7426 Stephanie Dr · Deer Park, TX 77536

$229,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 14 Days on market

Built 1955 7,440 sqft lot Est $211k · 9% over

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Why this score? — see what drove the F 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 +6.4/30.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• ARV discount +3.5/15.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bath family home situated on a residential lot with large back yard. 2 car detached garage, vinyl siding, spacious living room, kitchen-dining combo and converted garage that can serve as a den or 4th bedroom. This property has been damaged and needs renovation but offers a great value at this price. COME SEE IT!!!

Key facts

• New a/c system
• New privacy fence
• New roof

Tags

• BUTCHER BLOCK COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• FRESHLY PAINTED CABINETS
• NEW ROOF
• NEW A/C SYSTEM
• NEW PRIVACY FENCE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first floor living)
• Construction: Built in 1955; Wood siding exterior; Composition roof; Slab foundation
• Exterior features: Concrete road access; Lot includes other features

Interior

• Kitchen: Free‑standing range; Gas range; Oven
• Bedrooms: Primary bedroom (First floor) — 16 x 10; Bedroom (First floor) — 13 x 9; Bedroom (First floor) — 12 x 9; Bedroom (First floor) — 9 x 9; Living room (First floor) — 15 x 13; Breakfast nook (First floor) — 10 x 8; Kitchen (First floor) — 12 x 9; Seven total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Butcher block counters; Pantry; Tub with shower

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (31.8% below list).
• Recommended offer: $156k (31.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#244 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities C-, commute F.
• Deer Park ISD (suburban): math 50% / reading 47% proficiency, ranked #170 of 826 in TX (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jp Dabbs El (math 45% / reading 36%, grade F, #1,490 of 4,322 statewide, top 35%, 616 students, 61% FRL); Bonnette J H (math 44% / reading 41%, grade D-, #553 of 1,662 statewide, top 34%, 724 students, 58% FRL); Deer Park H S (math 57% / reading 59%, grade C, #320 of 1,632 statewide, top 20%, 4,026 students, 38% FRL).
• Market conditions: Rents rising (+2.3%/yr); 170 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,105 (31.8% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.68% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.49%
• DSCR: 0.67
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $210,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7406 Valeda Dr	0.08mi	3/2.0	1,155 (-2%)	7mo	$205,000	$177	83
7429 Valeda Dr	0.03mi	4/2.0 (+1)	1,154 (-2%)	4mo	$199,000	$172	83
7433 W Lambuth Ln	0.20mi	3/1.0	1,240 (+5%)	13mo	$219,900	$177	70
7429 Elbridge Ln	0.37mi	3/2.0	1,070 (-9%)	1mo	$219,900	$206	63
2606 Hillshire Dr	0.44mi	3/2.0	1,310 (+11%)	2mo	$250,000	$191	55
2326 Estate Dr	0.58mi	3/1.0	1,016 (-14%)	8mo	$197,500	$194	44
2618 Kingsdale Dr	0.33mi	3/3.0	1,318 (+12%)	15mo	$209,990	$159	43
7422 Carrie Ln	0.45mi	4/2.0 (+1)	1,314 (+12%)	8mo	$234,599	$179	43
3453 Pine Ln	0.65mi	3/2.0	1,335 (+14%)	0mo	$219,900	$165	43
2113 Pickerton Dr	0.74mi	3/1.0	1,008 (-14%)	0mo	$162,000	$161	41
2205 Estate Dr	0.73mi	3/1.0	1,006 (-14%)	8mo	$219,000	$218	35
3437 Pine Ln	0.69mi	3/2.0	1,336 (+14%)	9mo	$243,000	$182	34

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

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -30.2%
• Equity multiple: 0.01×
• Total profit: $-63,683
• Equity at exit: $34,145

10-year hold

• IRR: -35.5%
• Equity multiple: -0.45×
• Total profit: $-92,700
• Equity at exit: $19,800

Cash invested: $64,120 (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 77536

• Home prices YoY: -24.8%
• Rents YoY: 2.3%
• Active inventory: 170
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$337 /mo · $4,043/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-400

Break-even live

Break-even rent $2,067

Max offer price $158,340

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-335	+0% $-400	+5% $-465	+10% $-530
Rent	-10% $-523	-5% $-462	+0% $-400	+5% $-338	+10% $-277
Rate	-1.0pp $-285	-0.5pp $-342	base $-400	+0.5pp $-459	+1.0pp $-520

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7335 Carrie Ln Deer Park, TX	2.0	1.0	870	$900	$1.03	45d	1	0.41mi
4311 Glenwood Ave Deer Park, TX	2.0	2.0	1028	$1,001	$0.97	45d	1	0.46mi
722 E Brown Ln Deer Park, TX	3.0	2.0	1349	$1,844	$1.37	26d	1	0.49mi
500 W Pasadena Blvd Deer Park, TX	2.0–4.0	2.0–3.0	1300	$1,906	$1.47	0d	26	0.61mi
401 W Pasadena Blvd Deer Park, TX	1.0–3.0	1.0–2.0	1038	$2,090	$2.01	0d	20	0.63mi
7201 Spencer Hwy Pasadena, TX	1.0–3.0	1.0–2.0	925	$1,600	$1.73	45d	18	0.63mi
510 W Pasadena Blvd Deer Park, TX	2.0	2.0	1125	$1,476	$1.31	45d	1	0.66mi
800 W Pasadena Blvd Deer Park, TX	3.0	1.0–2.0	965	$2,510	$2.60	0d	17	0.66mi
7912 Spencer Hwy Pasadena, TX	2.0	2.0	950	$950	$1.00	45d	1	0.69mi
401 McDermott St Deer Park, TX	1.0–2.0	1.0–2.0	940	$1,585	$1.69	7d	13	0.73mi
407 McDermott St Deer Park, TX	2.0	2.0	1025	$1,220	$1.19	45d	1	0.74mi
7878 Spencer Hwy Unit 422 Pasadena, TX	2.0	2.0	950	$1,101	$1.16	12d	1	0.81mi
7878 Spencer Hwy Unit 424 Pasadena, TX	2.0	2.0	950	$1,077	$1.13	7d	1	0.81mi
7878 Spencer Hwy Unit 7911 Pasadena, TX	3.0	2.0	1200	$1,374	$1.15	0d	1	0.81mi
6565 Spencer Hwy Unit 2162 Pasadena, TX	2.0	2.0	858	$1,095	$1.28	6d	1	0.95mi
6565 Spencer Hwy Unit 2047 Pasadena, TX	2.0	2.0	858	$1,120	$1.31	0d	1	0.95mi
6565 Spencer Hwy Unit 6598 Pasadena, TX	3.0	2.0	1200	$1,594	$1.33	0d	1	0.95mi
6565 Spencer Hwy Unit 6622 Pasadena, TX	2.0	2.0	858	$1,079	$1.26	0d	1	0.95mi
6571 Spencer Hwy Pasadena, TX	2.0	2.0	870	$1,110	$1.28	45d	1	0.98mi
3337 Luella Blvd La Porte, TX	2.0	1.0	939	$1,360	$1.45	45d	1	1.18mi
2824 Randolph Rd Unit 12 Pasadena, TX	3.0	2.0	840	$1,095	$1.30	45d	1	1.30mi

Listing history 9 events

1. 2026-06-21
   days on market $229,000 Active 14 DOM
2. 2026-06-18
   days on market $229,000 Active 11 DOM
3. 2026-06-17
   days on market $229,000 Active 10 DOM
4. 2026-06-16
   days on market $229,000 Active 9 DOM
5. 2026-06-15
   days on market $229,000 Active 8 DOM
6. 2026-06-13
   days on market $229,000 Active 6 DOM
7. 2026-06-09
   days on market $229,000 Active 2 DOM
8. 2026-06-08
   remarks 676-char remark
9. 2026-06-08
   listed $229,000 Active 1 DOM

ⓘ 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: $4,043 · $337/mo
• Projected year-2 tax: $4,191 · $349/mo
• Expected delta: +$148/yr (+$12/mo · 3.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $18,733
• − Mortgage interest: −$12,828
• − Property taxes: −$4,043
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$6,662
• Taxable loss: −$8,942
• Est. tax savings @ 24.0%: +$2,146
• After-tax cash flow: $-2,654/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: Deer Park ISD
• NCES district ID: 4816530
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $68,227
• Composite: 43.3/100
• National rank: #3039
• State rank: #170 of 826 in TX

Livability — Deer Park

• Score: 72/100
• State rank: #244
• US rank: #5835

Category grades

Amenities C- Commute F Cost of living A+ Crime A Employment B Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deer Park, TX
• County: Harris County · 4,702,590 people
• City population: 33,174
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,174
• Household income: $102,045
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 583.0

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: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 36% Two or more races 15% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 83% English-only · Spanish 17%

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: ▼ -83.30%
• Current HPI: 253.1973
• Rent YoY: ▲ 2.26%
• 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

+473.9% since first listed

11 events — show timeline

• 2026-06-07 Listed $229,000 HARMLS
• 2016-07-29 Sold (Public Records) — Public Records
• 2013-04-22 Sold (MLS) — HARMLS
• 2013-03-27 Pending — HARMLS
• 2013-03-21 Relisted — HARMLS
• 2013-02-27 Pending — HARMLS
• 2013-02-23 Relisted — HARMLS
• 2013-02-22 Pending — HARMLS
• 2013-02-19 Listed $39,900 HARMLS
• 2002-01-09 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $4,043 · +11.6% YoY. Source: county tax records.