7750 Water Park Ln · Houston, TX 77086

$215,000

4 bd · 2.0 ba · 1,209 sqft · SingleFamily public records · 30 Days on market

Built 1972 8,250 sqft lot Est $209k · at est. $31/mo HOA · 2% 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).

• Cash flow +10.6/30.0
• ARV discount +6.2/15.0
• Appreciation +5.8/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks

Charming single-story home on a quiet cul-de-sac lot featuring 4 bedrooms, 2 full baths, a 2-car attached garage, all tile flooring, and a new roof (Dec 2025)! Water heater less than 2 years old and still under warranty. Inside, you'll find neutral paint throughout, living room upon entry, an eat-in kitchen with Quartz countertops, and primary bedroom suite with a walk-in closet and ceiling fan. Enjoy outdoor entertaining under the covered back patio and also a large backyard! This home is located just around the corner from the neighborhood amenities with easy access to Hwy 249 and Beltway 8!

Key facts

• Quartz countertops
• Quiet cul-de-sac lot
• Walk-in closet

Tags

• QUIET CUL-DE-SAC LOT
• NEW ROOF
• EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• WALK-IN CLOSET
• COVERED BACK PATIO

Property features AI

Finance

• HOA & community: Association fee $369 annually (Willowood HOA / Chaparral Mgmt) — includes recreation facilities; Community pool

Exterior

• Parking: Attached 2-car garage; Driveway parking
• Security: Smoke detectors installed
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1972; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Covered patio; Deck; Patio; Private yard; Fenced backyard; Located in a cul-de-sac; Subdivision setting

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Primary bedroom (first floor) — approx. 14 x 12; Bedroom (first floor) — approx. 12 x 9; Bedroom (first floor) — approx. 11 x 9; Bedroom (first floor) — approx. 10 x 9
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air (electric); Thermostat (energy efficient)
• Interior features: Quartz countertops; Tub with shower; Window treatments / coverings; Ceiling fans; Kitchen/dining combo; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (11.9% below list).
• Recommended offer: $189k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Epps Island El (math 28% / reading 34%, grade F, #2,429 of 4,322 statewide, top 57%, 541 students, 85% FRL); Klein Int (math 22% / reading 30%, grade F, #1,222 of 1,662 statewide, top 74%, 1,062 students, 86% FRL); Klein H S (math 58% / reading 67%, grade B-, #234 of 1,632 statewide, top 14%, 3,352 students, 45% FRL) — zoned schools average 72% FRL vs 37% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.2%/yr); 79 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 39% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (1.6% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• 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 $189,435 (11.9% 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. Built in 1972 — 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. 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 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: 0.88% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $209,157
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7810 Willow Mint Ln	0.20mi	4/2.0	1,209 (0%)	1mo	$224,000	$185	90
9711 Shady Tree Ln	0.17mi	4/2.0	1,209 (0%)	11mo	$209,990	$174	83
9607 Rumbling Wood Ln	0.29mi	3/2.0 (-1)	1,177 (-3%)	3mo	$245,000	$208	74
9710 Wind Flower Ln	0.15mi	4/2.0	1,386 (+15%)	1mo	$225,000	$162	68
7711 Water Park Ln	0.09mi	3/2.0 (-1)	1,312 (+8%)	14mo	$219,000	$167	65
7807 Willow Mint Ln	0.18mi	3/2.0 (-1)	1,322 (+9%)	8mo	$229,000	$173	65
7750 Willow Mint Ln	0.16mi	3/2.0 (-1)	1,294 (+7%)	15mo	$211,000	$163	63
9627 Crooked Wood Ln	0.22mi	3/2.0 (-1)	1,308 (+8%)	11mo	$218,900	$167	62
9611 Camrose Ct	0.38mi	3/2.0 (-1)	1,233 (+2%)	15mo	$169,999	$138	61
7810 Bunker Wood Ln	0.33mi	3/2.0 (-1)	1,310 (+8%)	11mo	$219,500	$168	57
9402 Golden Wood Lane Ln	0.28mi	3/2.0 (-1)	1,313 (+9%)	13mo	$235,000	$179	57
9411 Sutter Park Ln	0.59mi	3/2.0 (-1)	1,373 (+14%)	8mo	$240,000	$175	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.6% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,781
• Equity at exit: $80,175

10-year hold

• IRR: 2.3%
• Equity multiple: 1.29×
• Total profit: $17,166
• Equity at exit: $111,999

Cash invested: $60,200 (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 77086

• Home prices YoY: 0.6%
• Rents YoY: -1.2%
• Active inventory: 79
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$354 /mo · $4,248/yr
• Insurance: −$90
• HOA: −$31
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-106

Break-even live

Break-even rent $2,028

Max offer price $196,359

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-45	+0% $-106	+5% $-166	+10% $-227
Rent	-10% $-255	-5% $-180	+0% $-106	+5% $-31	+10% $44
Rate	-1.0pp $3	-0.5pp $-51	base $-106	+0.5pp $-161	+1.0pp $-218

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7750 Water Park Ln Houston, TX	4.0	2.0	1209	$1,900	$1.57	45d	1	0.02mi
12752 N Houston Rosslyn Rd Houston, TX	1.0–3.0	1.0–2.0	922	$1,963	$2.13	0d	13	0.78mi
9410 Fairbanks North Houston Rd Houston, TX	3.0	2.0	1331	$1,733	$1.30	7d	1	1.11mi
9410 Fairbanks North Houston Rd Houston, TX	3.0	2.0	1331	$1,733	$1.30	3d	1	1.11mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-21
   days on market $215,000 Active 30 DOM
2. 2026-06-18
   days on market $215,000 Active 27 DOM
3. 2026-06-17
   days on market $215,000 Active 26 DOM
4. 2026-06-16
   days on market $215,000 Active 25 DOM
5. 2026-06-15
   remarks 600-char remark
6. 2026-06-15
   days on market $215,000 Active 24 DOM
7. 2026-06-13
   days on market $215,000 Active 22 DOM
8. 2026-06-09
   days on market $215,000 Active 18 DOM
9. 2026-06-08
   days on market $215,000 Active 17 DOM
10. 2026-06-07
    days on market $215,000 Active 16 DOM
11. 2026-06-04
    statusdays on market $215,000 Active 13 DOM
12. 2026-06-03
    days on market $215,000 Pending 12 DOM
13. 2026-06-02
    days on market $215,000 Pending 11 DOM
14. 2026-06-02
    status $215,000 Pending 10 DOM
15. 2026-06-01
    days on market $215,000 Active 10 DOM
16. 2026-05-31
    days on market $215,000 Active 9 DOM
17. 2026-05-22
    listed $215,000 Active
18. 2026-04-07
    listed $1,900
19. 2022-03-17
    soldstatus
20. 2016-02-08
    historical
21. 2016-02-08
    listed $1,200
22. 1997-06-23
    soldstatus
23. 1997-06-09
    soldstatus

ⓘ 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: $4,248 · $354/mo
• Projected year-2 tax: $4,248 · $354/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 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 · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,732
• − Mortgage interest: −$12,043
• − Property taxes: −$4,248
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$372
• − Depreciation: −$6,255
• Taxable loss: −$4,898
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $-91/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 28,653
• Household income: $58,200
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1323.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 26% Black 19% Asian 9% White 7%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Slovak 1%
• Foreign-born: 34% · Canada, Vietnam
• Languages at home: 38% English-only · Spanish 54% Vietnamese 6% Other Asian/Pacific 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: ▲ 1.60%
• Current HPI: 281.0065
• Rent YoY: ▼ -1.19%
• 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

+17816.7% since first listed

7 events — show timeline

• 2026-05-22 Listed $215,000 HARMLS
• 2026-04-07 Listed for Rent $1,900 REDFIN
• 2022-03-17 Sold (Public Records) — Public Records
• 2016-02-08 Listing Removed — HARMLS
• 2016-02-08 Listed $1,200 HARMLS
• 1997-06-23 Sold (Public Records) — Public Records
• 1997-06-09 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,248 · -1.9% YoY. Source: county tax records.