7610 Red Robin Ln · Houston, TX 77075

$274,975

3 bd · 3.0 ba · 1,528 sqft · MultiFamily public records · 146 Days on market

Built 1961 5,802 sqft lot $180/sqft · 14% below area Est $320k · 14% under

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Why this score? — see what drove the B- 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 +25.6/30.0
• ARV discount +13.8/15.0
• DSCR +8.5/10.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great investment opportunity in the highly desirable Hobby Airport area! This triplex at is 100% occupied and generating $2800 in gross monthly income with low monthly expenses, offering steady cash flow and strong upside potential. Conveniently located near Hobby Airport, major roadways, and employment centers, making it easy to rent and maintain long-term occupancy. Ideal for investors looking to add a stabilized multifamily property to their portfolio. Call today for more information and appointment. Only serious inquiries please.

Key facts

• 5,802 sq ft lot
• Built 1961
• Listed 145 days

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive. Per door: $217/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 148 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,066/mo this rent would consume 53% of the median local household income ($69k/yr) (locally 1573% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 146 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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

• Climate carrying-cost: 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 $241,978 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $319,840
• List price: $274,975
• Delta: -14.02%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-5,719
• Equity at exit: $41,000

10-year hold

• IRR: 6.8%
• Equity multiple: 1.49×
• Total profit: $37,963
• Equity at exit: $23,775

Cash invested: $76,993 (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 77075

• Home prices YoY: -25.3%
• Rents YoY: 2.2%
• Active inventory: 148
• Price-to-rent: 22.4×

Monthly cashflow live

• Estimated rent: $3,066 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$215 /mo · $2,585/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $650

Break-even live

Break-even rent $2,243

Max offer price $274,975

Occupancy floor 74%

Sensitivity live

Price	-10% $806	-5% $728	+0% $650	+5% $572	+10% $495
Rent	-10% $408	-5% $529	+0% $650	+5% $771	+10% $892
Rate	-1.0pp $789	-0.5pp $720	base $650	+0.5pp $579	+1.0pp $506

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,066
Total (3 units)			$3,066

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: $68,744
• Closing costs: $8,249
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7821 Fuqua St Houston, TX	3.0	2.0	1408	$1,700	$1.21	45d	1	0.51mi
8012 Folkstone Ln Houston, TX	3.0	2.0	1589	$1,900	$1.20	45d	1	0.59mi
8238 Fuqua Gardens Dr Houston, TX	3.0	2.5	1787	$1,995	$1.12	6d	1	0.95mi
8020 Botany Ln Unit 1546255P Houston, TX	3.0	2.0	1388	$3,226	$2.32	18d	1	1.01mi
6543 Castle Loch Ct Houston, TX	3.0	2.5	1709	$1,995	$1.17	16d	1	1.08mi
10946 Gulf Valley St Houston, TX	4.0	2.0	2179	$1,847	$0.85	25d	1	1.10mi
10647 Cashew Run Ln Houston, TX	3.0	2.0	1515	$2,100	$1.39	45d	1	1.11mi
7915 S Sam Houston Pkwy E Houston, TX	3.0	2.0	1154	$1,104	$0.96	45d	1	1.31mi

Listing history 32 events

1. 2026-06-21
   pricedays on market $274,975 Active 146 DOM
2. 2026-06-18
   days on market $274,985 Active 143 DOM
3. 2026-06-17
   days on market $274,985 Active 142 DOM
4. 2026-06-16
   days on market $274,985 Active 141 DOM
5. 2026-06-15
   days on market $274,985 Active 140 DOM
6. 2026-06-13
   days on market $274,985 Active 138 DOM
7. 2026-06-10
   days on market $274,985 Active 134 DOM
8. 2026-06-08
   days on market $274,985 Active 133 DOM
9. 2026-06-07
   days on market $274,985 Active 132 DOM
10. 2026-06-04
    days on market $274,985 Active 129 DOM
11. 2026-06-01
    days on market $274,985 Active 126 DOM
12. 2026-05-31
    statusdays on market $274,985 Active 125 DOM
13. 2026-05-18
    status Active 542-char remark

    Show marketing remark (542 chars)

    Great investment opportunity in the highly desirable Hobby Airport area! This triplex at is 100% occupied and generating $2800 in gross monthly income with low monthly expenses, offering steady cash flow and strong upside potential. Conveniently located near Hobby Airport, major roadways, and employment centers, making it easy to rent and maintain long-term occupancy. Ideal for investors looking to add a stabilized multifamily property to their portfolio. Call today for more information and appointment. Only serious inquiries please.

14. 2026-05-13
    status Pending 542-char remark

    Show marketing remark (542 chars)

    Great investment opportunity in the highly desirable Hobby Airport area! This triplex at is 100% occupied and generating $2800 in gross monthly income with low monthly expenses, offering steady cash flow and strong upside potential. Conveniently located near Hobby Airport, major roadways, and employment centers, making it easy to rent and maintain long-term occupancy. Ideal for investors looking to add a stabilized multifamily property to their portfolio. Call today for more information and appointment. Only serious inquiries please.

15. 2026-03-27
    price $274,985 542-char remark

    Show marketing remark (542 chars)

    Great investment opportunity in the highly desirable Hobby Airport area! This triplex at is 100% occupied and generating $2800 in gross monthly income with low monthly expenses, offering steady cash flow and strong upside potential. Conveniently located near Hobby Airport, major roadways, and employment centers, making it easy to rent and maintain long-term occupancy. Ideal for investors looking to add a stabilized multifamily property to their portfolio. Call today for more information and appointment. Only serious inquiries please.

16. 2026-03-05
    historical $950
17. 2026-02-17
    price $274,990 542-char remark

    Show marketing remark (542 chars)

    Great investment opportunity in the highly desirable Hobby Airport area! This triplex at is 100% occupied and generating $2800 in gross monthly income with low monthly expenses, offering steady cash flow and strong upside potential. Conveniently located near Hobby Airport, major roadways, and employment centers, making it easy to rent and maintain long-term occupancy. Ideal for investors looking to add a stabilized multifamily property to their portfolio. Call today for more information and appointment. Only serious inquiries please.

18. 2026-01-26
    listed $274,995 Active 542-char remark

    Show marketing remark (542 chars)

    Great investment opportunity in the highly desirable Hobby Airport area! This triplex at is 100% occupied and generating $2800 in gross monthly income with low monthly expenses, offering steady cash flow and strong upside potential. Conveniently located near Hobby Airport, major roadways, and employment centers, making it easy to rent and maintain long-term occupancy. Ideal for investors looking to add a stabilized multifamily property to their portfolio. Call today for more information and appointment. Only serious inquiries please.

19. 2025-10-27
    price $950
20. 2025-03-20
    listed $850
21. 2023-12-14
    soldstatus
22. 2015-05-06
    soldstatus
23. 2015-05-05
    soldstatus Sold 436-char remark

    Show marketing remark (436 chars)

    RENTAL INCOME!!!. .. 13% CAP. .. .DRIVE BY ONLY TO PREVIEW, DO NOT DISTURB TENANTS!!. .. entrance onto property strictly prohibited!!. .. The owner is retiring and selling his Three unit income producing property located less than a block off Telephone Road, near Almeda Genoa Rd. .. One 2/1 unit, One 1/1 unit, One efficiency. .. rent totals currently $1,700 a month. .. Drive by, take a look!. .. contact an agent for more information

24. 2015-03-29
    status Pending, Continue to Show 436-char remark

    Show marketing remark (436 chars)

    RENTAL INCOME!!!. .. 13% CAP. .. .DRIVE BY ONLY TO PREVIEW, DO NOT DISTURB TENANTS!!. .. entrance onto property strictly prohibited!!. .. The owner is retiring and selling his Three unit income producing property located less than a block off Telephone Road, near Almeda Genoa Rd. .. One 2/1 unit, One 1/1 unit, One efficiency. .. rent totals currently $1,700 a month. .. Drive by, take a look!. .. contact an agent for more information

25. 2015-03-18
    status Option Pending 436-char remark

    Show marketing remark (436 chars)

    RENTAL INCOME!!!. .. 13% CAP. .. .DRIVE BY ONLY TO PREVIEW, DO NOT DISTURB TENANTS!!. .. entrance onto property strictly prohibited!!. .. The owner is retiring and selling his Three unit income producing property located less than a block off Telephone Road, near Almeda Genoa Rd. .. One 2/1 unit, One 1/1 unit, One efficiency. .. rent totals currently $1,700 a month. .. Drive by, take a look!. .. contact an agent for more information

26. 2015-02-23
    price $109,850 436-char remark

    Show marketing remark (436 chars)

    RENTAL INCOME!!!. .. 13% CAP. .. .DRIVE BY ONLY TO PREVIEW, DO NOT DISTURB TENANTS!!. .. entrance onto property strictly prohibited!!. .. The owner is retiring and selling his Three unit income producing property located less than a block off Telephone Road, near Almeda Genoa Rd. .. One 2/1 unit, One 1/1 unit, One efficiency. .. rent totals currently $1,700 a month. .. Drive by, take a look!. .. contact an agent for more information

27. 2015-01-07
    listed $119,850 Active 436-char remark

    Show marketing remark (436 chars)

    RENTAL INCOME!!!. .. 13% CAP. .. .DRIVE BY ONLY TO PREVIEW, DO NOT DISTURB TENANTS!!. .. entrance onto property strictly prohibited!!. .. The owner is retiring and selling his Three unit income producing property located less than a block off Telephone Road, near Almeda Genoa Rd. .. One 2/1 unit, One 1/1 unit, One efficiency. .. rent totals currently $1,700 a month. .. Drive by, take a look!. .. contact an agent for more information

28. 2009-08-01
    historical
29. 2009-01-19
    listed $120,000
30. 2008-04-30
    historical
31. 2008-01-08
    listed $135,000
32. 1999-10-28
    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: $2,585 · $215/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$2,448/yr (+$204/mo · 94.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,792
• − Mortgage interest: −$15,403
• − Property taxes: −$2,585
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,943
• − Management: −$2,943
• − Depreciation: −$7,999
• Taxable income: $3,544
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $6,952/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: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 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): 40,626
• Household income: $69,191
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1573.0

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: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 34% Black 14% White 7% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1%
• Foreign-born: 30% · Canada, Vietnam, Jamaica
• Languages at home: 34% English-only · Spanish 60% Vietnamese 6%

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: ▼ -88.33%
• Current HPI: 260.3733
• Rent YoY: ▲ 2.17%
• 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

+103.7% since first listed

20 events — show timeline

• 2026-05-18 Relisted — HARMLS
• 2026-05-13 Pending — HARMLS
• 2026-03-27 Price Changed $274,985 HARMLS
• 2026-03-05 Rental Removed $950 REDFIN
• 2026-02-17 Price Changed $274,990 HARMLS
• 2026-01-26 Listed $274,995 HARMLS
• 2025-10-27 Price Changed $950 REDFIN
• 2025-03-20 Listed for Rent $850 REDFIN
• 2023-12-14 Sold (Public Records) — Public Records
• 2015-05-06 Sold (Public Records) — Public Records
• 2015-05-05 Sold (MLS) — HARMLS
• 2015-03-29 Pending — HARMLS
• 2015-03-18 Pending — HARMLS
• 2015-02-23 Price Changed $109,850 HARMLS
• 2015-01-07 Listed $119,850 HARMLS
• 2009-08-01 Listing Removed — HARMLS
• 2009-01-19 Listed $120,000 HARMLS
• 2008-04-30 Listing Removed — HARMLS
• 2008-01-08 Listed $135,000 HARMLS
• 1999-10-28 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,585 · +1.6% YoY. Source: county tax records.