7510 Bubbling Spring Ln · Houston, TX 77086

$218,000

4 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 130 Days on market

Built 1976 6,359 sqft lot $147/sqft · at area comps Est $222k · at est. $30/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 +8.9/30.0
• ARV discount +8.2/15.0
• Appreciation +5.8/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0

Listing remarks MLS

Welcome to 7510 Bubbling Springs, a charming 4-bedroom, 2-bath home offering a spacious open layout perfect for everyday living and entertaining. The home features a bright and inviting living area that flows seamlessly into the dining and kitchen spaces, creating a true heart of the house. All four bedrooms are generously sized, providing comfort and flexibility for family, guests, or a home office. The property is currently tenant-occupied on a month-to-month lease, giving investors immediate income potential or allowing buyers the flexibility to make it their own. With its functional design, versatile layout, and excellent potential, this property is a great opportunity for both homeowners and investors alike. The property has never flooded.

Key facts

• Functional design
• Versatile layout
• Bright living area

Tags

• OPEN LAYOUT
• BRIGHT LIVING AREA
• DINING AND KITCHEN SPACES
• IMMEDIATE INCOME POTENTIAL
• FUNCTIONAL DESIGN
• VERSATILE LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (13.6% below list).
• Recommended offer: $187k (14.3% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($2k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $186,726 (14.3% 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. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 9.6

CMA / ARV

• ARV (median comp): $221,576
• List price: $218,000
• Delta: -1.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7646 Winkle Wood Ln	0.28mi	3/2.0 (-1)	1,488 (0%)	5mo	$199,900	$134	78
7671 Bubbling Spring Ln	0.36mi	3/2.0 (-1)	1,488 (0%)	6mo	$212,000	$142	73
9411 Sutter Park Ln	0.21mi	3/2.0 (-1)	1,373 (-8%)	8mo	$240,000	$175	66
9710 Wind Flower Ln	0.48mi	4/2.0	1,386 (-7%)	1mo	$225,000	$162	66
7831 Martin Wood Ln	0.64mi	3/2.0 (-1)	1,498 (+1%)	0mo	$229,000	$153	64
7718 Woodnettle Ln	0.59mi	3/2.0 (-1)	1,464 (-2%)	2mo	$239,000	$163	64
7602 Smiling Wood Ln	0.16mi	3/2.0 (-1)	1,666 (+12%)	6mo	$262,000	$157	62
7602 Silent Wood Ln	0.24mi	3/2.0 (-1)	1,653 (+11%)	6mo	$229,000	$139	60
9707 Whitepost Ln	0.52mi	3/2.0 (-1)	1,609 (+8%)	1mo	$210,000	$131	56
9527 Willow Wood Ln	0.40mi	3/2.0 (-1)	1,655 (+11%)	3mo	$235,000	$142	56
7510 Gold Dust Ln	0.71mi	3/2.0 (-1)	1,346 (-10%)	5mo	$249,900	$186	42
7807 Willow Mint Ln	0.70mi	3/2.0 (-1)	1,322 (-11%)	8mo	$229,000	$173	37

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: -1.9%
• Equity multiple: 0.90×
• Total profit: $-6,133
• Equity at exit: $81,294

10-year hold

• IRR: 1.1%
• Equity multiple: 1.14×
• Total profit: $8,414
• Equity at exit: $113,562

Cash invested: $61,040 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$401 /mo · $4,812/yr
• Insurance: −$91
• HOA: −$30
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-177

Break-even live

Break-even rent $2,108

Max offer price $186,726

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-115	+0% $-177	+5% $-239	+10% $-300
Rent	-10% $-326	-5% $-251	+0% $-177	+5% $-103	+10% $-28
Rate	-1.0pp $-67	-0.5pp $-122	base $-177	+0.5pp $-234	+1.0pp $-291

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9526 Golden Wood Ln Houston, TX	3.0	2.0	1687	$1,850	$1.10	45d	1	0.45mi
12752 N Houston Rosslyn Rd Houston, TX	1.0–3.0	1.0–2.0	922	$1,963	$2.13	0d	13	0.47mi
7750 Water Park Ln Houston, TX	4.0	2.0	1209	$1,900	$1.57	45d	1	0.55mi
12626 Atwood Grove Ln Houston, TX	3.0	2.0	1672	$1,900	$1.14	45d	1	0.71mi
9410 Fairbanks North Houston Rd Houston, TX	3.0	2.0	1331	$1,733	$1.30	7d	1	1.34mi
9410 Fairbanks North Houston Rd Houston, TX	3.0	2.0	1331	$1,733	$1.30	3d	1	1.34mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 23 events

1. 2026-06-21
   days on market $218,000 Active 130 DOM
2. 2026-06-18
   days on market $218,000 Active 127 DOM
3. 2026-06-17
   days on market $218,000 Active 126 DOM
4. 2026-06-16
   days on market $218,000 Active 125 DOM
5. 2026-06-15
   days on market $218,000 Active 124 DOM
6. 2026-06-13
   days on market $218,000 Active 122 DOM
7. 2026-06-09
   days on market $218,000 Active 118 DOM
8. 2026-06-08
   days on market $218,000 Active 117 DOM
9. 2026-06-07
   days on market $218,000 Active 116 DOM
10. 2026-06-04
    days on market $218,000 Active 113 DOM
11. 2026-06-03
    days on market $218,000 Active 112 DOM
12. 2026-06-02
    days on market $218,000 Active 111 DOM
13. 2026-06-01
    days on market $218,000 Active 110 DOM
14. 2026-05-31
    days on market $218,000 Active 109 DOM
15. 2026-02-11
    listed $218,000 Active 754-char remark

    Show marketing remark (754 chars)

    Welcome to 7510 Bubbling Springs, a charming 4-bedroom, 2-bath home offering a spacious open layout perfect for everyday living and entertaining. The home features a bright and inviting living area that flows seamlessly into the dining and kitchen spaces, creating a true heart of the house. All four bedrooms are generously sized, providing comfort and flexibility for family, guests, or a home office. The property is currently tenant-occupied on a month-to-month lease, giving investors immediate income potential or allowing buyers the flexibility to make it their own. With its functional design, versatile layout, and excellent potential, this property is a great opportunity for both homeowners and investors alike. The property has never flooded.

16. 2026-02-11
    historical

    Show marketing remark (754 chars)

    Welcome to 7510 Bubbling Springs, a charming 4-bedroom, 2-bath home offering a spacious open layout perfect for everyday living and entertaining. The home features a bright and inviting living area that flows seamlessly into the dining and kitchen spaces, creating a true heart of the house. All four bedrooms are generously sized, providing comfort and flexibility for family, guests, or a home office. The property is currently tenant-occupied on a month-to-month lease, giving investors immediate income potential or allowing buyers the flexibility to make it their own. With its functional design, versatile layout, and excellent potential, this property is a great opportunity for both homeowners and investors alike. The property has never flooded.

17. 2025-08-27
    listed $218,000 Active
18. 2025-01-06
    historical
19. 2024-11-19
    price $214,500
20. 2024-11-07
    price $209,900
21. 2024-08-26
    price $215,900
22. 2024-08-08
    listed $219,900 Active
23. 1994-04-13
    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: $4,812 · $401/mo
• Projected year-2 tax: $4,812 · $401/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 4/10 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 8/10 Severe 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: $22,602
• − Mortgage interest: −$12,211
• − Property taxes: −$4,812
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − HOA: −$360
• − Depreciation: −$6,342
• Taxable loss: −$5,829
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $-725/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

-0.9% since first listed

9 events — show timeline

• 2026-02-11 Listing Removed — HARMLS
• 2026-02-11 Listed $218,000 HARMLS
• 2025-08-27 Listed $218,000 HARMLS
• 2025-01-06 Listing Removed — HARMLS
• 2024-11-19 Price Changed $214,500 HARMLS
• 2024-11-07 Price Changed $209,900 HARMLS
• 2024-08-26 Price Changed $215,900 HARMLS
• 2024-08-08 Listed $219,900 HARMLS
• 1994-04-13 Sold (Public Records) — Public Records

Property tax history

+10.9%/yr

Latest (2025): $4,812 · +11.4% YoY. Source: county tax records.