10075 Westpark Dr #52 · Houston, TX 77042

$65,000

1 bd · 1.0 ba · 690 sqft · Condo public records · 6 Days on market

Built 1978 $260/mo HOA · 28% of rent

---

Why this score? — see what drove the D 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 +10.9/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Key facts

• $260 HOA
• Community pool
• Built 1978

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $-29 ($-346/yr) — negative.
• To cash-flow at today's rent, offer at most $60k (7.8% below list).
• Meets the 1% rule at list price ($930 rent vs $65k).
• Recommended offer: $60k (7.8% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• Alief ISD (urban): math 23% / reading 28% proficiency, ranked #717 of 826 in TX (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sneed El (math 19% / reading 19%, grade F, #3,739 of 4,322 statewide, top 87%, 1,033 students, 92% FRL); O'Donnell Middle (math 32% / reading 33%, grade F, #947 of 1,662 statewide, top 58%, 1,230 students, 89% FRL); Alief Isd J J A E P (13 students, 77% FRL).
• Market conditions: Rents soft (-2.3%/yr); 249 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $449 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 28% of rent.
• 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 $59,911 (7.8% 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
10. 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.
11. 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.
12. 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: 1.43% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.18×
• Total profit: $-14,886
• Equity at exit: $9,692

10-year hold

• IRR: -54.1%
• Equity multiple: -0.37×
• Total profit: $-25,017
• Equity at exit: $5,620

Cash invested: $18,200 (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 77042

• Rents YoY: -2.3%
• Active inventory: 249
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $930 high
• Mortgage (P&I): −$341
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$27
• HOA: −$260
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-29

Break-even live

Break-even rent $967

Max offer price $59,911

Occupancy floor 98%

Sensitivity live

Price	-10% $8	-5% $-10	+0% $-29	+5% $-47	+10% $-66
Rent	-10% $-102	-5% $-66	+0% $-29	+5% $8	+10% $45
Rate	-1.0pp $4	-0.5pp $-12	base $-29	+0.5pp $-46	+1.0pp $-63

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10070 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	720	$785	$1.09	1d	19	0.12mi
10051 Westpark Dr #263 Houston, TX	1.0	1.0	680	$950	$1.40	45d	1	0.14mi
3900 Woodchase Dr Houston, TX	1.0	1.0	502	$1,000	$1.99	45d	1	0.16mi
10100 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	891	$729	$0.82	19d	21	0.19mi
3900 Woodchase Dr Houston, TX	1.0–2.0	1.0	612	$1,000	$1.63	1d	3	0.21mi
10010 Westpark Dr Unit 1104 Houston, TX	1.0	1.0	710	$1,069	$1.51	26d	1	0.21mi
3406 Woodchase Dr Houston, TX	1.0	1.0	704	$864	$1.23	45d	1	0.33mi
3400 Woodchase Dr Houston, TX	1.0–2.0	1.0–2.0	797	$699	$0.88	4d	28	0.39mi
3777 S Gessner Rd Unit 1108 Houston, TX	1.0	1.0	670	$920	$1.37	45d	1	0.39mi
3777 S Gessner Rd Unit 1213 Houston, TX	1.0	1.0	576	$820	$1.42	45d	1	0.39mi
9850 Richmond Ave Houston, TX	1.0–2.0	1.0–2.0	898	$1,239	$1.38	0d	9	0.46mi
9940 Richmond Ave Houston, TX	1.0	1.0	733	$925	$1.26	17d	1	0.51mi
5909 Ranchester Dr Unit 5951 Houston, TX	1.0	1.0	380	$771	$2.03	12d	1	0.54mi
5909 Ranchester Dr Unit 5960 Houston, TX	1.0	1.0	563	$708	$1.26	17d	1	0.54mi
5909 Ranchester Dr Unit 1162 Houston, TX	1.0	1.0	610	$836	$1.37	9d	1	0.54mi
5909 Ranchester Dr Unit 1165 Houston, TX	1.0	1.0	610	$825	$1.35	1d	1	0.54mi
5909 Ranchester Dr Unit 165 Houston, TX	1.0	1.0	380	$741	$1.95	1d	1	0.54mi
5909 Ranchester Dr Unit 5930 Houston, TX	1.0	1.0	610	$875	$1.43	12d	1	0.54mi
9940 Richmond Ave Unit 9991 Houston, TX	1.0	1.0	733	$945	$1.29	45d	1	0.55mi
3230 S Gessner Rd Houston, TX	1.0–2.0	1.0	710	$759	$1.07	26d	9	0.56mi
5915 Ranchester Dr Houston, TX	1.0	1.0	563	$841	$1.49	45d	1	0.57mi
8707 Town Park Dr Unit 3282 Houston, TX	1.0	1.0	653	$799	$1.22	26d	1	0.64mi
9797 Meadowglen Ln Unit 9839 Houston, TX	1.0	1.0	410	$613	$1.50	1d	1	0.66mi
9797 Meadowglen Ln Unit 1396 Houston, TX	1.0	1.0	527	$644	$1.22	1d	1	0.66mi
8701 Town Park Dr Houston, TX	1.0–2.0	1.0–2.0	890	$655	$0.74	0d	75	0.67mi
10575 Westpark Dr Houston, TX	1.0–2.0	1.0–2.0	878	$1,121	$1.28	0d	20	0.70mi
4033 W Sam Houston Pkwy S Houston, TX	1.0	1.0	365	$1,104	$3.02	1d	12	0.72mi
3505 W Sam Houston Pkwy S Houston, TX	1.0–2.0	1.0–2.0	914	$1,267	$1.39	0d	26	0.77mi
3030 Elmside Dr Houston, TX	1.0–2.0	1.0–2.0	870	$849	$0.98	1d	20	0.79mi
2900 S Gessner Rd Unit 1047 Houston, TX	1.0	1.0	715	$750	$1.05	13d	1	0.80mi
2900 S Gessner Rd Unit 2974 Houston, TX	1.0	1.0	715	$785	$1.10	15d	1	0.87mi
2900 S Gessner Rd Unit 2974 Houston, TX	1.0	1.0	715	$699	$0.98	1d	1	0.87mi
2900 S Gessner Rd Unit 1162 Houston, TX	1.0	1.0	715	$710	$0.99	9d	1	0.87mi
2900 S Gessner Rd Unit 2951 Houston, TX	1.0	1.0	715	$699	$0.98	15d	1	0.87mi
2927 Briarpark Dr Houston, TX	1.0	1.0	641	$1,040	$1.62	45d	1	0.88mi
2727 Elmside Dr Unit 1174 Houston, TX	1.0	1.0	623	$990	$1.59	17d	1	0.91mi
9698 Winsome Ln Unit MOWR Houston, TX	1.0	1.0	641	$1,001	$1.56	14d	1	0.92mi
2921 Briarpark Dr Unit 1174 Houston, TX	1.0	1.0	639	$1,024	$1.60	1d	1	0.94mi
2921 Briarpark Dr Unit 1165 Houston, TX	1.0	1.0	639	$983	$1.54	1d	1	0.94mi
2921 Briarpark Dr Unit 2942 Houston, TX	1.0	1.0	639	$1,029	$1.61	15d	1	0.94mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-21
   days on market $65,000 Active 6 DOM
2. 2026-06-18
   days on market $65,000 Active 3 DOM
3. 2026-06-17
   days on market $65,000 Active 2 DOM
4. 2026-06-15
   status $65,000 Active 1 DOM
5. 2026-06-15
   listed $65,000 Coming Soon 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: $1,628 · $136/mo
• Projected year-2 tax: $1,628 · $136/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,161
• − Mortgage interest: −$3,641
• − Property taxes: −$1,628
• − Insurance: −$325
• − Repairs & maintenance: −$893
• − Management: −$893
• − HOA: −$3,120
• − Depreciation: −$1,891
• Taxable loss: −$1,229
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $-51/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: Alief ISD
• NCES district ID: 4807830
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $37,775
• Composite: 21.29/100
• National rank: #8391
• State rank: #717 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): 38,721
• Household income: $59,097
• Rent vs Own: 73.7% rent · 26.3% own
• Severe rent burden: 3994.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 36% White 31% Black 24% Two or more races 18% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 14% Cuban 4%
• Common ancestry: Romanian 1% Serbian 1% Italian 1%
• Foreign-born: 35% · Canada, Jamaica, China
• Languages at home: 55% English-only · Spanish 31% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -234.36%
• Current HPI: 215.9671
• Rent YoY: ▼ -2.30%
• 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

6 events — show timeline

• 2026-06-14 Coming Soon $65,000 HARMLS
• 2026-06-07 Price Changed $900 HARMLS
• 2026-05-25 Listed for Rent $800 HARMLS
• 2017-06-07 Sold (Public Records) — Public Records
• 2006-03-15 Sold (Public Records) — Public Records
• 2001-03-12 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,628 · -0.8% YoY. Source: county tax records.