12338 Kitty Brook Dr · Houston, TX 77071

$149,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 6 Days on market

Built 1978 5,776 sqft lot $100/sqft · 38% below area Est $243k · 38% under $31/mo HOA · 2% 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 +15.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +4.8/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

Three bedroom, two bathroom home with attached two-car garage. This home has ample space inside and out, ready to be transformed.

Key facts

• 5,776 sq ft lot
• 2 garage spots
• Built 1978

Property features AI

Finance

• HOA & community: Member of Southmeadow HOA with annual fee of $375

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story layout (all listed rooms on first floor)
• Construction: Brick construction; Composition roof; Built in 1978
• Exterior features: Corner lot; Concrete road access

Interior

• Kitchen: Kitchen on first floor (8 x 8)
• Bedrooms: Primary bedroom on first floor (15 x 13); Additional bedrooms on first floor (13 x 9; 10 x 9)
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom on first floor (8 x 6); Additional bathroom on first floor (8 x 6)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $65 ($776/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 6.8% 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: 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: Gross El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 481 students, 98% FRL); 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 96% FRL vs 71% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.5%/yr); 136 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 37% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $1k of loan paydown is wiped out by about $1k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $42k; list at $150k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major flood risk; 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 $149,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.11% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 7.5

CMA / ARV

• ARV (median comp): $242,565
• List price: $149,900
• Delta: -38.20%
• 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
12338 Kitty Brook Dr	0.00mi	3/2.5	1,500 (0%)	1mo	$149,900	$100	97
12410 Sea Biscuit Ln	0.19mi	3/2.0	1,616 (+8%)	6mo	$160,000	$99	73
11811 S Kathy Ave	0.61mi	3/2.0	1,499 (-0%)	9mo	$285,000	$190	64
11807 S Ridgewood Cir	0.61mi	3/2.0	1,564 (+4%)	1mo	$212,000	$136	64
15402 W Barbara Cir	0.43mi	3/2.0	1,620 (+8%)	8mo	$234,900	$145	60
15218 E Hutchinson Cir	0.73mi	3/2.0	1,464 (-2%)	4mo	$224,900	$154	58
15426 W Ritter Cir	0.56mi	3/2.0	1,632 (+9%)	3mo	$235,000	$144	57
11746 N Evelyn Cir	0.49mi	4/2.0 (+1)	1,350 (-10%)	3mo	$205,000	$152	53
12431 Verde Glen Ln	0.68mi	3/2.0	1,341 (-11%)	1mo	$160,000	$119	50
11726 N Willowdale Cir	0.57mi	3/2.0	1,707 (+14%)	9mo	$249,950	$146	43
11823 S Evelyn Cir	0.68mi	3/2.0	1,670 (+11%)	8mo	$235,000	$141	42
11822 S Willowdale Cir	0.69mi	4/2.0 (+1)	1,614 (+8%)	10mo	$199,822	$124	42

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: -5.5%
• Equity multiple: 0.76×
• Total profit: $-10,023
• Equity at exit: $38,155

10-year hold

• IRR: -2.0%
• Equity multiple: 0.82×
• Total profit: $-7,437
• Equity at exit: $41,770

Cash invested: $41,972 (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: 136
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$786
• Tax from tax record: −$366 /mo · $4,387/yr
• Insurance: −$62
• HOA: −$31
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $65

Break-even live

Break-even rent $1,576

Max offer price $149,900

Occupancy floor 91%

Sensitivity live

Price	-10% $149	-5% $107	+0% $65	+5% $22	+10% $-20
Rent	-10% $-66	-5% $-1	+0% $65	+5% $130	+10% $196
Rate	-1.0pp $140	-0.5pp $103	base $65	+0.5pp $26	+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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12404 Riva Ridge Ln Houston, TX	4.0	3.0	1679	$1,750	$1.04	45d	1	0.20mi
12211 Fondren Rd Houston, TX	1.0–2.0	1.0–2.0	817	$1,235	$1.51	0d	21	0.34mi
6633 W Airport Blvd #902 Houston, TX	2.0	2.0	1063	$1,200	$1.13	1d	1	0.40mi
6633 W Airport Blvd Houston, TX	1.0–2.0	1.5–2.0	1063	$1,200	$1.13	45d	2	0.40mi
7842 Royan Dr Houston, TX	3.0	2.5	2101	$2,203	$1.05	1d	1	0.44mi
12261 Fondren Rd Houston, TX	2.0	2.0	1066	$1,200	$1.13	45d	1	0.49mi
14550 Fonmeadow Dr Houston, TX	1.0–2.0	1.0–2.0	1057	$1,350	$1.28	45d	2	0.54mi
12247 Sunset Meadow Ln Houston, TX	1.0–3.0	1.0–2.0	990	$1,895	$1.91	5d	1	0.55mi
12245 Sunset Meadow Ln Houston, TX	3.0	2.0	1257	$1,515	$1.21	45d	1	0.56mi
12463 Windy Wisp Ln Houston, TX	3.0	2.0	1817	$1,795	$0.99	4d	1	0.59mi
12463 Windy Wisp Ln Houston, TX	3.0	2.0	1817	$1,795	$0.99	1d	1	0.59mi
6392 Peacock Hills Dr Houston, TX	2.0	2.0	1244	$1,400	$1.13	45d	1	0.65mi
6319 Southwood Ct N Houston, TX	3.0	1.0	1102	$1,450	$1.32	45d	1	0.77mi
7809 Wolfield Ln Houston, TX	2.0	2.0	1208	$1,390	$1.15	45d	1	0.84mi
6171 Dryad Dr Houston, TX	3.0	2.0	2240	$2,000	$0.89	16d	1	0.86mi
6038 W Airport Blvd Houston, TX	3.0	2.0	1617	$1,755	$1.09	15d	1	0.94mi
8201 W Bellfort Ave Unit 510 Houston, TX	3.0	2.0	1203	$1,149	$0.96	0d	1	0.96mi
12214 Ormandy St Unit 12214 Houston, TX	2.0	1.5	1352	$1,200	$0.89	5d	1	1.00mi
12202 Ormandy St Unit 12202 Houston, TX	2.0	1.5	1352	$1,200	$0.89	5d	1	1.01mi
12500 Dunlap St Houston, TX	1.0–3.0	1.0–2.0	907	$1,220	$1.34	0d	59	1.04mi
6007 Dryad Dr Houston, TX	4.0	2.0	1769	$2,175	$1.23	0d	1	1.04mi
6031 Cerritos Dr Houston, TX	4.0	2.0	2232	$2,450	$1.10	45d	1	1.11mi
12800 Dunlap St Houston, TX	1.0–3.0	1.0–2.0	851	$1,199	$1.41	1d	63	1.20mi
11418 Braewick Dr Unit 1514798P Houston, TX	4.0	2.0	1991	$12,178	$6.12	23d	1	1.23mi
12115 Hillcroft Ave Houston, TX	3.0	2.0	1837	$1,961	$1.07	45d	1	1.23mi
10919 Fondren Rd Houston, TX	2.0	2.0	1250	$1,400	$1.12	45d	1	1.31mi
10919 Fondren Rd Unit 10952 Houston, TX	3.0	2.0	1287	$1,299	$1.01	0d	1	1.32mi
11714 Hillcroft Ave Houston, TX	4.0	2.0	2156	$8,750	$4.06	23d	1	1.34mi
11714 Hillcroft Ave Unit 1019510P Houston, TX	4.0	2.0	2152	$14,236	$6.62	23d	1	1.37mi
8978 Dawnridge Dr Houston, TX	4.0	3.0	2160	$2,100	$0.97	0d	1	1.39mi
6431 Bankside Dr Houston, TX	3.0	2.0	1236	$1,425	$1.15	45d	1	1.45mi
6431 Bankside Dr Houston, TX	3.0	2.0	1236	$1,425	$1.15	23d	1	1.45mi
10965 S Gessner Rd Unit 1110 Houston, TX	2.0	2.0	1322	$1,229	$0.93	26d	1	1.46mi
5751 Firenza Dr Houston, TX	4.0	3.0	1777	$5,750	$3.24	0d	1	1.47mi
10965 S Gessner Rd Houston, TX	3.0	2.0	1647	$1,464	$0.89	45d	1	1.48mi
10965 S Gessner Rd Houston, TX	2.0	2.0	1322	$1,229	$0.93	17d	1	1.48mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 9 events

1. 2026-05-12
   status Pending 129-char remark
2. 2026-05-11
   status Active 129-char remark
3. 2026-05-10
   status Pending 129-char remark
4. 2026-05-08
   status Pending 129-char remark
5. 2026-05-01
   listed $149,900 Active 129-char remark
6. 2026-04-24
   soldstatus
7. 2025-10-02
   soldstatus
8. 2013-10-24
   soldstatus
9. 1996-05-16
   soldstatus $41,500

ⓘ 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: $4,387 · $366/mo
• Projected year-2 tax: $4,387 · $366/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 6/10 Major FEMA zone X (shaded) · 72% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,896
• − Mortgage interest: −$8,397
• − Property taxes: −$4,387
• − Insurance: −$750
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − HOA: −$372
• − Depreciation: −$4,361
• Taxable loss: −$1,554
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $1,149/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: 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

+261.2% since first listed

11 events — show timeline

• 2026-06-01 Sold (Public Records) — Public Records
• 2026-05-29 Sold (MLS) — HARMLS
• 2026-05-12 Pending — HARMLS
• 2026-05-11 Relisted — HARMLS
• 2026-05-10 Pending — HARMLS
• 2026-05-08 Pending — HARMLS
• 2026-05-01 Listed $149,900 HARMLS
• 2026-04-24 Sold (Public Records) — Public Records
• 2025-10-02 Sold (Public Records) — Public Records
• 2013-10-24 Sold (Public Records) — Public Records
• 1996-05-16 Sold (Public Records) $41,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,387 · +1.5% YoY. Source: county tax records.