7607 Brookleaf Dr · Houston, TX 77041

$130,000

2 bd · 1.0 ba · 1,027 sqft · SingleFamily public records · 75 Days on market

Built 1981 4,948 sqft lot Est $187k · 30% under $33/mo HOA · 2% of rent ↓ 35% 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 +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Key facts

• One story home
• Convenient access
• Jersey village area

Tags

• ONE STORY HOME
• JERSEY VILLAGE AREA
• QUIET NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $68 ($821/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: crime F.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hairgrove El (math 52% / reading 53%, grade C-, #720 of 4,322 statewide, top 17%, 769 students, 88% FRL); Labay Middle (math 46% / reading 47%, grade D+, #443 of 1,662 statewide, top 28%, 1,199 students, 70% FRL); Cypress Falls H S (math 52% / reading 60%, grade C, #361 of 1,632 statewide, top 22%, 2,865 students, 66% FRL) — zoned schools average 75% FRL vs 43% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 171 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 (-1.5%/yr); year-one equity from $899 of loan paydown is wiped out by about $2k 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 75 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.19% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $186,914
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7607 Brookleaf Dr	0.00mi	2/1.0	1,027 (0%)	0mo	$130,000	$127	100
13214 Pebblewalk Cir S	0.04mi	2/1.0	1,017 (-1%)	21mo	$185,000	$182	79
13143 Pebblewalk Cir S	0.15mi	3/2.0 (+1)	1,085 (+6%)	4mo	$149,900	$138	71
7507 Lemma Dr	0.12mi	3/2.0 (+1)	1,099 (+7%)	11mo	$220,000	$200	65
7534 Shaddock Dr	0.20mi	3/2.0 (+1)	1,125 (+10%)	3mo	$230,000	$204	63
7623 Pepperbrook Dr	0.14mi	3/2.0 (+1)	1,072 (+4%)	20mo	$210,000	$196	61
13143 Pebblewalk Cir N	0.09mi	3/2.0 (+1)	1,133 (+10%)	13mo	$210,000	$185	58
7614 Wovenwood Ln	0.51mi	2/1.5	1,071 (+4%)	12mo	$179,999	$168	57
7603 Pepperbrook Dr	0.13mi	3/2.0 (+1)	1,105 (+8%)	21mo	$205,990	$186	55
7510 Shaddock Dr	0.22mi	3/2.0 (+1)	1,125 (+10%)	16mo	$205,000	$182	52
13807 Smokey Trail Dr	0.59mi	3/2.0 (+1)	1,096 (+7%)	16mo	$189,900	$173	38
7407 Wovenwood Lane Ln	0.58mi	2/2.0	1,160 (+13%)	12mo	$169,999	$147	38

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

Projected returns pro-forma

-1.47% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.67×
• Total profit: $-12,143
• Equity at exit: $28,475

10-year hold

• IRR: -4.5%
• Equity multiple: 0.65×
• Total profit: $-12,562
• Equity at exit: $27,491

Cash invested: $36,400 (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 77041

• Home prices YoY: -0.6%
• Rents YoY: 0.2%
• Active inventory: 171
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$682
• Tax from tax record: −$384 /mo · $4,604/yr
• Insurance: −$54
• HOA: −$33
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $68

Break-even live

Break-even rent $1,459

Max offer price $130,000

Occupancy floor 91%

Sensitivity live

Price	-10% $142	-5% $105	+0% $68	+5% $32	+10% $-5
Rent	-10% $-54	-5% $7	+0% $68	+5% $129	+10% $191
Rate	-1.0pp $134	-0.5pp $102	base $68	+0.5pp $35	+1.0pp $0

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13200 Firebrick Dr Houston, TX	2.0	2.0	1131	$1,708	$1.51	25d	1	0.26mi
13339 West Rd Houston, TX	2.0	2.0	1327	$1,500	$1.13	44d	1	0.63mi
13333 West Rd Unit 2162 Houston, TX	2.0	2.0	995	$1,415	$1.42	6d	1	0.66mi
13333 West Rd Unit 525 Houston, TX	3.0	2.0	1337	$1,919	$1.44	0d	1	0.66mi
13333 West Rd Unit 422 Houston, TX	2.0	2.0	995	$1,415	$1.42	8d	1	0.66mi
13333 West Rd Unit 13390 Houston, TX	2.0	2.0	995	$1,500	$1.51	44d	1	0.66mi
13333 West Rd Unit 13354 Houston, TX	1.0	1.0	809	$1,319	$1.63	13d	1	0.66mi
13333 West Rd Unit 3174 Houston, TX	3.0	2.0	1337	$1,913	$1.43	11d	1	0.66mi
13333 West Rd Unit 13370 Houston, TX	2.0	2.0	995	$1,439	$1.45	11d	1	0.66mi
13333 West Rd Unit 13366 Houston, TX	3.0	2.0	1337	$1,934	$1.45	44d	1	0.66mi
13333 West Rd Unit 2165 Houston, TX	2.0	2.0	995	$1,407	$1.41	3d	1	0.66mi
13333 West Rd Houston, TX	2.0	2.0	1131	$1,708	$1.51	44d	1	0.70mi
13333 West Rd Houston, TX	1.0	1.0	809	$1,284	$1.59	16d	1	0.70mi
13333 West Rd Houston, TX	2.0	2.0	1131	$1,708	$1.51	13d	1	0.70mi
13333 West Rd Unit 3047 Houston, TX	3.0	2.0	1337	$1,924	$1.44	11d	1	0.72mi
13330 West Rd Houston, TX	1.0–3.0	1.0–2.0	1021	$1,472	$1.44	0d	39	0.74mi
8523 Jackrabbit Rd Houston, TX	1.0	1.0	890	$1,280	$1.44	25d	1	0.99mi
14811 West Rd Houston, TX	2.0	2.0	943	$1,455	$1.54	44d	1	1.12mi
14811 West Rd Houston, TX	2.0	2.0	943	$1,455	$1.54	25d	1	1.12mi
14811 West Rd Unit 324 Houston, TX	1.0	1.0	730	$1,393	$1.91	8d	1	1.13mi
14811 West Rd Unit 424 Houston, TX	2.0	2.0	1081	$1,658	$1.53	6d	1	1.13mi
14811 West Rd Unit 14838 Houston, TX	2.0	2.0	943	$1,599	$1.70	13d	1	1.13mi
14811 West Rd Unit 325 Houston, TX	1.0	1.0	730	$1,428	$1.96	0d	1	1.13mi
14811 West Rd Unit 425 Houston, TX	2.0	2.0	1081	$1,688	$1.56	0d	1	1.13mi
14811 West Rd Unit 14826 Houston, TX	1.0	1.0	730	$1,428	$1.96	13d	1	1.13mi
14811 West Rd Unit 14834 Houston, TX	2.0	2.0	1081	$1,682	$1.56	11d	1	1.13mi
14811 West Rd Unit 14848 Houston, TX	2.0	2.0	1187	$1,809	$1.52	44d	1	1.13mi
14811 West Rd Unit 14832 Houston, TX	1.0	1.0	730	$1,423	$1.95	44d	1	1.13mi
14811 West Rd Unit 422 Houston, TX	2.0	2.0	1081	$1,658	$1.53	8d	1	1.13mi
14811 West Rd Unit 14826 Houston, TX	1.0	1.0	730	$1,432	$1.96	11d	1	1.13mi
13112 Emmett Rd Houston, TX	1.0	1.0	752	$1,009	$1.34	12d	1	1.19mi
8261 Sunbury Ln Houston, TX	2.0	2.0	900	$1,322	$1.47	44d	1	1.23mi
9868 N Eldridge Pkwy Jersey Village, TX	1.0	1.0	750	$1,179	$1.57	25d	1	1.24mi
8200 Sunbury Ln Houston, TX	2.0	2.0	800	$1,164	$1.46	44d	1	1.25mi
10006 N Eldridge Pkwy Jersey Village, TX	2.0	2.0	1248	$1,597	$1.28	44d	1	1.26mi
8255 Sunbury Ln Apt 424 Houston, TX	2.0	2.0	900	$1,051	$1.17	17d	1	1.34mi
8255 Sunbury Ln Unit 8288 Houston, TX	3.0	2.0	1185	$1,561	$1.32	17d	1	1.34mi
18 Easton Commons Dr Houston, TX	2.0	1.0	800	$1,123	$1.40	18d	1	1.34mi
8255 Sunbury Ln Houston, TX	1.0	1.0	781	$985	$1.26	44d	1	1.40mi
8255 Sunbury Ln Houston, TX	1.0–3.0	1.0–2.0	892	$1,304	$1.46	0d	27	1.40mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 15 events

1. 2026-06-13
   statusdays on market $130,000 Pending 75 DOM
2. 2026-06-09
   days on market $130,000 Active 74 DOM
3. 2026-06-08
   days on market $130,000 Active 73 DOM
4. 2026-06-07
   statusdays on market $130,000 Active 72 DOM
5. 2026-05-07
   status Pending
6. 2026-04-25
   status Pending
7. 2026-04-23
   price $130,000
8. 2026-04-18
   price $150,000
9. 2026-04-03
   price $160,000
10. 2026-03-22
    price $169,000
11. 2026-03-12
    price $170,000
12. 2026-02-26
    status Active
13. 2026-01-26
    historical
14. 2026-01-25
    listed $200,000 Active
15. 1999-02-03
    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: $4,604 · $384/mo
• Projected year-2 tax: $4,604 · $384/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,547
• − Mortgage interest: −$7,282
• − Property taxes: −$4,604
• − Insurance: −$650
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − HOA: −$396
• − Depreciation: −$3,782
• Taxable loss: −$1,134
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,094/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 33,349
• Household income: $77,083
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 537.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 25% White 23% Asian 16% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 36% Cuban 2% Salvadoran 1%
• Common ancestry: Italian 1% Portuguese 1% Romanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 39% Vietnamese 8% Other Indo-European 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: ▼ -1.47%
• Current HPI: 241.5096
• Rent YoY: ▲ 0.25%
• 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

-35.0% since first listed

11 events — show timeline

• 2026-05-07 Pending — HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-04-23 Price Changed $130,000 HARMLS
• 2026-04-18 Price Changed $150,000 HARMLS
• 2026-04-03 Price Changed $160,000 HARMLS
• 2026-03-22 Price Changed $169,000 HARMLS
• 2026-03-12 Price Changed $170,000 HARMLS
• 2026-02-26 Relisted — HARMLS
• 2026-01-26 Listing Removed — HARMLS
• 2026-01-25 Listed $200,000 HARMLS
• 1999-02-03 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,604 · +9.9% YoY. Source: county tax records.