6742 Indian Lake Dr · Houston, TX 77489

$165,000

3 bd · 2.0 ba · 1,833 sqft · SingleFamily public records · 24 Days on market

Built 1972 7,148 sqft lot $90/sqft · 25% below area Est $220k · 25% under $17/mo HOA · 1% of rent ↓ 34% since listing

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +7.0/10.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious and inviting, this home offers a thoughtful layout designed for both everyday living and comfortable entertaining. From the welcoming front entry to the expansive living areas, you’ll find flexible spaces that easily adapt to your lifestyle. The generously sized den with a corner fireplace creates a natural gathering place, while the formal dining room is ideal for hosting and celebrating meaningful moments. The kitchen provides a functional footprint with ample storage and an adjoining eat-in breakfast area for casual dining. Multiple bedrooms offer versatility for guests, work, or personal retreats, including a primary suite with views of the backyard. Step outside to a lar

Key facts

• Functional kitchen
• Formal dining room
• Thoughtful layout

Tags

• THOUGHTFUL LAYOUT
• GENEROUSLY SIZED DEN
• CORNER FIREPLACE
• FORMAL DINING ROOM
• FUNCTIONAL KITCHEN
• AMPLE STORAGE

Property features AI

Finance

• Other: Subdivision lot; Lot approximately 0.1641 acres
• HOA & community: BRIARGATE HOA with an annual fee of $200; Community curbs and gutters

Exterior

• Parking: Attached garage; Driveway; 2 garage spaces
• Utilities: Public water; Public sewer; Concrete road access
• Home design: Residential property; Single-story (first-floor living); Full ownership
• Construction: Brick construction; Composition roof; Built in 1972; Slab foundation
• Exterior features: Deck; Patio; Fenced backyard; Private yard

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven / gas range; Disposal; Oven
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 16); Three additional first-floor bedrooms (each approx. 12 x 12)
• Flooring: Engineered hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Tub with shower; Vaulted ceilings; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: crime F.
• Fort Bend ISD (suburban): math 44% / reading 53% proficiency, ranked #140 of 826 in TX (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Ridge El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 263 students, 89% FRL); Christa Mcauliffe Middle (math 9% / reading 20%, grade F, #1,583 of 1,662 statewide, top 96%, 835 students, 94% FRL); Willowridge H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 1,319 students, 87% FRL) — zoned schools average 90% FRL vs 35% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 48% district-wide (-33 pts) — the specific schools serving this property underperform the Fort Bend ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 186 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 12,093 units permitted in Fort Bend County in 2024 (815 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $232 of equity ($1k loan paydown + $-909 appreciation (-0.6% local appreciation)).
• Fort Bend County population projected at +75% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 6.9

CMA / ARV

• ARV (median comp): $219,941
• List price: $165,000
• Delta: -24.98%
• 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
15403 Blueridge Rd	0.21mi	4/2.0 (+1)	1,833 (0%)	0mo	$249,999	$136	85
6734 Indian Lake Dr	0.02mi	3/2.0	1,654 (-10%)	4mo	$230,000	$139	79
7027 Dickson Way	0.39mi	3/2.0	1,782 (-3%)	3mo	$245,000	$137	74
6802 Jadwin Ct	0.41mi	4/3.5 (+1)	1,860 (+2%)	1mo	$199,000	$107	67
15610 Briar Spring Ct	0.49mi	3/2.0	1,719 (-6%)	3mo	$220,000	$128	64
15814 Ridgerock Rd	0.46mi	3/2.0	1,680 (-8%)	1mo	$140,000	$83	64
7018 Roberson Rd	0.34mi	3/2.5	1,670 (-9%)	7mo	$220,000	$132	62
15806 Corsair Rd	0.74mi	3/2.0	1,819 (-1%)	4mo	$164,900	$91	60
6407 Bazel Brook Dr	0.47mi	3/2.0	1,644 (-10%)	1mo	$259,900	$158	60
15043 Four Winds Dr	0.39mi	3/2.0	1,612 (-12%)	6mo	$273,000	$169	57
15626 Briargate Ct	0.48mi	3/2.0	1,572 (-14%)	4mo	$220,000	$140	51
6623 Maczali Dr	0.69mi	3/2.0	1,567 (-14%)	6mo	$225,000	$144	38

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

Projected returns pro-forma

-0.55% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.12×
• Total profit: $5,394
• Equity at exit: $43,414

10-year hold

• IRR: 6.3%
• Equity multiple: 1.59×
• Total profit: $27,108
• Equity at exit: $48,720

Cash invested: $46,200 (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 77489

• Home prices YoY: -0.2%
• Rents YoY: 0.3%
• Active inventory: 186
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,985 high
• Mortgage (P&I): −$865
• Tax from tax record: −$311 /mo · $3,730/yr
• Insurance: −$69
• HOA: −$17
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $306

Break-even live

Break-even rent $1,597

Max offer price $165,000

Occupancy floor 80%

Sensitivity live

Price	-10% $400	-5% $353	+0% $306	+5% $260	+10% $213
Rent	-10% $150	-5% $228	+0% $306	+5% $385	+10% $463
Rate	-1.0pp $390	-0.5pp $348	base $306	+0.5pp $264	+1.0pp $220

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6610 Rowell Ct Missouri City, TX	3.0	2.0	1753	$2,056	$1.17	6d	1	0.21mi
6406 Summer Ridge Dr Missouri City, TX	3.0	2.0	1624	$1,958	$1.21	3d	1	0.46mi
15703 Baybriar Dr Missouri City, TX	3.0	2.0	1252	$1,615	$1.29	20d	1	0.84mi
15113 Chasehill Dr Missouri City, TX	4.0	2.5	2286	$2,350	$1.03	44d	1	0.95mi
15823 Baybriar Dr Missouri City, TX	3.0	2.0	1335	$1,641	$1.23	6d	1	0.96mi
16322 Petaluma Dr Houston, TX	3.0	2.5	1876	$1,770	$0.94	16d	1	1.01mi
5721 Melanite Ave Houston, TX	3.0	1.5	1634	$1,481	$0.91	20d	1	1.11mi
16432 Chimney Rock Rd Unit 3174 Houston, TX	3.0	2.0	1349	$1,513	$1.12	11d	1	1.15mi
16432 Chimney Rock Rd Unit 3112 Houston, TX	3.0	2.0	1349	$1,481	$1.10	3d	1	1.15mi
16432 Chimney Rock Rd Unit 16465 Houston, TX	3.0	2.0	1349	$1,524	$1.13	44d	1	1.15mi
13960 Hillcroft St Unit 2174 Houston, TX	2.0	2.0	1332	$1,570	$1.18	0d	1	1.22mi
13960 Hillcroft St Unit 14017 Houston, TX	2.0	2.0	1332	$1,540	$1.16	16d	1	1.22mi
13960 Hillcroft St Unit 425 Houston, TX	2.0	2.0	1332	$1,540	$1.16	8d	1	1.22mi
507 Whippoorwill Dr Missouri City, TX	3.0	2.0	1970	$1,925	$0.98	44d	1	1.29mi
13939 Hillcroft Ave Unit 13972 Houston, TX	3.0	2.0	1404	$2,164	$1.54	21d	1	1.40mi
13939 Hillcroft Ave Houston, TX	1.0–3.0	1.0–2.0	985	$2,254	$2.29	4d	22	1.40mi
712 Beechbend Dr Missouri City, TX	4.0	2.5	2245	$2,250	$1.00	21d	1	1.46mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 10 events

1. 2026-04-27
   listed $165,000 Active 955-char remark
2. 2026-04-11
   historical
3. 2026-02-28
   price $179,000
4. 2026-02-10
   price $189,999
5. 2026-01-03
   listed $199,999 Active
6. 2025-11-20
   historical
7. 2025-10-28
   soldstatus
8. 2025-06-29
   listed $250,000 Active
9. 2003-03-31
   soldstatus
10. 2003-02-27
    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: $3,730 · $311/mo
• Projected year-2 tax: $3,730 · $311/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 3/10 Moderate
• 🌡 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: $23,823
• − Mortgage interest: −$9,243
• − Property taxes: −$3,730
• − Insurance: −$825
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − HOA: −$204
• − Depreciation: −$4,800
• Taxable income: $1,210
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $3,387/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: Fort Bend ISD
• NCES district ID: 4819650
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $82,360
• Composite: 44.61/100
• National rank: #2779
• State rank: #140 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: Fort Bend County · 836,777 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 39,292
• Household income: $74,689
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1121.0

Population outlook (Fort Bend County) Hauer SSP2

• Today (2025): 1,004,526 people
• By 2030: 1,153,104 · +14.8%
• By 2040: 1,453,718 · +44.7%
• By 2050: 1,753,781 · +74.6%
• By 2075: 2,455,772 · +144.5%
• By 2100: 2,930,528 · +191.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 29% Two or more races 13% White 4% Asian 3%
• Hispanic origin (detail): Mexican 17%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 22% Vietnamese 1% Other Asian/Pacific 1%

Political lean MEDSL · Fort Bend

• 2024 margin: Toss-up / Even · D 49.5% · R 47.9% · Other 2.6%
• 2008→2024 swing: +4.0pp toward D · 2008: -2.4pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+10.6 2016: D+6.6 2012: R+6.8 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.55%
• Current HPI: 288.1306
• Rent YoY: ▲ 0.34%
• 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

-34.0% since first listed

11 events — show timeline

• 2026-05-22 Pending — HARMLS
• 2026-04-27 Listed $165,000 HARMLS
• 2026-04-11 Listing Removed — HARMLS
• 2026-02-28 Price Changed $179,000 HARMLS
• 2026-02-10 Price Changed $189,999 HARMLS
• 2026-01-03 Listed $199,999 HARMLS
• 2025-11-20 Listing Removed — HARMLS
• 2025-10-28 Sold (Public Records) — Public Records
• 2025-06-29 Listed $250,000 HARMLS
• 2003-03-31 Sold (Public Records) — Public Records
• 2003-02-27 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,730 · +14.0% YoY. Source: county tax records.