10630 Westbrae Pkwy #607 · Houston, TX 77031

$80,000

2 bd · 2.0 ba · 936 sqft · Condo public records · 29 Days on market

Built 1985 $85/sqft · 28% below area Est $111k · 28% under $450/mo HOA · 45% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• Appreciation +5.2/10.0
• Livability +3.7/5.0
• Cash flow +3.6/30.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Gated Gem with Crystal Pool! Step into unit #607 at Westbrae Park Place and experience an airy, light-filled condo that stands out from the rest. Key features include an open floor plan, and a private patio with peaceful greenspace views. This gated community offers a refreshing pool and a prime location with rapid access to 59 and Beltway 8. Includes refrigerator, washer, and dryer! Furniture can also stay. Whether you’re looking for a convenient home base near the Medical Center or a solid investment property, this unit delivers. Schedule your showing today!

Key facts

• $450 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Full ownership
• Financial info: Lease not considered
• HOA & community: Westbrae Park Place Condo association; Association amenities include pool, gated/controlled access and maintained grounds; Association fee paid monthly (fee covers common areas, grounds and structure maintenance, sewer, trash and water)

Exterior

• Parking: Additional parking available
• Security: Gated community; Security gate; Controlled access
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Faces east; Full ownership
• Construction: Built in 1985; Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Deck; Patio; Community pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 11x11); Additional bedroom on the first floor (approx. 10x11); Total of 2 possible bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High ceilings; Kitchen and family room combined; One fireplace
• Laundry & utility: Laundry in utility room; Stacked washer/dryer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $38k (52.2% below list).
• Meets the 1% rule at list price ($997 rent vs $80k).
• Recommended offer: $38k (52.2% below list) — sets the bar for cash-flow.

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: Valley West El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 653 students, 93% FRL); Welch Middle (math 11% / reading 21%, grade F, #1,543 of 1,662 statewide, top 94%, 645 students, 97% FRL); Sharpstown H S (math 7% / reading 23%, grade F, #1,507 of 1,632 statewide, top 93%, 1,855 students, 89% FRL) — zoned schools average 93% FRL vs 71% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 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); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• In year one you build about $855 of equity ($553 loan paydown + $302 appreciation (0.4% local appreciation)).
• 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 29 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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 $15k; list at $80k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• 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 $38,202 (52.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 2.74%
• Cash-on-cash: -12.68%
• DSCR: 0.44
• GRM: 6.7

CMA / ARV

• ARV (median comp): $111,449
• List price: $80,000
• Delta: -28.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.30×
• Total profit: $-15,675
• Equity at exit: $24,751

10-year hold

• IRR: -7.8%
• Equity multiple: 0.12×
• Total profit: $-19,679
• Equity at exit: $30,995

Cash invested: $22,400 (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 77031

• Home prices YoY: 0.2%
• Active inventory: 63
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$420
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$33
• HOA: −$450
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-237

Break-even live

Break-even rent $1,296

Max offer price $38,202

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-214	+0% $-237	+5% $-259	+10% $-282
Rent	-10% $-315	-5% $-276	+0% $-237	+5% $-197	+10% $-158
Rate	-1.0pp $-196	-0.5pp $-216	base $-237	+0.5pp $-257	+1.0pp $-278

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10965 S Gessner Rd Unit 421 Houston, TX	1.0	1.0	1003	$989	$0.99	26d	1	0.22mi
10228 S Gessner Rd Houston, TX	1.0	1.0	740	$905	$1.22	45d	1	0.23mi
10756 Westbrae Pkwy Houston, TX	2.0	2.0	838	$1,145	$1.37	45d	1	0.26mi
10750 Westbrae Pkwy Unit 324 Houston, TX	1.0	1.0	660	$865	$1.31	9d	1	0.26mi
10750 Westbrae Pkwy Unit 1165 Houston, TX	1.0	1.0	660	$854	$1.29	1d	1	0.26mi
10750 Westbrae Pkwy Unit 2165 Houston, TX	2.0	2.0	838	$1,119	$1.34	1d	1	0.26mi
10750 Westbrae Pkwy Unit 10801 Houston, TX	1.0	1.0	660	$869	$1.32	45d	1	0.26mi
10750 Westbrae Pkwy Unit 10807 Houston, TX	2.0	2.0	838	$1,159	$1.38	12d	1	0.26mi
10750 Westbrae Pkwy Unit 422 Houston, TX	2.0	2.0	838	$1,135	$1.35	9d	1	0.26mi
10750 Westbrae Pkwy Unit 10824 Houston, TX	1.0	1.0	660	$904	$1.37	12d	1	0.26mi
10750 Westbrae Pkwy Unit 10771 Houston, TX	1.0	1.0	660	$927	$1.40	16d	1	0.26mi
10750 Westbrae Pkwy Houston, TX	1.0	1.0	660	$854	$1.29	14d	1	0.27mi
10750 Westbrae Pkwy Unit 1047 Houston, TX	1.0	1.0	660	$889	$1.35	20d	1	0.27mi
10750 Westbrae Pkwy Unit 2047 Houston, TX	2.0	2.0	838	$1,159	$1.38	5d	1	0.27mi
10222 S Gessner Rd Unit 422 Houston, TX	2.0	2.0	910	$1,080	$1.19	9d	1	0.33mi
10222 S Gessner Rd Unit 1162 Houston, TX	1.0	1.0	740	$910	$1.23	7d	1	0.33mi
10222 S Gessner Rd Unit 1165 Houston, TX	1.0	1.0	740	$899	$1.21	1d	1	0.33mi
10222 S Gessner Rd Unit 2162 Houston, TX	2.0	2.0	910	$1,080	$1.19	7d	1	0.33mi
10222 S Gessner Rd Unit 2112 Houston, TX	2.0	2.0	910	$1,064	$1.17	1d	1	0.33mi
10222 S Gessner Rd Unit 324 Houston, TX	1.0	1.0	740	$910	$1.23	9d	1	0.33mi
10222 S Gessner Rd Unit 10273 Houston, TX	1.0	1.0	740	$940	$1.27	45d	1	0.33mi
10222 S Gessner Rd Unit 10243 Houston, TX	1.0	1.0	740	$949	$1.28	12d	1	0.33mi
10222 S Gessner Rd Unit 10243 Houston, TX	1.0	1.0	740	$945	$1.28	16d	1	0.33mi
10222 S Gessner Rd Houston, TX	1.0	1.0	740	$940	$1.27	1d	1	0.33mi
10222 S Gessner Rd Houston, TX	2.0	2.0	1030	$1,239	$1.20	45d	1	0.33mi
8110 Creekbend Dr Unit 113 Houston, TX	2.0	2.0	915	$1,260	$1.38	26d	1	0.38mi
8110 Creekbend Dr Apt 628 Houston, TX	1.0	1.0	710	$920	$1.30	26d	1	0.38mi
8110 Creekbend Dr Apt 115 Houston, TX	2.0	1.0	850	$1,181	$1.39	26d	1	0.38mi
8110 Creekbend Dr Apt 305 Houston, TX	3.0	1.5	747	$1,007	$1.35	26d	1	0.38mi
8110 Creekbend Dr Apt 616 Houston, TX	1.0	1.0	710	$921	$1.30	45d	1	0.38mi
30 Gustine Ln Houston, TX	1.0	1.0	757	$775	$1.02	45d	1	0.46mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$1,004	$1.33	1d	27	0.47mi
8700 Gustine Ln Houston, TX	1.0–2.0	1.0–2.0	752	$1,035	$1.38	45d	20	0.47mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	20d	1	0.66mi
8207 W Bellfort Ave Houston, TX	2.0	2.0	982	$990	$1.01	45d	1	0.66mi
8201 W Bellfort Ave Unit 8275 Houston, TX	1.0	1.0	532	$749	$1.41	1d	1	0.73mi
8201 W Bellfort Ave Unit 8252 Houston, TX	1.0	1.0	532	$749	$1.41	14d	1	0.73mi
8201 W Bellfort Ave Unit 422 Houston, TX	2.0	2.0	848	$955	$1.13	9d	1	0.73mi
8201 W Bellfort Ave Unit 2162 Houston, TX	2.0	2.0	848	$955	$1.13	7d	1	0.73mi
8201 W Bellfort Ave Unit 8275 Houston, TX	1.0	1.0	532	$795	$1.49	16d	1	0.73mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-10
   statusdays on market $80,000 Pending 29 DOM
2. 2026-06-08
   days on market $80,000 Active 28 DOM
3. 2026-06-07
   days on market $80,000 Active 27 DOM
4. 2026-06-04
   days on market $80,000 Active 24 DOM
5. 2026-06-01
   days on market $80,000 Active 21 DOM
6. 2026-05-31
   days on market $80,000 Active 20 DOM
7. 2026-05-11
   listed $80,000 Active 573-char remark
8. 2026-05-11
   price $80,000 573-char remark
9. 2026-05-09
   historical $99,000 573-char remark
10. 2023-09-13
    historical
11. 2023-07-08
    status Active
12. 2023-07-01
    status Option Pending
13. 2023-06-02
    price $120,000
14. 2023-05-17
    listed $130,000 Active
15. 2022-11-11
    historical
16. 2022-10-28
    status Active
17. 2022-10-18
    historical
18. 2022-10-15
    listed $99,998 Active
19. 2022-07-13
    soldstatus
20. 2022-07-08
    soldstatus Sold
21. 2022-06-24
    status Pending
22. 2022-06-15
    price $87,500
23. 2022-06-09
    status Active
24. 2022-06-07
    status Option Pending
25. 2022-05-27
    price $92,500
26. 2022-05-09
    price $94,500
27. 2022-04-11
    listed $95,000 Active
28. 2020-07-05
    historical
29. 2020-07-05
    listed $1,000
30. 2018-03-23
    soldstatus
31. 1992-09-03
    soldstatus $15,000

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$8/yr (+$1/mo · 0.5%)

ⓘ 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 ≥110°F today · 23 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: $11,964
• − Mortgage interest: −$4,481
• − Property taxes: −$1,456
• − Insurance: −$400
• − Repairs & maintenance: −$957
• − Management: −$957
• − HOA: −$5,400
• − Depreciation: −$2,327
• Taxable loss: −$4,015
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $-1,876/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
• City population: 3,226,434
• Population (ZIP): 15,740

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 0.61)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 25% Black 20% White 14% Asian 7%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 42% · Canada, Jamaica, Vietnam
• Languages at home: 42% English-only · Spanish 48% Vietnamese 2% Other Indo-European 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: ▲ 0.38%
• Current HPI: 235.9144
• Rent YoY: —
• Metro: —
• 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

+433.3% since first listed

26 events — show timeline

• 2026-06-09 Pending — HARMLS
• 2026-05-11 Listed $80,000 HARMLS
• 2026-05-11 Price Changed $80,000 HARMLS
• 2026-05-09 Coming Soon $99,000 HARMLS
• 2023-09-13 Listing Removed — HARMLS
• 2023-07-08 Relisted — HARMLS
• 2023-07-01 Pending — HARMLS
• 2023-06-02 Price Changed $120,000 HARMLS
• 2023-05-17 Listed $130,000 HARMLS
• 2022-11-11 Listing Removed — HARMLS
• 2022-10-28 Relisted — HARMLS
• 2022-10-18 Listing Removed — HARMLS
• 2022-10-15 Listed $99,998 HARMLS
• 2022-07-13 Sold (Public Records) — Public Records
• 2022-07-08 Sold (MLS) — HARMLS
• 2022-06-24 Pending — HARMLS
• 2022-06-15 Price Changed $87,500 HARMLS
• 2022-06-09 Relisted — HARMLS
• 2022-06-07 Pending — HARMLS
• 2022-05-27 Price Changed $92,500 HARMLS
• 2022-05-09 Price Changed $94,500 HARMLS
• 2022-04-11 Listed $95,000 HARMLS
• 2020-07-05 Listed $1,000 HARMLS
• 2020-07-05 Listing Removed — HARMLS
• 2018-03-23 Sold (Public Records) — Public Records
• 1992-09-03 Sold (Public Records) $15,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,456 · -2.0% YoY. Source: county tax records.