1220 Shadowdale Dr #8 · Houston, TX 77043

$109,000

2 bd · 2.0 ba · 904 sqft · Condo public records · 129 Days on market

Built 1956 $121/sqft · 7% below area Est $117k · 7% under $395/mo HOA · 25% 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 +17.6/30.0
• ARV discount +10.7/15.0
• 1% rule +9.3/10.0
• DSCR +5.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next home! This charming 2-bedroom, 2-bath townhome offers comfort, convenience, and a highly desirable location close to shopping, dining, and major commuter routes. Perfect for first-time buyers, downsizers, or investors, this property is ready for its new owner. Schedule your private showing today!

Key facts

• $395 HOA
• Community pool
• Built 1956

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 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 soft (-0.9%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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 129 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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.
• Current owner paid $10k; list at $109k implies a 990% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 5.8

CMA / ARV

• ARV (median comp): $117,312
• List price: $109,000
• Delta: -7.09%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.46×
• Total profit: $-16,504
• Equity at exit: $16,252

10-year hold

• IRR: -18.1%
• Equity multiple: 0.22×
• Total profit: $-23,899
• Equity at exit: $9,424

Cash invested: $30,520 (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 77043

• Rents YoY: -0.9%
• Active inventory: 202
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$572
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$45
• HOA: −$395
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $86

Break-even live

Break-even rent $1,447

Max offer price $109,000

Occupancy floor 90%

Sensitivity live

Price	-10% $147	-5% $116	+0% $86	+5% $55	+10% $24
Rent	-10% $-37	-5% $24	+0% $86	+5% $147	+10% $209
Rate	-1.0pp $141	-0.5pp $113	base $86	+0.5pp $57	+1.0pp $29

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10300 Katy Fwy Houston, TX	1.0–2.0	1.0–2.0	903	$1,961	$2.17	2d	23	0.42mi
10250 Katy Fwy Houston, TX	1.0	1.0	647	$1,025	$1.58	44d	1	0.43mi
10402 Town & Country Way Unit 1165 Houston, TX	1.0	1.0	754	$1,652	$2.19	3d	1	0.69mi
10408 Town & Country Way Houston, TX	2.0	2.0	1098	$2,285	$2.08	44d	1	0.70mi
1562 Gessner Rd Houston, TX	1.0	1.0	635	$950	$1.50	44d	1	0.71mi
10402 Town & Country Way Unit 10417 Houston, TX	1.0	1.0	948	$1,978	$2.09	14d	1	0.72mi
10402 Town & Country Way Unit 1162 Houston, TX	1.0	1.0	754	$1,655	$2.19	6d	1	0.72mi
10402 Town & Country Way Unit 10417 Houston, TX	1.0	1.0	754	$1,694	$2.25	11d	1	0.72mi
10402 Town & Country Way Unit 1174 Houston, TX	1.0	1.0	754	$1,644	$2.18	13d	1	0.72mi
1359 Witte Rd Houston, TX	1.0	1.0	702	$975	$1.39	44d	1	0.74mi
10401 Town & Country Way Unit 10416 Houston, TX	1.0	1.0	750	$1,659	$2.21	11d	1	0.75mi
10401 Town & Country Way Unit 10416 Houston, TX	1.0	1.0	750	$1,740	$2.32	15d	1	0.75mi
10401 Town & Country Way Apt 324 Houston, TX	1.0	1.0	750	$1,609	$2.15	13d	1	0.75mi
10409 Town & Country Way Unit 1355 Houston, TX	1.0	1.0	882	$1,192	$1.35	44d	1	0.76mi
10409 Town & Country Way Unit 1-225 Houston, TX	1.0	1.0	939	$1,339	$1.43	44d	1	0.76mi
10401 Town & Country Way Unit 1187 Houston, TX	1.0	1.0	750	$1,617	$2.16	3d	1	0.76mi
905 Town and Country Blvd Unit 148 Houston, TX	1.0	1.0	578	$1,352	$2.34	3d	1	0.78mi
905 Town and Country Blvd Unit 1174 Houston, TX	1.0	1.0	649	$1,434	$2.21	13d	1	0.78mi
905 Town and Country Blvd Unit 1162 Houston, TX	1.0	1.0	649	$1,445	$2.23	6d	1	0.78mi
905 Town and Country Blvd Unit 174 Houston, TX	1.0	1.0	578	$1,384	$2.39	11d	1	0.78mi
905 Town and Country Blvd Unit 920 Houston, TX	1.0	1.0	649	$1,484	$2.29	11d	1	0.78mi
905 Town and Country Blvd Unit 920 Houston, TX	1.0	1.0	620	$1,485	$2.40	14d	1	0.78mi
905 Town and Country Blvd Unit 947 Houston, TX	1.0	1.0	578	$1,385	$2.40	44d	1	0.78mi
905 Town and Country Blvd Unit 1148 Houston, TX	1.0	1.0	649	$1,442	$2.22	3d	1	0.78mi
909 Town and Country Blvd Unit 325 Houston, TX	1.0	1.0	906	$1,112	$1.23	44d	1	0.80mi
909 Town and Country Blvd Unit 12077 Houston, TX	1.0	1.0	810	$1,299	$1.60	44d	1	0.80mi
1500 Witte Rd Houston, TX	1.0–3.0	1.5–2.5	1085	$1,319	$1.22	3d	13	0.87mi
807 Town and Country Blvd Houston, TX	1.0	1.0	776	$1,860	$2.40	44d	1	0.89mi
801 Town & Country Ln Houston, TX	1.0–3.0	1.0–2.0	1123	$2,502	$2.23	2d	15	0.94mi
800 Town and Country Blvd Unit 101253 Houston, TX	1.0	1.0	807	$1,198	$1.48	44d	1	0.96mi
800 Town and Country Blvd Unit 324 Houston, TX	1.0	1.0	752	$1,732	$2.30	13d	1	0.96mi
800 Town and Country Blvd Unit 815 Houston, TX	1.0	1.0	900	$1,764	$1.96	15d	1	0.96mi
800 Town and Country Blvd Unit 815 Houston, TX	1.0	1.0	752	$1,782	$2.37	11d	1	0.96mi
10122 Shadow Wood Dr #12 Houston, TX	2.0	1.0	1020	$1,400	$1.37	22d	1	0.96mi
800 Town and Country Blvd Unit 325 Houston, TX	1.0	1.0	752	$1,740	$2.31	3d	1	0.98mi
12777 Queensbury Ln Houston, TX	1.0	1.0	650	$1,425	$2.19	44d	1	1.01mi
1776 Gessner Rd Houston, TX	1.0–4.0	1.0–2.0	934	$1,076	$1.15	44d	11	1.10mi
10902 Katy Fwy Houston, TX	1.0–3.0	1.5–3.0	1421	$2,390	$1.68	2d	20	1.13mi
10102 Neuens Rd Houston, TX	1.0	1.0	822	$1,175	$1.43	44d	1	1.13mi
10102 Neuens Rd Unit A302 Houston, TX	1.0	1.0	886	$1,075	$1.21	22d	1	1.14mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $109,000 Active 129 DOM
2. 2026-06-17
   days on market $109,000 Active 128 DOM
3. 2026-06-16
   days on market $109,000 Active 127 DOM
4. 2026-06-15
   days on market $109,000 Active 126 DOM
5. 2026-06-13
   days on market $109,000 Active 124 DOM
6. 2026-06-09
   days on market $109,000 Active 120 DOM
7. 2026-06-08
   days on market $109,000 Active 119 DOM
8. 2026-06-07
   days on market $109,000 Active 118 DOM
9. 2026-06-04
   days on market $109,000 Active 115 DOM
10. 2026-06-03
    days on market $109,000 Active 114 DOM
11. 2026-06-02
    days on market $109,000 Active 113 DOM
12. 2026-06-01
    days on market $109,000 Active 112 DOM
13. 2026-05-31
    days on market $109,000 Active 111 DOM
14. 2026-02-09
    listed $109,000 Active 318-char remark

    Show marketing remark (318 chars)

    Welcome to your next home! This charming 2-bedroom, 2-bath townhome offers comfort, convenience, and a highly desirable location close to shopping, dining, and major commuter routes. Perfect for first-time buyers, downsizers, or investors, this property is ready for its new owner. Schedule your private showing today!

15. 2016-06-10
    soldstatus
16. 2008-12-19
    soldstatus
17. 2008-12-08
    historical
18. 2008-06-26
    listed $35,000
19. 2008-04-10
    historical
20. 2007-10-10
    listed $39,800
21. 2007-05-31
    historical
22. 2007-03-25
    listed $36,500
23. 2007-02-28
    historical
24. 2007-01-28
    listed $36,500
25. 2006-10-14
    historical
26. 2006-08-30
    listed $47,900
27. 1999-08-10
    soldstatus
28. 1995-05-01
    soldstatus $10,000

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$419/yr (+$35/mo · 26.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥109°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: $18,668
• − Mortgage interest: −$6,106
• − Property taxes: −$1,576
• − Insurance: −$545
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − HOA: −$4,740
• − Depreciation: −$3,171
• Taxable loss: −$456
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $1,137/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): 29,048
• Household income: $79,359
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 1667.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 44% White 37% Two or more races 25% Black 8% Asian 6%
• Hispanic origin (detail): Mexican 24% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 31% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 36% French/Haitian/Cajun 2% Vietnamese 1%

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: ▼ -283.51%
• Current HPI: 286.4053
• Rent YoY: ▼ -0.86%
• 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

+990.0% since first listed

15 events — show timeline

• 2026-02-09 Listed $109,000 HARMLS
• 2016-06-10 Sold (Public Records) — Public Records
• 2008-12-19 Sold (Public Records) — Public Records
• 2008-12-08 Listing Removed — HARMLS
• 2008-06-26 Listed $35,000 HARMLS
• 2008-04-10 Listing Removed — HARMLS
• 2007-10-10 Listed $39,800 HARMLS
• 2007-05-31 Listing Removed — HARMLS
• 2007-03-25 Listed $36,500 HARMLS
• 2007-02-28 Listing Removed — HARMLS
• 2007-01-28 Listed $36,500 HARMLS
• 2006-10-14 Listing Removed — HARMLS
• 2006-08-30 Listed $47,900 HARMLS
• 1999-08-10 Sold (Public Records) — Public Records
• 1995-05-01 Sold (Public Records) $10,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,576 · +18.3% YoY. Source: county tax records.