10049 Westpark Dr #123 · Houston, TX 77042

$75,000

1 bd · 1.0 ba · 676 sqft · Condo public records · 61 Days on market

Built 1978 $111/sqft · 13% below area Est $86k · 13% under $285/mo HOA · 31% 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 +13.1/15.0
• 1% rule +7.4/10.0
• Cash flow +7.1/30.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +1.9/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely downstairs 1-bedroom and 1-bathroom unit is located in the fabulous Idlewood community. Gated with onsite manned security. 3 pools, 2 tennis courts, BBQ pits, and a club house. Good quality tile and brand-new carpet, fresh paint, private patio, spacious living-room, and walk-in closet. Granite countertop and beautiful kitchen backsplash. Stainless steel appliances (refrigerator, dishwasher, stove, microwave), along with washer and dryer included. Water, sewer, trash, basic cable, assigned and covered parking covered by the monthly HOA. HOA is also responsible for roof, foundation, and exterior maintenance. Very close proximity to the 1.75 acres Woodchase Park - featuring children's play area, dog park, water misting features, community garden, public art, and fitness space. Easy access to Beltway 8 and Westpark Tollway. NEVER FLOODED. Schedule your private showing today.

Key facts

• 2 tennis courts
• Manned security
• Private patio

Tags

• MANNED SECURITY
• 3 POOLS
• 2 TENNIS COURTS
• BBQ PITS
• CLUB HOUSE
• PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $56k (25.5% below list).
• Meets the 1% rule at list price ($930 rent vs $75k).
• Recommended offer: $56k (25.5% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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: schools D, 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.
• 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 13d 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 $519 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 61 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 7400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $23k; list at $75k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $55,881 (25.5% 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 61 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.24% ✓
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.72
• GRM: 6.7

CMA / ARV

• ARV (median comp): $85,750
• List price: $75,000
• Delta: -12.54%
• 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: -32.7%
• Equity multiple: -0.03×
• Total profit: $-21,558
• Equity at exit: $11,183

10-year hold

• IRR: -82.3%
• Equity multiple: -0.78×
• Total profit: $-37,315
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $930 high
• Mortgage (P&I): −$393
• Tax from tax record: −$133 /mo · $1,601/yr
• Insurance: −$31
• HOA: −$285
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-108

Break-even live

Break-even rent $1,067

Max offer price $55,881

Occupancy floor —

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10051 Westpark Dr #263 Houston, TX	1.0	1.0	680	$950	$1.40	44d	1	0.02mi
10010 Westpark Dr Unit 1104 Houston, TX	1.0	1.0	710	$1,069	$1.51	24d	1	0.18mi
3900 Woodchase Dr Houston, TX	1.0	1.0	502	$1,000	$1.99	44d	1	0.25mi
10070 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	720	$785	$1.09	2d	18	0.26mi
3900 Woodchase Dr Houston, TX	1.0	1.0	612	$1,200	$1.96	13d	2	0.31mi
3777 S Gessner Rd Unit 1213 Houston, TX	1.0	1.0	576	$820	$1.42	44d	1	0.31mi
3777 S Gessner Rd Unit 1108 Houston, TX	1.0	1.0	670	$920	$1.37	44d	1	0.31mi
10100 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	891	$729	$0.82	17d	21	0.32mi
3406 Woodchase Dr Houston, TX	1.0	1.0	704	$864	$1.23	44d	1	0.44mi
3400 Woodchase Dr Houston, TX	1.0–2.0	1.0–2.0	797	$699	$0.88	2d	28	0.50mi
9850 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	898	$1,239	$1.38	5d	9	0.51mi
5909 Ranchester Dr Unit 1162 Houston, TX	1.0	1.0	610	$836	$1.37	7d	1	0.52mi
5909 Ranchester Dr Unit 165 Houston, TX	1.0	1.0	380	$739	$1.94	3d	1	0.52mi
5909 Ranchester Dr Unit 1165 Houston, TX	1.0	1.0	610	$833	$1.37	3d	1	0.52mi
5909 Ranchester Dr Unit 5930 Houston, TX	1.0	1.0	610	$875	$1.43	10d	1	0.52mi
5909 Ranchester Dr Unit 5960 Houston, TX	1.0	1.0	563	$708	$1.26	15d	1	0.52mi
5909 Ranchester Dr Unit 5951 Houston, TX	1.0	1.0	380	$771	$2.03	10d	1	0.52mi
8707 Town Park Dr Unit 3282 Houston, TX	1.0	1.0	653	$799	$1.22	24d	1	0.53mi
5915 Ranchester Dr Houston, TX	1.0	1.0	563	$841	$1.49	44d	1	0.56mi
8701 Town Park Dr Houston, TX	1.0–2.0	1.0–2.0	890	$662	$0.74	2d	77	0.56mi
3230 S Gessner Rd Houston, TX	1.0–2.0	1.0	710	$759	$1.07	24d	9	0.60mi
9940 Richmond Ave Houston, TX	1.0	1.0	733	$925	$1.26	15d	1	0.61mi
9940 Richmond Ave Unit 9991 Houston, TX	1.0	1.0	733	$945	$1.29	44d	1	0.66mi
9797 Meadowglen Ln Unit 9839 Houston, TX	1.0	1.0	410	$611	$1.49	3d	1	0.72mi
9797 Meadowglen Ln Unit 1396 Houston, TX	1.0	1.0	527	$652	$1.24	3d	1	0.72mi
10575 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	878	$1,121	$1.28	2d	17	0.81mi
4033 W Sam Houston Pkwy S Houston, TX	1.0	1.0	365	$1,254	$3.44	44d	12	0.84mi
8100 Sands Point Dr Houston, TX	1.0–3.0	1.0–2.0	953	$913	$0.96	2d	29	0.84mi
2900 S Gessner Rd Unit 1047 Houston, TX	1.0	1.0	715	$750	$1.05	11d	1	0.86mi
3030 Elmside Dr Houston, TX	1.0–3.0	1.0–2.0	985	$849	$0.86	2d	23	0.87mi
9221 Pagewood Ln Unit 9295 Houston, TX	1.0	1.0	668	$757	$1.13	3d	1	0.87mi
9221 Pagewood Ln Unit 1162 Houston, TX	1.0	1.0	668	$760	$1.14	8d	1	0.87mi
9221 Pagewood Ln Unit 9272 Houston, TX	1.0	1.0	668	$749	$1.12	13d	1	0.87mi
9221 Pagewood Ln Unit 9295 Houston, TX	1.0	1.0	502	$755	$1.50	14d	1	0.87mi
22 Sands Point Dr Houston, TX	1.0	1.0	610	$955	$1.57	44d	1	0.91mi
3505 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	914	$1,267	$1.39	1d	26	0.91mi
2900 S Gessner Rd Unit 2974 Houston, TX	1.0	1.0	715	$785	$1.10	13d	1	0.92mi
2900 S Gessner Rd Unit 2974 Houston, TX	1.0	1.0	715	$707	$0.99	3d	1	0.92mi
2900 S Gessner Rd Unit 2951 Houston, TX	1.0	1.0	715	$699	$0.98	13d	1	0.92mi
2900 S Gessner Rd Unit 1162 Houston, TX	1.0	1.0	715	$710	$0.99	7d	1	0.92mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Likely covers: watersewertrashcableexterior maint.poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $75,000 Active 61 DOM
2. 2026-06-17
   days on market $75,000 Active 60 DOM
3. 2026-06-16
   days on market $75,000 Active 59 DOM
4. 2026-06-15
   days on market $75,000 Active 58 DOM
5. 2026-06-13
   days on market $75,000 Active 56 DOM
6. 2026-06-09
   days on market $75,000 Active 52 DOM
7. 2026-06-08
   days on market $75,000 Active 51 DOM
8. 2026-06-07
   days on market $75,000 Active 50 DOM
9. 2026-06-04
   days on market $75,000 Active 47 DOM
10. 2026-06-03
    days on market $75,000 Active 46 DOM
11. 2026-06-02
    days on market $75,000 Active 45 DOM
12. 2026-06-01
    days on market $75,000 Active 44 DOM
13. 2026-05-31
    days on market $75,000 Active 43 DOM
14. 2026-04-29
    listed $1,000
15. 2026-04-19
    listed $75,000 Active 895-char remark

    Show marketing remark (895 chars)

    This lovely downstairs 1-bedroom and 1-bathroom unit is located in the fabulous Idlewood community. Gated with onsite manned security. 3 pools, 2 tennis courts, BBQ pits, and a club house. Good quality tile and brand-new carpet, fresh paint, private patio, spacious living-room, and walk-in closet. Granite countertop and beautiful kitchen backsplash. Stainless steel appliances (refrigerator, dishwasher, stove, microwave), along with washer and dryer included. Water, sewer, trash, basic cable, assigned and covered parking covered by the monthly HOA. HOA is also responsible for roof, foundation, and exterior maintenance. Very close proximity to the 1.75 acres Woodchase Park - featuring children's play area, dog park, water misting features, community garden, public art, and fitness space. Easy access to Beltway 8 and Westpark Tollway. NEVER FLOODED. Schedule your private showing today.

16. 2026-04-18
    historical $75,000 895-char remark

    Show marketing remark (895 chars)

    This lovely downstairs 1-bedroom and 1-bathroom unit is located in the fabulous Idlewood community. Gated with onsite manned security. 3 pools, 2 tennis courts, BBQ pits, and a club house. Good quality tile and brand-new carpet, fresh paint, private patio, spacious living-room, and walk-in closet. Granite countertop and beautiful kitchen backsplash. Stainless steel appliances (refrigerator, dishwasher, stove, microwave), along with washer and dryer included. Water, sewer, trash, basic cable, assigned and covered parking covered by the monthly HOA. HOA is also responsible for roof, foundation, and exterior maintenance. Very close proximity to the 1.75 acres Woodchase Park - featuring children's play area, dog park, water misting features, community garden, public art, and fitness space. Easy access to Beltway 8 and Westpark Tollway. NEVER FLOODED. Schedule your private showing today.

17. 2024-03-04
    historical $900
18. 2024-03-03
    historical
19. 2024-02-26
    listed $900
20. 2024-02-04
    listed $95,000 Active
21. 2019-12-31
    historical
22. 2019-01-01
    listed $70,000 Active
23. 2018-12-31
    historical
24. 2018-07-22
    listed $72,000 Active
25. 2000-04-27
    soldstatus $23,300
26. 1992-04-01
    soldstatus $17,500

ⓘ 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: $1,601 · $133/mo
• Projected year-2 tax: $1,601 · $133/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,161
• − Mortgage interest: −$4,201
• − Property taxes: −$1,601
• − Insurance: −$375
• − Repairs & maintenance: −$893
• − Management: −$893
• − HOA: −$3,420
• − Depreciation: −$2,182
• Taxable loss: −$2,404
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $-722/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

-94.3% since first listed

13 events — show timeline

• 2026-04-29 Listed for Rent $1,000 HARMLS
• 2026-04-19 Listed $75,000 HARMLS
• 2026-04-18 Coming Soon $75,000 HARMLS
• 2024-03-04 Rental Removed $900 HARMLS
• 2024-03-03 Listing Removed — HARMLS
• 2024-02-26 Listed for Rent $900 HARMLS
• 2024-02-04 Listed $95,000 HARMLS
• 2019-12-31 Listing Removed — HARMLS
• 2019-01-01 Listed $70,000 HARMLS
• 2018-12-31 Listing Removed — HARMLS
• 2018-07-22 Listed $72,000 HARMLS
• 2000-04-27 Sold (Public Records) $23,300 Public Records
• 1992-04-01 Sold (Public Records) $17,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,601 · -7.5% YoY. Source: county tax records.