25734 Water Ridge Dr · Houston, TX 77336

$215,000

3 bd · 1.0 ba · 1,920 sqft · SingleFamily public records · 86 Days on market

Built 1975 0.66 ac lot $112/sqft · 17% below area Est $260k · 17% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

This peaceful lakeside cottage offers a tranquil retreat with stunning sunset views over Lake Houston. The property offers 4 bedrooms and 2 baths on an oversize lot on the water. New windows with lifetime warranty on breaking and replacement of screens will help with the hot summers and Entergy efficiency. Open concept kitchen great for family gathering with soft closed cabinets. Great for a weekend getaway place, or vacation rental income. Hop on a jet ski or kayak and take the family fishing for the day! Property is located right next door to the community boat ramp.

Key facts

• Community boat ramp
• Open concept kitchen
• Oversize lot

Tags

• LAKESIDE COTTAGE
• OVERSIZE LOT
• NEW WINDOWS
• OPEN CONCEPT KITCHEN
• COMMUNITY BOAT RAMP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $74 ($883/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• Huffman ISD (rural): math 32% / reading 35% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 587 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $1k of loan paydown is wiped out by about $6k 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 86 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $55k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.01% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 8.3

CMA / ARV

• ARV (median comp): $260,253
• List price: $215,000
• Delta: -17.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25702 Parkway Dr	0.16mi	3/2.5	1,920 (0%)	4mo	$339,000	$177	83
25814 Water Ridge Dr	0.04mi	3/2.0	2,080 (+8%)	2mo	$395,000	$190	78
431 Havard Rd	0.29mi	3/2.0	2,000 (+4%)	0mo	$264,999	$132	75
507 Springwater Dr	0.11mi	3/2.0	1,689 (-12%)	8mo	$245,000	$145	64
430 Havard Rd	0.31mi	3/2.0	1,802 (-6%)	13mo	$250,000	$139	60
322 Havard Rd	0.25mi	3/2.0	2,137 (+11%)	7mo	$359,900	$168	60
25523 Helms Dr	0.40mi	3/3.5	1,856 (-3%)	16mo	$399,995	$216	52
25639 Beaver Run Dr	0.37mi	3/2.0	1,642 (-14%)	15mo	$229,500	$140	42
1013 Wood Branch Ln	0.50mi	3/2.0	2,146 (+12%)	15mo	$315,000	$147	41
1102 Wood Branch Ln	0.57mi	4/2.5 (+1)	1,674 (-13%)	1mo	$365,000	$218	40
25713 E Forest Cir	0.74mi	3/2.0	2,126 (+11%)	17mo	$364,000	$171	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-30,028
• Equity at exit: $32,057

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-19,608
• Equity at exit: $18,589

Cash invested: $60,200 (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 77336

• Home prices YoY: -1.8%
• Active inventory: 587
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$351 /mo · $4,217/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $74

Break-even live

Break-even rent $2,070

Max offer price $215,000

Occupancy floor 92%

Sensitivity live

Price	-10% $195	-5% $134	+0% $74	+5% $13	+10% $-48
Rent	-10% $-97	-5% $-12	+0% $74	+5% $159	+10% $244
Rate	-1.0pp $182	-0.5pp $128	base $74	+0.5pp $18	+1.0pp $-39

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24719 Colony Meadow Trl Huffman, TX	4.0	2.0	1613	$2,200	$1.36	44d	1	1.10mi
24730 Russet Bluff Trl Huffman, TX	4.0	2.0	1604	$2,150	$1.34	0d	1	1.15mi
408 Emerald Thicket Ln Huffman, TX	3.0	2.5	1755	$2,200	$1.25	44d	1	1.25mi
24523 Whitesail Dr Huffman, TX	3.0	2.0	1512	$1,800	$1.19	44d	1	1.40mi
24527 Lightwoods Dr Huffman, TX	4.0	2.0	2095	$2,100	$1.00	44d	1	1.46mi

Listing history 30 events

1. 2026-06-21
   days on market $215,000 Active 86 DOM
2. 2026-06-18
   days on market $215,000 Active 83 DOM
3. 2026-06-17
   days on market $215,000 Active 82 DOM
4. 2026-06-16
   days on market $215,000 Active 81 DOM
5. 2026-06-15
   days on market $215,000 Active 80 DOM
6. 2026-06-13
   pricedays on market $215,000 Active 78 DOM
7. 2026-06-09
   days on market $220,000 Active 74 DOM
8. 2026-06-08
   days on market $220,000 Active 73 DOM
9. 2026-06-07
   days on market $220,000 Active 72 DOM
10. 2026-06-04
    days on market $220,000 Active 69 DOM
11. 2026-06-03
    days on market $220,000 Active 68 DOM
12. 2026-06-02
    days on market $220,000 Active 67 DOM
13. 2026-06-02
    price $220,000 Active 66 DOM
14. 2026-06-01
    days on market $230,000 Active 66 DOM
15. 2026-05-31
    pricestatusdays on market $230,000 Active 65 DOM
16. 2026-05-04
    price $245,000 575-char remark

    Show marketing remark (575 chars)

    This peaceful lakeside cottage offers a tranquil retreat with stunning sunset views over Lake Houston. The property offers 4 bedrooms and 2 baths on an oversize lot on the water. New windows with lifetime warranty on breaking and replacement of screens will help with the hot summers and Entergy efficiency. Open concept kitchen great for family gathering with soft closed cabinets. Great for a weekend getaway place, or vacation rental income. Hop on a jet ski or kayak and take the family fishing for the day! Property is located right next door to the community boat ramp.

17. 2026-04-29
    price $250,000 575-char remark

    Show marketing remark (575 chars)

    This peaceful lakeside cottage offers a tranquil retreat with stunning sunset views over Lake Houston. The property offers 4 bedrooms and 2 baths on an oversize lot on the water. New windows with lifetime warranty on breaking and replacement of screens will help with the hot summers and Entergy efficiency. Open concept kitchen great for family gathering with soft closed cabinets. Great for a weekend getaway place, or vacation rental income. Hop on a jet ski or kayak and take the family fishing for the day! Property is located right next door to the community boat ramp.

18. 2026-04-17
    price $260,000 575-char remark

    Show marketing remark (575 chars)

    This peaceful lakeside cottage offers a tranquil retreat with stunning sunset views over Lake Houston. The property offers 4 bedrooms and 2 baths on an oversize lot on the water. New windows with lifetime warranty on breaking and replacement of screens will help with the hot summers and Entergy efficiency. Open concept kitchen great for family gathering with soft closed cabinets. Great for a weekend getaway place, or vacation rental income. Hop on a jet ski or kayak and take the family fishing for the day! Property is located right next door to the community boat ramp.

19. 2026-04-07
    price $265,000 575-char remark

    Show marketing remark (575 chars)

    This peaceful lakeside cottage offers a tranquil retreat with stunning sunset views over Lake Houston. The property offers 4 bedrooms and 2 baths on an oversize lot on the water. New windows with lifetime warranty on breaking and replacement of screens will help with the hot summers and Entergy efficiency. Open concept kitchen great for family gathering with soft closed cabinets. Great for a weekend getaway place, or vacation rental income. Hop on a jet ski or kayak and take the family fishing for the day! Property is located right next door to the community boat ramp.

20. 2026-03-27
    listed $270,000 Active 575-char remark

    Show marketing remark (575 chars)

    This peaceful lakeside cottage offers a tranquil retreat with stunning sunset views over Lake Houston. The property offers 4 bedrooms and 2 baths on an oversize lot on the water. New windows with lifetime warranty on breaking and replacement of screens will help with the hot summers and Entergy efficiency. Open concept kitchen great for family gathering with soft closed cabinets. Great for a weekend getaway place, or vacation rental income. Hop on a jet ski or kayak and take the family fishing for the day! Property is located right next door to the community boat ramp.

21. 2026-03-25
    historical
22. 2025-07-30
    price $310,000
23. 2025-06-03
    listed $350,000 Active
24. 2014-01-16
    historical
25. 2014-01-16
    listed $139,900 Active
26. 2013-01-08
    historical
27. 2012-08-15
    historical
28. 2011-11-01
    listed $127,900
29. 2005-04-08
    soldstatus
30. 1988-04-18
    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: $4,217 · $351/mo
• Projected year-2 tax: $4,217 · $351/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $25,952
• − Mortgage interest: −$12,043
• − Property taxes: −$4,217
• − Insurance: −$1,872
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$6,255
• Taxable loss: −$2,587
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $1,504/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: Huffman ISD
• NCES district ID: 4823820
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $65,848
• Composite: 30.61/100
• National rank: #6195
• State rank: #500 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): 14,342
• Household income: $96,404
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 377.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 23% Two or more races 9% Black 5% Native American 4%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% Other Indo-European 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: ▼ -8.59%
• Current HPI: 472.03
• Rent YoY: —
• 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

+91.6% since first listed

15 events — show timeline

• 2026-05-04 Price Changed $245,000 HARMLS
• 2026-04-29 Price Changed $250,000 HARMLS
• 2026-04-17 Price Changed $260,000 HARMLS
• 2026-04-07 Price Changed $265,000 HARMLS
• 2026-03-27 Listed $270,000 HARMLS
• 2026-03-25 Listing Removed — HARMLS
• 2025-07-30 Price Changed $310,000 HARMLS
• 2025-06-03 Listed $350,000 HARMLS
• 2014-01-16 Listing Removed — HARMLS
• 2014-01-16 Listed $139,900 HARMLS
• 2013-01-08 Listing Removed — HARMLS
• 2012-08-15 Listing Removed — HARMLS
• 2011-11-01 Listed $127,900 HARMLS
• 2005-04-08 Sold (Public Records) — Public Records
• 1988-04-18 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $4,217 · +10.5% YoY. Source: county tax records.