10075 Westpark Dr #14 · Houston, TX 77042

$65,000

1 bd · 1.0 ba · 690 sqft · Condo public records · 221 Days on market

Built 1978 $94/sqft · 12% below area Est $74k · 12% under $310/mo HOA · 33% 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 +9.3/10.0
• Cash flow +7.6/30.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +1.9/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor will take over the lease! Nicely remodeled 1 bedroom, 1 bathroom, ground unit condo in gated community! Low E double pane sliding doors in living room & bedroom, updated vanity in bedroom, upgraded kitchen with granite countertops and cabinetry; ceiling fan in living room; programmable thermostat; updated light fixtures. Tile thru out, clean & well kept. Easy access to major highways, close to shopping, fine dining. Stacked washer/dryer replaced in 2026, refrigerator stays. Water is included in monthly HOA dues.

Key facts

• Gated community
• Upgraded kitchen
• Granite countertops

Tags

• GATED COMMUNITY
• UPGRADED KITCHEN
• GRANITE COUNTERTOPS
• PROGRAMMABLE THERMOSTAT
• UPDATED LIGHT FIXTURES
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $-79 ($-944/yr) — negative.
• To cash-flow at today's rent, offer at most $51k (21.4% below list).
• Meets the 1% rule at list price ($930 rent vs $65k).
• Recommended offer: $51k (21.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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.
• 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: Sneed El (math 19% / reading 19%, grade F, #3,739 of 4,322 statewide, top 87%, 1,033 students, 92% FRL); O'Donnell Middle (math 32% / reading 33%, grade F, #947 of 1,662 statewide, top 58%, 1,230 students, 89% FRL); Alief Isd J J A E P (13 students, 77% FRL).
• Market conditions: Rents soft (-2.3%/yr); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $449 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 221 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 33% 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 $51,099 (21.4% 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 221 days. Have you received any prior offers? Is the seller open to a 21% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 1.43% ✓
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 5.8

CMA / ARV

• ARV (median comp): $74,204
• List price: $65,000
• Delta: -12.40%
• 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: -31.6%
• Equity multiple: 0.01×
• Total profit: $-18,033
• Equity at exit: $9,692

10-year hold

• IRR: -84.7%
• Equity multiple: -0.74×
• Total profit: $-31,725
• Equity at exit: $5,620

Cash invested: $18,200 (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 77042

• Rents YoY: -2.3%
• Active inventory: 249
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $930 high
• Mortgage (P&I): −$341
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$27
• HOA: −$310
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-79

Break-even live

Break-even rent $1,030

Max offer price $51,099

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-60	+0% $-79	+5% $-97	+10% $-115
Rent	-10% $-152	-5% $-115	+0% $-79	+5% $-42	+10% $-5
Rate	-1.0pp $-46	-0.5pp $-62	base $-79	+0.5pp $-96	+1.0pp $-113

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: $16,250
• Closing costs: $1,950
• 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	0d	19	0.12mi
10051 Westpark Dr #263 Houston, TX	1.0	1.0	680	$950	$1.40	45d	1	0.14mi
3900 Woodchase Dr Houston, TX	1.0	1.0	502	$1,000	$1.99	45d	1	0.16mi
10100 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	891	$729	$0.82	18d	21	0.19mi
3900 Woodchase Dr Houston, TX	1.0–2.0	1.0	612	$1,000	$1.63	0d	3	0.21mi
10010 Westpark Dr Unit 1104 Houston, TX	1.0	1.0	710	$1,069	$1.51	26d	1	0.21mi
3406 Woodchase Dr Houston, TX	1.0	1.0	704	$864	$1.23	45d	1	0.33mi
3400 Woodchase Dr Houston, TX	1.0–2.0	1.0–2.0	797	$699	$0.88	3d	28	0.39mi
3777 S Gessner Rd Unit 1108 Houston, TX	1.0	1.0	670	$920	$1.37	45d	1	0.39mi
3777 S Gessner Rd Unit 1213 Houston, TX	1.0	1.0	576	$820	$1.42	45d	1	0.39mi
9850 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	898	$1,239	$1.38	0d	9	0.46mi
9940 Richmond Ave Houston, TX	1.0	1.0	733	$925	$1.26	17d	1	0.51mi
5909 Ranchester Dr Unit 5930 Houston, TX	1.0	1.0	610	$875	$1.43	12d	1	0.54mi
5909 Ranchester Dr Unit 165 Houston, TX	1.0	1.0	380	$741	$1.95	0d	1	0.54mi
5909 Ranchester Dr Unit 5960 Houston, TX	1.0	1.0	563	$708	$1.26	17d	1	0.54mi
5909 Ranchester Dr Unit 1162 Houston, TX	1.0	1.0	610	$836	$1.37	9d	1	0.54mi
5909 Ranchester Dr Unit 5951 Houston, TX	1.0	1.0	380	$771	$2.03	12d	1	0.54mi
5909 Ranchester Dr Unit 1165 Houston, TX	1.0	1.0	610	$825	$1.35	0d	1	0.54mi
9940 Richmond Ave Unit 9991 Houston, TX	1.0	1.0	733	$945	$1.29	45d	1	0.55mi
3230 S Gessner Rd Houston, TX	1.0–2.0	1.0	710	$759	$1.07	26d	9	0.56mi
5915 Ranchester Dr Houston, TX	1.0	1.0	563	$841	$1.49	45d	1	0.57mi
8707 Town Park Dr Unit 3282 Houston, TX	1.0	1.0	653	$799	$1.22	26d	1	0.64mi
9797 Meadowglen Ln Unit 1396 Houston, TX	1.0	1.0	527	$644	$1.22	0d	1	0.66mi
9797 Meadowglen Ln Unit 9839 Houston, TX	1.0	1.0	410	$613	$1.50	0d	1	0.66mi
8701 Town Park Dr Houston, TX	1.0–2.0	1.0–2.0	890	$655	$0.74	0d	75	0.67mi
10575 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	878	$1,121	$1.28	0d	20	0.70mi
4033 W Sam Houston Pkwy S Houston, TX	1.0	1.0	365	$1,104	$3.02	0d	12	0.72mi
3505 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	914	$1,267	$1.39	0d	26	0.77mi
3030 Elmside Dr Houston, TX	1.0–2.0	1.0–2.0	870	$849	$0.98	0d	20	0.79mi
2900 S Gessner Rd Unit 1047 Houston, TX	1.0	1.0	715	$750	$1.05	13d	1	0.80mi
2900 S Gessner Rd Unit 2974 Houston, TX	1.0	1.0	715	$699	$0.98	0d	1	0.87mi
2900 S Gessner Rd Unit 2974 Houston, TX	1.0	1.0	715	$785	$1.10	14d	1	0.87mi
2900 S Gessner Rd Unit 2951 Houston, TX	1.0	1.0	715	$699	$0.98	14d	1	0.87mi
2900 S Gessner Rd Unit 1162 Houston, TX	1.0	1.0	715	$710	$0.99	9d	1	0.87mi
2927 Briarpark Dr Houston, TX	1.0	1.0	641	$1,040	$1.62	45d	1	0.88mi
2727 Elmside Dr Unit 1174 Houston, TX	1.0	1.0	623	$990	$1.59	17d	1	0.91mi
9698 Winsome Ln Unit MOWR Houston, TX	1.0	1.0	641	$1,001	$1.56	13d	1	0.92mi
2921 Briarpark Dr Apt 324 Houston, TX	1.0	1.0	639	$994	$1.56	9d	1	0.94mi
2921 Briarpark Dr Unit 2942 Houston, TX	1.0	1.0	639	$1,033	$1.62	12d	1	0.94mi
2921 Briarpark Dr Unit 1174 Houston, TX	1.0	1.0	639	$1,024	$1.60	0d	1	0.94mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-21
   days on market $65,000 Active 221 DOM
2. 2026-06-18
   days on market $65,000 Active 218 DOM
3. 2026-06-17
   days on market $65,000 Active 217 DOM
4. 2026-06-16
   days on market $65,000 Active 216 DOM
5. 2026-06-15
   days on market $65,000 Active 215 DOM
6. 2026-06-13
   days on market $65,000 Active 213 DOM
7. 2026-06-09
   days on market $65,000 Active 209 DOM
8. 2026-06-08
   days on market $65,000 Active 208 DOM
9. 2026-06-07
   days on market $65,000 Active 207 DOM
10. 2026-06-04
    days on market $65,000 Active 204 DOM
11. 2026-06-03
    days on market $65,000 Active 203 DOM
12. 2026-06-02
    days on market $65,000 Active 202 DOM
13. 2026-06-01
    days on market $65,000 Active 201 DOM
14. 2026-05-31
    days on market $65,000 Active 200 DOM
15. 2026-04-30
    price $65,000 535-char remark

    Show marketing remark (535 chars)

    Investor will take over the lease! Nicely remodeled 1 bedroom, 1 bathroom, ground unit condo in gated community! Low E double pane sliding doors in living room & bedroom, updated vanity in bedroom, upgraded kitchen with granite countertops and cabinetry; ceiling fan in living room; programmable thermostat; updated light fixtures. Tile thru out, clean & well kept. Easy access to major highways, close to shopping, fine dining. Stacked washer/dryer replaced in 2026, refrigerator stays. Water is included in monthly HOA dues.

16. 2026-04-28
    soldstatus
17. 2026-02-18
    soldstatus
18. 2025-11-12
    listed $60,000 Active 535-char remark

    Show marketing remark (535 chars)

    Investor will take over the lease! Nicely remodeled 1 bedroom, 1 bathroom, ground unit condo in gated community! Low E double pane sliding doors in living room & bedroom, updated vanity in bedroom, upgraded kitchen with granite countertops and cabinetry; ceiling fan in living room; programmable thermostat; updated light fixtures. Tile thru out, clean & well kept. Easy access to major highways, close to shopping, fine dining. Stacked washer/dryer replaced in 2026, refrigerator stays. Water is included in monthly HOA dues.

19. 2017-03-09
    soldstatus
20. 2017-03-07
    soldstatus Sold 403-char remark

    Show marketing remark (403 chars)

    TAKE A PEAK INSIDE THIS HOUSTON CONDO NESTLED ON THE WESTSIDE. BEAUTIFUL AND CONVENIENTLY LOCATED IN A GATED WESTCHASE COMMUNITY. CLOSE PROXIMITY TO BELTWAY, I-10 AND SOUTHWEST FREEWAY. CONDO HAS ONE BEDROOM AND ONE BATH ALONG WITH SPACIOUS LIVING AREA, WOOD BURNING FIREPLACE AND TONS OF NATURAL LIGHT. ALSO COMES ALONG WITH PRIVATE BALCONY. HOA FEES INCLUDE HOT WATER, SEWER, TRASH AND COMMUNITY POOL.

21. 2017-02-27
    status Pending 403-char remark

    Show marketing remark (403 chars)

    TAKE A PEAK INSIDE THIS HOUSTON CONDO NESTLED ON THE WESTSIDE. BEAUTIFUL AND CONVENIENTLY LOCATED IN A GATED WESTCHASE COMMUNITY. CLOSE PROXIMITY TO BELTWAY, I-10 AND SOUTHWEST FREEWAY. CONDO HAS ONE BEDROOM AND ONE BATH ALONG WITH SPACIOUS LIVING AREA, WOOD BURNING FIREPLACE AND TONS OF NATURAL LIGHT. ALSO COMES ALONG WITH PRIVATE BALCONY. HOA FEES INCLUDE HOT WATER, SEWER, TRASH AND COMMUNITY POOL.

22. 2017-02-20
    listed $43,995 Active 403-char remark

    Show marketing remark (403 chars)

    TAKE A PEAK INSIDE THIS HOUSTON CONDO NESTLED ON THE WESTSIDE. BEAUTIFUL AND CONVENIENTLY LOCATED IN A GATED WESTCHASE COMMUNITY. CLOSE PROXIMITY TO BELTWAY, I-10 AND SOUTHWEST FREEWAY. CONDO HAS ONE BEDROOM AND ONE BATH ALONG WITH SPACIOUS LIVING AREA, WOOD BURNING FIREPLACE AND TONS OF NATURAL LIGHT. ALSO COMES ALONG WITH PRIVATE BALCONY. HOA FEES INCLUDE HOT WATER, SEWER, TRASH AND COMMUNITY POOL.

23. 2005-12-05
    historical
24. 2005-12-01
    listed $35,000
25. 2005-06-14
    soldstatus
26. 1990-01-02
    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: $1,628 · $136/mo
• Projected year-2 tax: $1,628 · $136/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: $11,163
• − Mortgage interest: −$3,641
• − Property taxes: −$1,628
• − Insurance: −$325
• − Repairs & maintenance: −$893
• − Management: −$893
• − HOA: −$3,720
• − Depreciation: −$1,891
• Taxable loss: −$1,828
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $-506/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

+85.7% since first listed

12 events — show timeline

• 2026-04-30 Price Changed $65,000 HARMLS
• 2026-04-28 Sold (Public Records) — Public Records
• 2026-02-18 Sold (Public Records) — Public Records
• 2025-11-12 Listed $60,000 HARMLS
• 2017-03-09 Sold (Public Records) — Public Records
• 2017-03-07 Sold (MLS) — HARMLS
• 2017-02-27 Pending — HARMLS
• 2017-02-20 Listed $43,995 HARMLS
• 2005-12-05 Listing Removed — HARMLS
• 2005-12-01 Listed $35,000 HARMLS
• 2005-06-14 Sold (Public Records) — Public Records
• 1990-01-02 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,628 · -0.8% YoY. Source: county tax records.