7606 Pepperbrook Dr · Houston, TX 77041

$169,900

3 bd · 2.0 ba · 1,099 sqft · SingleFamily public records · 59 Days on market

Built 1980 5,309 sqft lot $155/sqft · 13% below area Est $196k · 13% under $38/mo HOA · 2% of rent ↓ 6% since listing

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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).

• ARV discount +13.4/15.0
• Cash flow +12.9/30.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• Appreciation +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity in Chimney Hill to update and personalize this 3-bedroom, 2-bath home with major improvements already completed. Updates include recent roof (2024 with transferrable warranty), foundation repair, and extensive Hardie Plank siding replacement, providing a strong starting point for your remodel. The home features abundant natural light, a spacious family room with high ceiling and cozy wood-burning fireplace, and a functional layout ready for your vision. The primary suite offers a high ceiling and walk-in closet. Enjoy outdoor living with a covered patio and large backyard. Refrigerator, Washer/Dryer included.

Key facts

• 5,309 sq ft lot
• 2 garage spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-13 ($-162/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (1.4% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: schools D, crime F.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 171 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 (-1.5%/yr); year-one equity from $1k 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 59 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $164,803 (3.0% 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 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.00% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 8.3

CMA / ARV

• ARV (median comp): $195,668
• List price: $169,900
• Delta: -13.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7534 Shaddock Dr	0.11mi	3/2.0	1,125 (+2%)	3mo	$230,000	$204	88
7507 Lemma Dr	0.11mi	3/2.0	1,099 (0%)	11mo	$220,000	$200	86
13143 Pebblewalk Cir S	0.26mi	3/2.0	1,085 (-1%)	4mo	$149,900	$138	83
7510 Shaddock Dr	0.13mi	3/2.0	1,125 (+2%)	16mo	$205,000	$182	77
7607 Brookleaf Dr	0.10mi	2/1.0 (-1)	1,027 (-7%)	0mo	$130,000	$127	75
13143 Pebblewalk Cir N	0.19mi	3/2.0	1,133 (+3%)	13mo	$210,000	$185	75
13807 Smokey Trail Dr	0.51mi	3/2.0	1,096 (-0%)	16mo	$189,900	$173	62
7614 Wovenwood Ln	0.41mi	2/1.5 (-1)	1,071 (-2%)	12mo	$179,999	$168	60
7407 Wovenwood Lane Ln	0.49mi	2/2.0 (-1)	1,160 (+6%)	12mo	$169,999	$147	53
7626 Wovenwood Ln	0.41mi	2/2.0 (-1)	1,248 (+14%)	13mo	$200,000	$160	42
7614 Andiron Cir	0.51mi	2/2.0 (-1)	1,248 (+14%)	11mo	$224,990	$180	40
7415 Wovenwood Ln	0.48mi	2/2.0 (-1)	1,248 (+14%)	13mo	$195,000	$156	39

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

Projected returns pro-forma

-1.47% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.54×
• Total profit: $-21,665
• Equity at exit: $37,215

10-year hold

• IRR: -7.5%
• Equity multiple: 0.43×
• Total profit: $-26,969
• Equity at exit: $35,929

Cash invested: $47,572 (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 77041

• Home prices YoY: -0.6%
• Rents YoY: 0.2%
• Active inventory: 171
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$891
• Tax from tax record: −$358 /mo · $4,299/yr
• Insurance: −$71
• HOA: −$38
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-13

Break-even live

Break-even rent $1,719

Max offer price $167,520

Occupancy floor 96%

Sensitivity live

Price	-10% $83	-5% $35	+0% $-13	+5% $-62	+10% $-110
Rent	-10% $-148	-5% $-81	+0% $-13	+5% $54	+10% $121
Rate	-1.0pp $72	-0.5pp $30	base $-13	+0.5pp $-58	+1.0pp $-102

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13200 Firebrick Dr Houston, TX	2.0	2.0	1131	$1,708	$1.51	25d	1	0.29mi
13339 West Rd Houston, TX	2.0	2.0	1327	$1,500	$1.13	44d	1	0.66mi
13333 West Rd Unit 13390 Houston, TX	2.0	2.0	995	$1,500	$1.51	44d	1	0.70mi
13333 West Rd Unit 2165 Houston, TX	2.0	2.0	995	$1,407	$1.41	3d	1	0.70mi
13333 West Rd Unit 13366 Houston, TX	3.0	2.0	1337	$1,934	$1.45	44d	1	0.70mi
13333 West Rd Unit 422 Houston, TX	2.0	2.0	995	$1,415	$1.42	8d	1	0.70mi
13333 West Rd Unit 2162 Houston, TX	2.0	2.0	995	$1,415	$1.42	6d	1	0.70mi
13333 West Rd Unit 13370 Houston, TX	2.0	2.0	995	$1,439	$1.45	11d	1	0.70mi
13333 West Rd Unit 525 Houston, TX	3.0	2.0	1337	$1,919	$1.44	0d	1	0.70mi
13333 West Rd Unit 3174 Houston, TX	3.0	2.0	1337	$1,913	$1.43	11d	1	0.70mi
13333 West Rd Houston, TX	2.0	2.0	1131	$1,708	$1.51	13d	1	0.75mi
13333 West Rd Houston, TX	2.0	2.0	1131	$1,708	$1.51	44d	1	0.75mi
13333 West Rd Unit 3047 Houston, TX	3.0	2.0	1337	$1,924	$1.44	11d	1	0.76mi
13330 West Rd Houston, TX	1.0–3.0	1.0–2.0	1021	$1,837	$1.80	0d	39	0.76mi
14811 West Rd Houston, TX	2.0	2.0	943	$1,455	$1.54	44d	1	1.07mi
14811 West Rd Houston, TX	2.0	2.0	943	$1,455	$1.54	25d	1	1.07mi
14811 West Rd Unit 14838 Houston, TX	2.0	2.0	943	$1,599	$1.70	13d	1	1.08mi
14811 West Rd Unit 422 Houston, TX	2.0	2.0	1081	$1,658	$1.53	8d	1	1.08mi
14811 West Rd Unit 425 Houston, TX	2.0	2.0	1081	$1,688	$1.56	0d	1	1.08mi
14811 West Rd Unit 14834 Houston, TX	2.0	2.0	1081	$1,682	$1.56	11d	1	1.08mi
14811 West Rd Unit 14848 Houston, TX	2.0	2.0	1187	$1,809	$1.52	44d	1	1.08mi
14811 West Rd Unit 424 Houston, TX	2.0	2.0	1081	$1,658	$1.53	6d	1	1.08mi
8261 Sunbury Ln Houston, TX	2.0	2.0	900	$1,322	$1.47	44d	1	1.18mi
8200 Sunbury Ln Houston, TX	2.0	2.0	800	$1,164	$1.46	44d	1	1.19mi
10006 N Eldridge Pkwy Jersey Village, TX	2.0	2.0	1248	$1,597	$1.28	44d	1	1.28mi
8255 Sunbury Ln Unit 8288 Houston, TX	3.0	2.0	1185	$1,561	$1.32	17d	1	1.29mi
8255 Sunbury Ln Apt 424 Houston, TX	2.0	2.0	900	$1,051	$1.17	17d	1	1.29mi
18 Easton Commons Dr Houston, TX	2.0	1.0	800	$1,123	$1.40	18d	1	1.29mi
8255 Sunbury Ln Houston, TX	1.0–3.0	1.0–2.0	892	$1,709	$1.91	0d	27	1.34mi
8440 Easton Commons Dr Unit 8497 Houston, TX	2.0	2.0	907	$1,233	$1.36	11d	1	1.41mi
8440 Easton Commons Dr Unit 2165 Houston, TX	2.0	2.0	907	$1,239	$1.37	0d	1	1.41mi
8550 Easton Commons Dr Unit 8607 Houston, TX	2.0	2.0	725	$1,147	$1.58	17d	1	1.45mi
8550 Easton Commons Dr Unit 8583 Houston, TX	3.0	2.0	1325	$1,837	$1.39	17d	1	1.45mi
12318 Fetlock Dr Houston, TX	3.0	2.0	1490	$1,745	$1.17	25d	1	1.47mi
8550 Easton Commons Dr Houston, TX	3.0	2.0	1325	$1,945	$1.47	44d	1	1.48mi
8550 Easton Commons Dr Houston, TX	1.0–2.0	1.0–2.0	824	$1,675	$2.03	0d	16	1.48mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 17 events

1. 2026-06-18
   days on market $169,900 Active 59 DOM
2. 2026-06-17
   days on market $169,900 Active 58 DOM
3. 2026-06-16
   days on market $169,900 Active 57 DOM
4. 2026-06-15
   days on market $169,900 Active 56 DOM
5. 2026-06-13
   days on market $169,900 Active 54 DOM
6. 2026-06-13
   days on market $169,900 Active 53 DOM
7. 2026-06-09
   days on market $169,900 Active 50 DOM
8. 2026-06-08
   days on market $169,900 Active 49 DOM
9. 2026-06-07
   days on market $169,900 Active 48 DOM
10. 2026-06-04
    days on market $169,900 Active 45 DOM
11. 2026-06-03
    days on market $169,900 Active 44 DOM
12. 2026-06-02
    days on market $169,900 Active 43 DOM
13. 2026-06-02
    days on market $169,900 Active 42 DOM
14. 2026-05-31
    days on market $169,900 Active 41 DOM
15. 2026-05-08
    price $169,900 637-char remark

    Show marketing remark (637 chars)

    Great opportunity in Chimney Hill to update and personalize this 3-bedroom, 2-bath home with major improvements already completed. Updates include recent roof (2024 with transferrable warranty), foundation repair, and extensive Hardie Plank siding replacement, providing a strong starting point for your remodel. The home features abundant natural light, a spacious family room with high ceiling and cozy wood-burning fireplace, and a functional layout ready for your vision. The primary suite offers a high ceiling and walk-in closet. Enjoy outdoor living with a covered patio and large backyard. Refrigerator, Washer/Dryer included.

16. 2026-04-20
    listed $179,900 Active 637-char remark

    Show marketing remark (637 chars)

    Great opportunity in Chimney Hill to update and personalize this 3-bedroom, 2-bath home with major improvements already completed. Updates include recent roof (2024 with transferrable warranty), foundation repair, and extensive Hardie Plank siding replacement, providing a strong starting point for your remodel. The home features abundant natural light, a spacious family room with high ceiling and cozy wood-burning fireplace, and a functional layout ready for your vision. The primary suite offers a high ceiling and walk-in closet. Enjoy outdoor living with a covered patio and large backyard. Refrigerator, Washer/Dryer included.

17. 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: $4,299 · $358/mo
• Projected year-2 tax: $4,299 · $358/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,423
• − Mortgage interest: −$9,517
• − Property taxes: −$4,299
• − Insurance: −$850
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$456
• − Depreciation: −$4,943
• Taxable loss: −$2,908
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $536/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: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 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): 33,349
• Household income: $77,083
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 537.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 25% White 23% Asian 16% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 36% Cuban 2% Salvadoran 1%
• Common ancestry: Italian 1% Portuguese 1% Romanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 45% English-only · Spanish 39% Vietnamese 8% Other Indo-European 3%

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: ▼ -1.47%
• Current HPI: 241.5096
• Rent YoY: ▲ 0.25%
• 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

-5.6% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $169,900 HARMLS
• 2026-04-20 Listed $179,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,299 · -1.0% YoY. Source: county tax records.