2807 Kings Crossing Dr APT 241
Kingwood, TX 77345
PASS
Price
$166,600
Beds
1
Baths
1
Sq Ft
540
Year
1999
Days Listed
0
◆ Executive Summary
Overall: PASS — while the $166,600 price point appears reasonable for a 1-bedroom Kingwood condo, this age-restricted property presents significant financial and practical challenges that make it unsuitable for most buyers. The devastating $404 monthly HOA fee consumes 38% of potential rental income, creating negative cash flow that makes investment ownership financially untenable, while the age restriction limits both occupancy and resale to seniors only. Critical missing system information for HVAC, roofing, and other major components in a 27-year-old building creates additional risk exposure, compounded by Kingwood's documented flood vulnerability from Hurricane Harvey.
Next steps
Deepen research, collaborate, and walk into conversations with your agent with clearer asks. Links open in a new tab. Not legal or financial advice.
Start here
Compare this listing against another finalist in Arena
We'll preload this home so you can add one or two challengers instead of starting from scratch.
Then
Pull someone else into the loop
Share the report or copy the AI assistant prompt so the next conversation stays grounded in real findings.
Policy & statutes
TX buyer disclosure / tax context (web search)Seeded web search
Suggested query from this report:
2807 Kings Crossing Dr APT 241, Kingwood, TX, 77345 home PASS Missing Critical System Information Catastrophic HOA Fee Burden Ghost Listing with Zero Market Data Negative Cash Flow Nightmare
Schools (by ZIP)
Share & collaborate
Text to partner / family (SMS)Email draft to realtor (mailto)Paste into ChatGPT, Claude, etc., with your report link so the thread stays grounded.
Save & generate
▲ Top Findings
Missing Critical System Information
Heating, cooling, roof, exterior, foundation, and flooring are all listed as 'N/A.' For a 27-year-old condo, HVAC systems are likely approaching replacement age and this information gap is a major red flag. You're buying blind on essential expensive components.
Catastrophic HOA Fee Burden
At $404/month, the HOA fee represents 46% of potential rental income ($1,055). This makes the property a cash flow nightmare and severely limits your buyer pool when you sell. Most investors require HOA fees under 25% of rental income.
Ghost Listing with Zero Market Data
Zero days on Zillow, no views, no saves, no MLS ID, and no listing agent information suggests this isn't actually actively marketed. Could be a test listing, expired listing still showing, or data scraping error. You can't negotiate with a ghost.
Negative Cash Flow Nightmare
Monthly HOA fee of $404 consumes 38% of estimated $1,055 rent before ANY other expenses. With property taxes, insurance, and maintenance, this property will bleed cash severely every month with zero chance of positive cash flow.
Failed 1% Rule Catastrophically
Monthly rent of $1,055 represents only 0.63% of $166,600 purchase price, far below the 1% minimum for cash flow viability. This micro-condo generates insufficient rental income relative to its cost.
Terrible Estimated Cap Rate
With $12,660 annual rent and conservative 50% expense ratio including the massive HOA, net operating income barely reaches $6,330, yielding a pathetic 3.8% cap rate. Real estate should beat treasury rates.
Age-Restricted Community Limitation
This is in The Terraces at Kingwood Town Center, an age-restricted senior community built around 1999. If you're under 55, you likely can't live here. Even if you qualify, resale is limited to a smaller buyer pool of seniors only.
HOA Fee Destroys Cash Flow
The $404/month HOA fee is 38% of the estimated rent ($1,055). After HOA, taxes, and insurance, you'd be lucky to break even on rental income. This is a terrible investment property for most buyers.
Harvey Flood Zone Risk
Kingwood was devastated by Hurricane Harvey flooding in 2017. FEMA flood zone unknown but area has documented flood history. Age-restricted building may house vulnerable residents who struggle with evacuation and recovery.
Catastrophic HOA Burden
$404/month HOA fee represents 38% of rental income ($1,055 Rent Zestimate). This creates massive negative cash flow and severely limits rental viability. Age-restricted community likely has special assessments for aging building systems.
Expert Panel (10/10)
Fairly priced small condo but high HOA fees create significant cash flow burden for potential investors.
Perfect Zestimate Alignment
List price of $166,600 matches Zestimate exactly at $166,600, indicating accurate market pricing. This precise alignment suggests the property is neither over nor underpriced compared to automated valuation models.
Competitive Price Per Square Foot
At $309/sf, this property is reasonably priced compared to nearby comps ranging from $140K-$169K for similar 1-bed units. The pricing appears competitive within the building's historical range.
Massive Tax Assessment Gap
List price is 237% of tax assessed value ($166,600 vs $70,383), indicating either the county assessment is severely outdated or the property has appreciated significantly since last assessment. This is common in Texas but worth monitoring.
High HOA Fee Burden
Monthly HOA fee of $404 represents 38% of estimated rental income ($1,055/mo), creating negative cash flow for investors. This $4,848 annual fee significantly impacts affordability and investment returns.
Missing Critical System Information
No information provided about HVAC, heating, cooling, or major building systems. For a 1999-built condo, knowing the condition and age of these systems is crucial for maintenance budgeting.
Age-Appropriate Depreciation
Built in 1999 (27 years old), the property shows normal depreciation patterns. The pricing reflects the age-adjusted value typical for this vintage of construction in the Kingwood market.
Dead-on-arrival listing with missing critical systems info, massive HOA burden, and zero market momentum.
Missing Critical System Information
Heating, cooling, roof, exterior, foundation, and flooring are all listed as 'N/A.' For a 27-year-old condo, HVAC systems are likely approaching replacement age and this information gap is a major red flag. You're buying blind on essential expensive components.
Catastrophic HOA Fee Burden
At $404/month, the HOA fee represents 46% of potential rental income ($1,055). This makes the property a cash flow nightmare and severely limits your buyer pool when you sell. Most investors require HOA fees under 25% of rental income.
Ghost Listing with Zero Market Data
Zero days on Zillow, no views, no saves, no MLS ID, and no listing agent information suggests this isn't actually actively marketed. Could be a test listing, expired listing still showing, or data scraping error. You can't negotiate with a ghost.
Price Misalignment vs Comps
Listed at $166,600 while comparable 540sf units sold for $157,500-$169,300. The pricing is reasonable relative to size-adjusted comps, but the smaller 282sf units at $140K suggest per-square-foot premiums may not hold in this building.
Age-Restricted Community Limitations
Research confirms this is The Terraces at Kingwood, an age-restricted senior community. This dramatically narrows your resale market and may have income/age requirements that aren't disclosed in this bare-bones listing.
Catastrophic cash flow disaster with $404/mo HOA obliterating rental income on tiny condo.
Negative Cash Flow Nightmare
Monthly HOA fee of $404 consumes 38% of estimated $1,055 rent before ANY other expenses. With property taxes, insurance, and maintenance, this property will bleed cash severely every month with zero chance of positive cash flow.
Failed 1% Rule Catastrophically
Monthly rent of $1,055 represents only 0.63% of $166,600 purchase price, far below the 1% minimum for cash flow viability. This micro-condo generates insufficient rental income relative to its cost.
Massive Tax Assessment Gap
List price of $166,600 is 236.7% of tax assessed value ($70,383), suggesting either severe overpricing or assessments haven't caught up to market reality. This creates uncertainty about true market value and future tax increases.
Terrible Estimated Cap Rate
With $12,660 annual rent and conservative 50% expense ratio including the massive HOA, net operating income barely reaches $6,330, yielding a pathetic 3.8% cap rate. Real estate should beat treasury rates.
Age-Restricted Community Limits Market
Property is in The Terraces at Kingwood Town Center, described as age-restricted senior community. This severely limits rental tenant pool and resale market to seniors only, reducing liquidity and demand.
Age-restricted senior condo with crushing HOA fees that eat up most rental income potential.
Age-Restricted Community Limitation
This is in The Terraces at Kingwood Town Center, an age-restricted senior community built around 1999. If you're under 55, you likely can't live here. Even if you qualify, resale is limited to a smaller buyer pool of seniors only.
HOA Fee Destroys Cash Flow
The $404/month HOA fee is 38% of the estimated rent ($1,055). After HOA, taxes, and insurance, you'd be lucky to break even on rental income. This is a terrible investment property for most buyers.
Tiny Living Space Risk
At only 540 square feet for a 1-bedroom, this is extremely cramped even by condo standards. Fine for downsizing seniors, but difficult to furnish comfortably and very limiting for most lifestyles.
Missing Critical System Information
No details about HVAC, water heater, or major systems in a 27-year-old building. In condos, you're responsible for in-unit systems. Ask about recent replacements and upcoming assessments for building-wide systems.
Flood Risk Requires Investigation
Kingwood experienced severe flooding during Hurricane Harvey. While this building may be in a better location, you absolutely need to verify the exact FEMA flood zone and flood insurance requirements before buying.
Reasonable Price for Comps
At $166,600, the price aligns well with recent comparable sales of similar 1-bed units in the $140k-$169k range. The pricing appears fair for what you're getting in this specific market segment.
Age-restricted condo with major system unknowns, Harvey flood exposure risk, and extreme HOA burden that devastates cash flow potential.
Missing Critical System Information
No HVAC, roof, foundation, flooring, or exterior material data provided for a 27-year-old building. In Texas heat, HVAC failures are catastrophic and original 1999 systems are near end-of-life. Cannot assess $10K-50K replacement risks without physical inspection.
Harvey Flood Zone Risk
Kingwood was devastated by Hurricane Harvey flooding in 2017. FEMA flood zone unknown but area has documented flood history. Age-restricted building may house vulnerable residents who struggle with evacuation and recovery.
Catastrophic HOA Burden
$404/month HOA fee represents 38% of rental income ($1,055 Rent Zestimate). This creates massive negative cash flow and severely limits rental viability. Age-restricted community likely has special assessments for aging building systems.
Age-Restricted Community Limitations
Westminster House/Terraces community restricts occupancy by age, dramatically limiting buyer pool and resale options. Younger buyers cannot purchase, and seniors may face financing challenges or limited appreciation potential.
27-Year Building System Concerns
1999 construction means original roof, HVAC, plumbing, and electrical approaching replacement cycles. Condo buildings this age typically need major capital improvements requiring special assessments of $5K-20K per unit.
No Price History Red Flag
Complete absence of price history suggests potential off-market transaction, distressed sale, or data suppression. Cannot verify if current pricing reflects true market conditions or distressed circumstances.
Overpriced age-restricted condo with crushing HOA fees and significant cash flow concerns.
Devastating HOA Fee Structure
At $404/month, the HOA fee represents 38% of projected rental income and $4,848 annually. This makes the property nearly impossible to cash flow positively and significantly impacts affordability for owner-occupants.
Severe Overpricing vs Assessment
Listed at $166,600 versus tax assessed value of $70,383 - a 237% premium. While assessments can lag, this massive gap combined with comparable sales in the $140K-$169K range suggests aggressive pricing.
Age-Restricted Community Limitations
Property is in The Terraces at Kingwood Town Center, an age-restricted senior community. This severely limits the buyer pool and resale potential, as most buyers must meet age requirements (typically 55+).
Poor Investment Economics
With rent estimate of $1,055/month against $404 HOA fees, property taxes, insurance, and potential mortgage payments, this property shows negative cash flow characteristics even before maintenance and vacancy allowances.
Missing Critical System Information
Complete lack of information about HVAC, flooring condition, appliances, or recent renovations makes it impossible to assess immediate capital expenditure needs in this 27-year-old unit.
Adequate School District Performance
Local schools show solid performance with middle and high schools rated 8/10, though elementary school at 6/10 is below average. This provides some neighborhood stability despite age restrictions.
Kingwood condo appears reasonably priced but faces flood risk, aging infrastructure, and senior-focused market limitations.
Hurricane Harvey Flood Zone Uncertainty
Property is in Kingwood, which experienced significant flooding during Hurricane Harvey. Exact FEMA flood zone designation is unconfirmed, and flood insurance requirements could substantially impact carrying costs and resale value.
Age-Restricted Community Limits Market
Property is in an age-restricted senior community (The Terraces at Kingwood Town Center), significantly limiting the pool of potential buyers and renters. This restriction reduces liquidity and may impact appreciation potential.
High Effective Tax Rate
At 1.75%, the effective property tax rate is above the Texas state average of ~1.6%. Combined with $404/month HOA fees, carrying costs consume significant rental income potential.
Aging Building Infrastructure Risk
Built in 1999, the 27-year-old building may face major capital expenditures for roof, elevators, and common systems. No recent permit history suggests potential deferred maintenance concerns.
Market Positioning Within Range
List price of $166,600 aligns with Zestimate and falls within the upper end of comparable sales ($140K-$169K). Pricing appears reasonable given 540 sq ft versus smaller units in building.
Age-restricted condo with reasonable pricing but concerning gaps in critical system and structural information.
Missing Critical System Information
No information provided on HVAC, electrical, plumbing, or structural systems for this 27-year-old building. For insurance underwriting, system age and condition directly impact coverage availability and premiums, especially for older condos.
High HOA Fee Impact on Insurability
HOA fee of $404/month ($4,848 annually) represents 2.9% of property value, suggesting high maintenance costs or special assessments. This often correlates with deferred maintenance issues that increase insurance claims risk.
Hurricane Harvey Flood Zone Risk
Property is in Kingwood area which experienced significant flooding during Hurricane Harvey. Research notes flood impacts but exact FEMA zone designation is unclear, creating potential flood insurance requirement uncertainty.
Age-Restricted Community Liability
Property is in age-restricted senior community which typically has lower liability risks but may have unique coverage needs for accessibility modifications and medical emergencies on-site.
Reasonable Market Alignment
List price matches Zestimate exactly at $166,600, and comparable sales range $140K-$169K for similar units. No red flags for overpricing or market disconnect.
Age-restricted condo shows environmental resilience but faces flood vulnerability in hurricane-prone Kingwood area.
Moderate Flood Risk in Hurricane-Prone Area
Property is located in Kingwood, which experienced significant flooding during Hurricane Harvey. While this specific building is set back from major bayous, the exact FEMA flood zone is unconfirmed and the broader area has documented flood vulnerability during extreme weather events.
Low Radon and Fire Risk Profile
Southeast Texas generally shows low radon levels compared to national hotspots. Wildfire risk is minimal given the urban multifamily setting with irrigation, though surrounding woodland areas present some drought-period vegetation fire risk.
Missing Environmental System Data
Critical information about HVAC systems, building materials (asbestos risk for 1999 construction), and water source is unavailable. For a 27-year-old building, system condition and maintenance history are essential for environmental health assessment.
Acceptable Air Quality Location
Property sits in residential/retail area away from refineries and heavy industry typical of greater Houston region. No site-specific contamination reported adjacent to address, benefiting from Kingwood's master-planned community design.
Climate Resilience Concerns
Southeast Texas faces increasing extreme precipitation and heat trends. The 1999 construction may lack modern climate adaptation features, and the building's long-term resilience to intensifying weather patterns requires assessment.
Solid starter condo in safe Kingwood area, but high HOA fees and age-restricted community limit broad appeal.
Age-Restricted Community Limitation
This is part of The Terraces at Kingwood Town Center/Westminster House, an age-restricted senior community. This significantly narrows the buyer pool and may impact resale flexibility, though it does ensure a quieter environment.
High HOA Fee Burden
Monthly HOA fee of $404 represents 38% of estimated rental income ($1,055), which is extremely high for a small condo. This creates a significant carrying cost burden that could deter investors and limit affordability for many buyers.
Missing Critical System Information
No information provided about HVAC, heating/cooling systems, flooring, or building condition. For a 27-year-old condo, these details are essential to assess potential repair costs and habitability.
Strong School District Access
Decent school ratings with Creekwood Middle (8/10) and Kingwood High (8/10) within a mile. While less relevant for age-restricted community, this supports neighborhood desirability and long-term value stability.
Walkable Town Center Location
Property is within walking distance of Kingwood Town Center retail and dining. This is a major amenity for seniors seeking low-maintenance living with convenient access to services and entertainment.
Flood Risk in Hurricane-Prone Area
Kingwood experienced significant flooding during Hurricane Harvey. While this specific building may be better situated than flood-prone areas, buyers should verify FEMA flood zone and consider flood insurance requirements carefully.