d	1	1.28mi
8888 Benning Dr Houston, TX	3.0	3.0	1472	$1,750	$1.19	44d	1	1.39mi
12271 Fondren Rd Houston, TX	2.0	2.0	1007	$1,050	$1.04	22d	1	1.42mi
12271 Fondren Rd Houston, TX	2.0	2.0	1007	$1,050	$1.04	19d	1	1.42mi
12211 Fondren Rd Houston, TX	1.0–2.0	1.0–2.0	817	$1,239	$1.52	0d	21	1.45mi
7809 Wolfield Ln Houston, TX	2.0	2.0	1208	$1,390	$1.15	44d	1	1.47mi
12107 Fondren Rd Houston, TX	2.0	2.0	990	$1,125	$1.14	25d	1	1.48mi
6633 W Airport Blvd Houston, TX	1.0–2.0	1.5–2.0	1063	$1,200	$1.13	44d	2	1.50mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 11 events

1. 2026-06-18
   days on market $89,000 Active 16 DOM
2. 2026-06-17
   days on market $89,000 Active 15 DOM
3. 2026-06-16
   days on market $89,000 Active 14 DOM
4. 2026-06-15
   days on market $89,000 Active 13 DOM
5. 2026-06-13
   days on market $89,000 Active 11 DOM
6. 2026-06-09
   days on market $89,000 Active 7 DOM
7. 2026-06-08
   days on market $89,000 Active 6 DOM
8. 2026-06-07
   days on market $89,000 Active 5 DOM
9. 2026-06-04
   pricedays on market $89,000 Active 2 DOM
10. 2026-06-03
    remarks 15-char remark
11. 2026-06-03
    listed $89,999 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,917
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − HOA: −$4,800
• − Depreciation: −$2,589
• Taxable loss: −$784
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $582/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 · 12 photos

Good 80/100 Cosmetic rehab

This newly remodeled townhouse is in good condition with a fresh paint job and modern updates, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants. ↑

ⓘ 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: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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): 27,056
• Household income: $54,139
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1242.0

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: Black 46% Hispanic / Latino 26% White 17% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 33% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 25% Vietnamese 3% Chinese 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: ▼ -0.73%
• Current HPI: 250.0788
• Rent YoY: ▼ -1.51%
• 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

+6566.6% since first listed

11 events — show timeline

• 2026-06-02 Listed $89,999 HARMLS
• 2026-04-07 Rental Removed $1,300 HARMLS
• 2026-03-06 Listed for Rent $1,300 HARMLS
• 2025-10-23 Rental Removed $1,300 HARMLS
• 2025-10-09 Price Changed $1,300 HARMLS
• 2025-07-08 Listed for Rent $1,350 HARMLS
• 2025-06-30 Rental Removed $1,350 HARMLS
• 2025-05-29 Listed for Rent $1,350 HARMLS
• 2023-10-06 Rental Removed — HARMLS
• 2021-11-01 Listed $1,350 HARMLS
• 2021-11-01 Listing Removed — HARMLS