6289 Wilcrest Dr #7301 · Houston, TX 77072

$110,000

2 bd · 1.0 ba · 855 sqft · Condo public records · 28 Days on market

Built 2003 $129/sqft · 10% below area Est $122k · 10% under $185/mo HOA · 14% of rent ↓ 8% since listing

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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 +16.2/30.0
• ARV discount +12.1/15.0
• 1% rule +6.7/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Proximity to the Galleria, Katy, Sugar Land, Rosenberg and easy access to major tollways, and Chinatown make it a convenient location. New Roof 2023, well maintained Condo Units with low monthly fees makes this very desirable. Five units are available for sale for investment opportunities. The spacious floor plan with two bedrooms and a dual-sink bathroom is appealing, and has the added convenience of a washer and dryer in the unit. Each Unit has its own AC unit and Water Heater for control of your own utility bills. The tiled floors and laminate floors in the unit give it a fresh and modern feel. Plus, having a carport and in a controlled access/ gated neighborhood are definite bonuses. A

Key facts

• Own ac unit
• Laminate floors
• Tiled floors

Tags

• NEW ROOF 2023
• WASHER AND DRYER IN THE UNIT
• OWN AC UNIT
• WATER HEATER
• TILED FLOORS
• LAMINATE FLOORS

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Wilcrest Garden Condo Association; Monthly association fee (includes common areas, grounds maintenance, structure maintenance, trash); Association amenities: controlled access, trash service, gated; Community features: curbs

Exterior

• Parking: Has carport (1 space); Additional parking; Controlled entrance; Carport
• Security: Controlled access; Gated community features
• Utilities: Public water; Public sewer
• Home design: Residential property; 3 stories; Full ownership; Slab foundation; Composition roof; Built in 2003
• Construction: Brick and cement siding construction
• Exterior features: Fence; Concrete road surface

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Primary bedroom on third level (approx. 14.9 x 10.6 ft); Bedroom on third level (approx. 11 x 9.4 ft); Additional bedroom possible
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Tub with shower; Kitchen/dining combo; Controlled access (building security)
• Laundry & utility: Washer and dryer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $58 ($701/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• 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: Chancellor El (math 26% / reading 24%, grade F, #3,013 of 4,322 statewide, top 70%, 723 students, 92% FRL); Alief Middle (math 22% / reading 26%, grade F, #1,301 of 1,662 statewide, top 79%, 839 students, 87% FRL).
• Market conditions: Rents flat; 204 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $108,350 (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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 7.1

CMA / ARV

• ARV (median comp): $122,436
• List price: $110,000
• Delta: 5.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.05% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.43×
• Total profit: $-17,679
• Equity at exit: $16,401

10-year hold

• IRR: -17.3%
• Equity multiple: 0.21×
• Total profit: $-24,404
• Equity at exit: $9,511

Cash invested: $30,800 (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 77072

• Home prices YoY: -26.4%
• Rents YoY: 0.1%
• Active inventory: 204
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$577
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$46
• HOA: −$185
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $58

Break-even live

Break-even rent $1,215

Max offer price $110,000

Occupancy floor 90%

Sensitivity live

Price	-10% $121	-5% $90	+0% $58	+5% $27	+10% $-4
Rent	-10% $-43	-5% $7	+0% $58	+5% $109	+10% $160
Rate	-1.0pp $114	-0.5pp $86	base $58	+0.5pp $30	+1.0pp $1

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11490 Harwin Dr Houston, TX	1.0–2.0	1.0	730	$1,035	$1.42	13d	9	0.34mi
14912 Westpark Dr Houston, TX	1.0	1.0	1017	$1,127	$1.11	44d	1	0.61mi
14912 Westpark Dr Houston, TX	1.0	1.0	1017	$1,127	$1.11	22d	1	0.61mi
6006 Rogerdale Rd Unit 6063 Houston, TX	2.0	2.0	1016	$1,242	$1.22	10d	1	0.63mi
6006 Rogerdale Rd Unit 422 Houston, TX	2.0	2.0	1016	$1,218	$1.20	7d	1	0.63mi
6006 Rogerdale Rd Unit 6027 Houston, TX	1.0	1.0	760	$1,045	$1.38	10d	1	0.63mi
6006 Rogerdale Rd Unit 6027 Houston, TX	1.0	1.0	760	$1,041	$1.37	13d	1	0.63mi
6006 Rogerdale Rd Unit 2165 Houston, TX	2.0	2.0	1016	$1,210	$1.19	3d	1	0.63mi
6006 Rogerdale Rd Unit 321 Houston, TX	1.0	1.0	760	$1,006	$1.32	7d	1	0.63mi
6006 Rogerdale Rd Unit 1165 Houston, TX	1.0	1.0	760	$1,003	$1.32	3d	1	0.63mi
6006 Rogerdale Rd Houston, TX	1.0	1.0	760	$995	$1.31	13d	1	0.63mi
11212 Westpark Dr Houston, TX	1.0–3.0	1.0–2.0	1129	$1,472	$1.30	1d	27	0.68mi
3356 Rogerdale Rd Houston, TX	1.0	1.0	801	$1,365	$1.70	44d	1	0.89mi
9950 Town Park Dr Houston, TX	2.0	2.0–2.5	1018	$1,750	$1.72	3d	6	0.91mi
9888 United Dr Unit 0104 Houston, TX	3.0	2.5	1100	$1,650	$1.50	20d	1	0.91mi
9888 United Dr Unit 1103 Houston, TX	3.0	2.5	1100	$1,472	$1.34	13d	1	0.91mi
3411 Walnut Bend Ln Houston, TX	1.0–3.0	1.0–2.0	962	$1,216	$1.26	3d	13	0.98mi
10881 Richmond Ave Unit 212 Houston, TX	1.0	1.0	570	$935	$1.64	44d	1	1.02mi
10881 Richmond Ave Unit 1209 Houston, TX	2.0	2.0	885	$1,130	$1.28	25d	1	1.02mi
10881 Richmond Ave Unit 702 Houston, TX	2.0	1.0	804	$1,080	$1.34	25d	1	1.02mi
10881 Richmond Ave Unit 206 Houston, TX	1.0	1.0	570	$900	$1.58	44d	1	1.02mi
10881 Richmond Ave Unit 1004 Houston, TX	2.0	2.0	885	$1,170	$1.32	25d	1	1.02mi
3354 Rogerdale Rd Unit 3405 Houston, TX	1.0	1.0	692	$1,029	$1.49	10d	1	1.06mi
3354 Rogerdale Rd Unit 3391 Houston, TX	2.0	2.0	1124	$1,564	$1.39	10d	1	1.06mi
3354 Rogerdale Rd Unit 2165 Houston, TX	2.0	2.0	1124	$1,532	$1.36	3d	1	1.06mi
3354 Rogerdale Rd Unit 3411 Houston, TX	2.0	2.0	1016	$1,490	$1.47	44d	1	1.06mi
3354 Rogerdale Rd Unit 325 Houston, TX	1.0	1.0	692	$987	$1.43	3d	1	1.06mi
3354 Rogerdale Rd Unit 422 Houston, TX	2.0	2.0	1124	$1,540	$1.37	7d	1	1.06mi
3354 Rogerdale Rd Unit 3375 Houston, TX	1.0	1.0	798	$1,295	$1.62	13d	1	1.06mi
3354 Rogerdale Rd Apt 321 Houston, TX	1.0	1.0	692	$990	$1.43	7d	1	1.06mi
3354 Rogerdale Rd Houston, TX	1.0	1.0	798	$1,260	$1.58	15d	1	1.07mi
10777 Richmond Ave Houston, TX	1.0	1.0	625	$1,260	$2.02	13d	1	1.07mi
10777 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	975	$2,005	$2.06	1d	22	1.07mi
10887 Richmond Ave Houston, TX	2.0	2.0	885	$1,125	$1.27	22d	1	1.08mi
10887 Richmond Ave Houston, TX	2.0	2.0	885	$1,125	$1.27	44d	1	1.08mi
10887 Richmond Ave Houston, TX	1.0	1.0	570	$917	$1.61	25d	1	1.08mi
10581 Westpark Dr Houston, TX	1.0	1.0	810	$1,293	$1.60	44d	1	1.11mi
10777 Richmond Ave Unit 10798 Houston, TX	1.0	1.0	625	$1,311	$2.10	12d	1	1.11mi
10777 Richmond Ave Unit 2174 Houston, TX	2.0	2.0	1117	$1,621	$1.45	13d	1	1.11mi
10777 Richmond Ave Unit 10798 Houston, TX	1.0	1.0	625	$1,306	$2.09	13d	1	1.11mi

HOA detail condo

• Monthly dues: $185 · $2,220/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 28 DOM
2. 2026-06-17
   days on market $110,000 Active 27 DOM
3. 2026-06-16
   days on market $110,000 Active 26 DOM
4. 2026-06-15
   days on market $110,000 Active 25 DOM
5. 2026-06-13
   days on market $110,000 Active 23 DOM
6. 2026-06-09
   days on market $110,000 Active 19 DOM
7. 2026-06-08
   days on market $110,000 Active 18 DOM
8. 2026-06-07
   days on market $110,000 Active 17 DOM
9. 2026-06-04
   days on market $110,000 Active 14 DOM
10. 2026-06-03
    days on market $110,000 Active 13 DOM
11. 2026-06-02
    days on market $110,000 Active 12 DOM
12. 2026-06-01
    days on market $110,000 Active 11 DOM
13. 2026-05-31
    days on market $110,000 Active 10 DOM
14. 2026-04-16
    listed $129,000 Active 651-char remark
15. 2026-03-31
    historical
16. 2025-11-11
    price $129,000
17. 2025-06-19
    listed $119,900 Active

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$185/yr (+$15/mo · 10.1%)

ⓘ 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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,469
• − Mortgage interest: −$6,162
• − Property taxes: −$1,828
• − Insurance: −$550
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − HOA: −$2,220
• − Depreciation: −$3,200
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $933/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): 57,108
• Household income: $51,070
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 3500.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 45% Asian 24% Black 23% Two or more races 19% White 5% Native American 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2%
• Foreign-born: 52% · Canada, Vietnam, China
• Languages at home: 30% English-only · Spanish 40% Vietnamese 16% Chinese 3%

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: ▼ -130.12%
• Current HPI: 362.1985
• Rent YoY: ▬ 0.05%
• 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

-8.3% since first listed

6 events — show timeline

• 2026-05-21 Listed $110,000 HARMLS
• 2026-05-20 Listing Removed — HARMLS
• 2026-04-16 Listed $129,000 HARMLS
• 2026-03-31 Listing Removed — HARMLS
• 2025-11-11 Price Changed $129,000 HARMLS
• 2025-06-19 Listed $119,900 HARMLS

Property tax history

+2.9%/yr

Latest (2025): $1,828 · +19.1% YoY. Source: county tax records.