10075 Westpark Dr #42 · Houston, TX 77042

$60,000

1 bd · 1.0 ba · 780 sqft · Condo public records · 26 Days on market

Built 1978 $77/sqft · 20% below area Est $75k · 20% under $310/mo HOA · 30% of rent

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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 +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home or next Investment) in a gated Westpark community! This meticulously maintained first-floor retreat offers the perfect blend of security, comfort, and unbeatable accessibility. True Convenience: Skip the laundromat! This unit comes fully equipped with its own in-unit washer and dryer. Move right into a clean, well-cared-for space, or bring your Pinterest board to life with modern cosmetic updates. Being on the first floor means no stairs to climb with groceries—just walk right in. Seconds away from Westpark Tollway and US-59. Whether you’re heading to the Galleria for world-class shopping or over to Sugar Land for dinner, you are perfectly centered. Enjo

Key facts

• Gated community
• First floor
• $310 HOA

Tags

• GATED COMMUNITY
• IN-UNIT WASHER AND DRYER
• FIRST FLOOR
• RESERVED PARKING SPOT

Property features AI

Finance

• Other: Lot area recorded (square feet)
• Financial info: Lease considered
• HOA & community: Sunstream Villas HOA; Monthly association fee of $310; Association fee covers common areas, grounds maintenance, structure maintenance, sewer, and water

Exterior

• Security: Controlled access; Gated community
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Entry level on first floor
• Construction: Built in 1978; Stucco construction; Composition roof; Slab foundation
• Exterior features: Association pool; Community pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the first floor (21x11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; 4 total rooms
• Laundry & utility: Laundry in utility room; Washer; Dryer; Utility room on the first floor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $25 ($298/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: O'Donnell Middle (math 32% / reading 33%, grade F, #947 of 1,662 statewide, top 58%, 1,230 students, 89% FRL).
• Market conditions: Rents soft (-2.3%/yr); 243 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); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 26 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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

• Watch-outs: property tax is 3.0% of price; HOA is 30% 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 1.74% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 4.8

CMA / ARV

• ARV (median comp): $75,338
• List price: $60,000
• Delta: -20.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.35×
• Total profit: $-10,947
• Equity at exit: $8,946

10-year hold

• IRR: -36.6%
• Equity multiple: -0.09×
• Total profit: $-18,286
• Equity at exit: $5,188

Cash invested: $16,800 (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 77042

• Rents YoY: -2.3%
• Active inventory: 243
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,043 high
• Mortgage (P&I): −$315
• Tax from tax record: −$149 /mo · $1,794/yr
• Insurance: −$25
• HOA: −$310
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $25

Break-even live

Break-even rent $1,012

Max offer price $60,000

Occupancy floor 93%

Sensitivity live

Price	-10% $59	-5% $42	+0% $25	+5% $8	+10% $-9
Rent	-10% $-58	-5% $-16	+0% $25	+5% $66	+10% $107
Rate	-1.0pp $55	-0.5pp $40	base $25	+0.5pp $9	+1.0pp $-7

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10070 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	720	$785	$1.09	2d	18	0.12mi
10051 Westpark Dr #263 Houston, TX	1.0	1.0	680	$950	$1.40	44d	1	0.14mi
3750 Thistlemont Dr Houston, TX	2.0	2.0	1080	$1,400	$1.30	44d	1	0.16mi
3729 Thistlemont Dr Houston, TX	1.0	1.0	872	$1,053	$1.21	8d	1	0.17mi
10100 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	891	$729	$0.82	17d	21	0.19mi
3900 Woodchase Dr Houston, TX	1.0	1.0	612	$1,200	$1.96	13d	2	0.21mi
10010 Westpark Dr Unit 1104 Houston, TX	1.0	1.0	710	$1,069	$1.51	25d	1	0.21mi
3406 Woodchase Dr Houston, TX	1.0	1.0	704	$864	$1.23	44d	1	0.33mi
9707 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	1000	$1,250	$1.25	44d	4	0.36mi
3400 Woodchase Dr Houston, TX	1.0–2.0	1.0–2.0	797	$699	$0.88	2d	28	0.39mi
3777 S Gessner Rd Unit 0315** WD Houston, TX	2.0	1.0	876	$1,240	$1.42	44d	1	0.39mi
3777 S Gessner Rd Unit 1108 Houston, TX	1.0	1.0	670	$920	$1.37	44d	1	0.39mi
3777 S Gessner Rd Unit 1801 WD Houston, TX	2.0	1.0	876	$1,140	$1.30	44d	1	0.39mi
3777 S Gessner Rd Unit 1811 WD Houston, TX	2.0	1.0	876	$1,140	$1.30	8d	1	0.39mi
3777 S Gessner Rd Unit 1213 Houston, TX	1.0	1.0	576	$820	$1.42	44d	1	0.39mi
9850 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	898	$1,239	$1.38	6d	9	0.46mi
9940 Richmond Ave Unit 1047 Houston, TX	1.0	1.0	753	$1,072	$1.42	11d	1	0.51mi
9940 Richmond Ave Unit 2047 Houston, TX	2.0	2.0	1012	$1,360	$1.34	11d	1	0.51mi
9940 Richmond Ave Unit 1165 Houston, TX	1.0	1.0	753	$1,029	$1.37	3d	1	0.51mi
9940 Richmond Ave Houston, TX	1.0	1.0	733	$925	$1.26	16d	1	0.51mi
9946 Richmond Ave Houston, TX	1.0	1.0	753	$1,100	$1.46	44d	1	0.51mi
5909 Ranchester Dr Unit 1165 Houston, TX	1.0	1.0	610	$833	$1.37	3d	1	0.54mi
5909 Ranchester Dr Unit 2162 Houston, TX	2.0	2.0	767	$912	$1.19	8d	1	0.54mi
5909 Ranchester Dr Unit 1162 Houston, TX	1.0	1.0	610	$836	$1.37	8d	1	0.54mi
5909 Ranchester Dr Unit 5930 Houston, TX	1.0	1.0	610	$875	$1.43	11d	1	0.54mi
5909 Ranchester Dr Unit 5960 Houston, TX	1.0	1.0	563	$708	$1.26	16d	1	0.54mi
5909 Ranchester Dr Unit 2165 Houston, TX	2.0	2.0	767	$904	$1.18	3d	1	0.54mi
9940 Richmond Ave Unit 2162 Houston, TX	2.0	2.0	1012	$1,325	$1.31	6d	1	0.55mi
9940 Richmond Ave Unit 324 Houston, TX	1.0	1.0	753	$1,032	$1.37	8d	1	0.55mi
9940 Richmond Ave Unit 2148 Houston, TX	2.0	2.0	1012	$1,317	$1.30	3d	1	0.55mi
9940 Richmond Ave Unit 9961 Houston, TX	1.0	1.0	753	$1,071	$1.42	11d	1	0.55mi
9940 Richmond Ave Unit 424 Houston, TX	2.0	2.0	1012	$1,325	$1.31	8d	1	0.55mi
9940 Richmond Ave Unit 1162 Houston, TX	1.0	1.0	753	$1,032	$1.37	6d	1	0.55mi
9940 Richmond Ave Unit 9991 Houston, TX	1.0	1.0	733	$945	$1.29	44d	1	0.55mi
9940 Richmond Ave Unit 9997 Houston, TX	2.0	2.0	1012	$1,349	$1.33	11d	1	0.55mi
3230 S Gessner Rd Houston, TX	1.0–2.0	1.0	710	$759	$1.07	25d	9	0.56mi
5915 Ranchester Dr Houston, TX	1.0	1.0	563	$841	$1.49	44d	1	0.57mi
3799 Westcenter Dr Houston, TX	2.0	2.0	1105	$1,555	$1.41	25d	1	0.60mi
8707 Town Park Dr Unit 3282 Houston, TX	2.0	2.0	975	$1,070	$1.10	17d	1	0.64mi
8707 Town Park Dr Unit 3282 Houston, TX	2.0	2.0	975	$1,070	$1.10	44d	1	0.64mi

HOA detail condo

• Monthly dues: $310 · $3,720/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $60,000 Active 26 DOM
2. 2026-06-17
   days on market $60,000 Active 25 DOM
3. 2026-06-16
   days on market $60,000 Active 24 DOM
4. 2026-06-15
   days on market $60,000 Active 23 DOM
5. 2026-06-13
   days on market $60,000 Active 21 DOM
6. 2026-06-09
   days on market $60,000 Active 17 DOM
7. 2026-06-08
   days on market $60,000 Active 16 DOM
8. 2026-06-07
   days on market $60,000 Active 15 DOM
9. 2026-06-04
   days on market $60,000 Active 12 DOM
10. 2026-06-03
    days on market $60,000 Active 11 DOM
11. 2026-06-02
    days on market $60,000 Active 10 DOM
12. 2026-06-01
    days on market $60,000 Active 9 DOM
13. 2026-05-31
    days on market $60,000 Active 8 DOM
14. 2026-04-29
    price $60,000 970-char remark
15. 2026-04-11
    price $65,000 970-char remark
16. 2026-04-02
    listed $67,000 Active 970-char remark
17. 2026-04-01
    historical
18. 2026-02-26
    listed $1,000
19. 2026-02-25
    price $67,000
20. 2026-01-13
    price $68,000
21. 2025-10-30
    listed $70,000 Active
22. 2025-03-28
    soldstatus
23. 2002-04-23
    soldstatus
24. 1988-01-02
    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: $1,794 · $149/mo
• Projected year-2 tax: $1,794 · $149/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 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: $12,516
• − Mortgage interest: −$3,361
• − Property taxes: −$1,794
• − Insurance: −$300
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − HOA: −$3,720
• − Depreciation: −$1,745
• Taxable loss: −$407
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $395/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 38,721
• Household income: $59,097
• Rent vs Own: 73.7% rent · 26.3% own
• Severe rent burden: 3994.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 36% White 31% Black 24% Two or more races 18% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 14% Cuban 4%
• Common ancestry: Romanian 1% Serbian 1% Italian 1%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 55% English-only · Spanish 31% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -234.36%
• Current HPI: 215.9671
• Rent YoY: ▼ -2.30%
• 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

-98.6% since first listed

16 events — show timeline

• 2026-06-01 Rental Removed $1,000 HARMLS
• 2026-05-29 Relisted — HARMLS
• 2026-05-29 Pending — HARMLS
• 2026-05-23 Listed $60,000 HARMLS
• 2026-05-22 Listing Removed — HARMLS
• 2026-04-29 Price Changed $60,000 HARMLS
• 2026-04-11 Price Changed $65,000 HARMLS
• 2026-04-02 Listed $67,000 HARMLS
• 2026-04-01 Listing Removed — HARMLS
• 2026-02-26 Listed for Rent $1,000 HARMLS
• 2026-02-25 Price Changed $67,000 HARMLS
• 2026-01-13 Price Changed $68,000 HARMLS
• 2025-10-30 Listed $70,000 HARMLS
• 2025-03-28 Sold (Public Records) — Public Records
• 2002-04-23 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,794 · +4.1% YoY. Source: county tax records.