2008 Williamsburg Ct N · League City, TX 77573

$249,000

4 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 492 Days on market

Built 1969 7,148 sqft lot $159/sqft · at area comps Est $244k · at est. $3/mo HOA

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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 +11.7/30.0
• ARV discount +6.7/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers great potential! It’s ready for you to add your personal touches. The spacious primary bedroom is conveniently located downstairs, providing easy access and privacy. The large fenced backyard is perfect for outdoor activities, pets, or gardening. While some areas may need a little finishing flair, the home has great potential. Located in a quiet neighborhood, you’re just minutes from shopping, schools, and parks. It’s a fantastic opportunity to create your dream space! Don’t miss out!

Key facts

• 7,148 sq ft lot
• 2 garage spots
• Built 1969

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-73 ($-872/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (14.4% below list).
• Recommended offer: $213k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.7% in League City — 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 75/100 on livability (#135 in TX, #3,961 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Clear Creek ISD (suburban): math 48% / reading 54% proficiency, ranked #114 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 944 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Galveston County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 492 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,157 (14.4% 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 492 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
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 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: 0.86% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (median comp): $244,400
• List price: $249,000
• Delta: 1.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 Williamsburg Ct N	0.06mi	3/2.0 (-1)	1,598 (+2%)	2mo	$241,900	$151	88
1907 Williamsburg Ct S	0.10mi	4/2.0	1,617 (+3%)	4mo	$230,000	$142	87
2003 Williamsburg Ct S	0.09mi	3/2.0 (-1)	1,520 (-3%)	0mo	$246,900	$162	86
2002 Savanna Ct S	0.16mi	3/2.0 (-1)	1,534 (-2%)	1mo	$279,900	$182	83
2103 Williamsburg Ct N	0.10mi	3/2.0 (-1)	1,479 (-6%)	1mo	$250,000	$169	80
2010 Victoria Ct	0.31mi	3/2.0 (-1)	1,585 (+1%)	2mo	$275,000	$174	77
2002 Sunset Ct S	0.16mi	3/2.0 (-1)	1,448 (-8%)	4mo	$265,000	$183	71
1805 Chickadee Dr	0.35mi	3/2.0 (-1)	1,492 (-5%)	2mo	$227,000	$152	69
2511 Chancellorsville Ct	0.58mi	3/2.0 (-1)	1,594 (+2%)	0mo	$262,000	$164	65
2004 Yorktown Ct N	0.21mi	3/2.0 (-1)	1,388 (-12%)	2mo	$249,000	$179	64
2203 Colonial Ct S	0.31mi	3/2.0 (-1)	1,785 (+14%)	2mo	$283,000	$159	56
2109 Eastland St	0.73mi	3/2.0 (-1)	1,790 (+14%)	4mo	$325,000	$182	34

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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-49,579
• Equity at exit: $37,127

10-year hold

• IRR: -20.4%
• Equity multiple: 0.04×
• Total profit: $-67,191
• Equity at exit: $21,529

Cash invested: $69,720 (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 77573

• Home prices YoY: -29.2%
• Rents YoY: 0.8%
• Active inventory: 944
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$344 /mo · $4,128/yr
• Insurance: −$104
• HOA: −$3
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-73

Break-even live

Break-even rent $2,224

Max offer price $236,170

Occupancy floor 98%

Sensitivity live

Price	-10% $68	-5% $-2	+0% $-73	+5% $-143	+10% $-214
Rent	-10% $-241	-5% $-157	+0% $-73	+5% $12	+10% $96
Rate	-1.0pp $53	-0.5pp $-9	base $-73	+0.5pp $-137	+1.0pp $-203

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1835 Wren Dr League City, TX	3.0	2.0	1092	$1,595	$1.46	2d	1	0.23mi
2318 Cambridge Ct N League City, TX	3.0	2.0	1773	$1,850	$1.04	25d	1	0.43mi
306 Lafayette Ln League City, TX	4.0	2.0	2232	$2,250	$1.01	44d	1	0.65mi
1803 Edinburg Ave League City, TX	3.0	2.0	1984	$3,500	$1.76	25d	1	0.67mi
301 N Wesley Dr Unit 3174 League City, TX	3.0	2.0	1445	$1,629	$1.13	11d	1	0.72mi
301 N Wesley Dr Unit 3112 League City, TX	3.0	2.0	1445	$1,597	$1.11	3d	1	0.72mi
301 N Wesley Dr Unit 334 League City, TX	3.0	2.0	1445	$2,084	$1.44	44d	1	0.72mi
2210 Dublin Dr League City, TX	3.0	2.0	1662	$2,131	$1.28	7d	1	0.72mi
301 N Wesley Dr Unit 3047 League City, TX	3.0	2.0	1445	$1,640	$1.13	11d	1	0.75mi
382 Hyland Ln League City, TX	3.0	2.0	2227	$1,480	$0.66	3d	1	1.18mi
1751 W Walker St Unit 1784 League City, TX	3.0	2.0	1363	$2,536	$1.86	44d	1	1.27mi
1751 W Walker St Unit 3174 League City, TX	3.0	2.0	1363	$2,493	$1.83	3d	1	1.27mi
2205 W Walker St Unit 3174 League City, TX	3.0	2.0	1434	$2,157	$1.50	3d	1	1.37mi
2205 W Walker St Unit 2238 League City, TX	3.0	2.0	1434	$1,975	$1.38	44d	1	1.37mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 26 events

1. 2026-06-18
   days on market $249,000 Active 492 DOM
2. 2026-06-17
   days on market $249,000 Active 491 DOM
3. 2026-06-16
   days on market $249,000 Active 490 DOM
4. 2026-06-15
   days on market $249,000 Active 489 DOM
5. 2026-06-13
   days on market $249,000 Active 487 DOM
6. 2026-06-13
   days on market $249,000 Active 486 DOM
7. 2026-06-09
   days on market $249,000 Active 483 DOM
8. 2026-06-08
   days on market $249,000 Active 482 DOM
9. 2026-06-07
   days on market $249,000 Active 481 DOM
10. 2026-06-04
    days on market $249,000 Active 478 DOM
11. 2026-06-03
    days on market $249,000 Active 477 DOM
12. 2026-06-02
    days on market $249,000 Active 476 DOM
13. 2026-06-01
    days on market $249,000 Active 475 DOM
14. 2026-05-31
    days on market $249,000 Active 474 DOM
15. 2026-04-22
    price $249,000 530-char remark

    Show marketing remark (530 chars)

    This home offers great potential! It’s ready for you to add your personal touches. The spacious primary bedroom is conveniently located downstairs, providing easy access and privacy. The large fenced backyard is perfect for outdoor activities, pets, or gardening. While some areas may need a little finishing flair, the home has great potential. Located in a quiet neighborhood, you’re just minutes from shopping, schools, and parks. It’s a fantastic opportunity to create your dream space! Don’t miss out!

16. 2025-12-10
    price $250,000 530-char remark

    Show marketing remark (530 chars)

    This home offers great potential! It’s ready for you to add your personal touches. The spacious primary bedroom is conveniently located downstairs, providing easy access and privacy. The large fenced backyard is perfect for outdoor activities, pets, or gardening. While some areas may need a little finishing flair, the home has great potential. Located in a quiet neighborhood, you’re just minutes from shopping, schools, and parks. It’s a fantastic opportunity to create your dream space! Don’t miss out!

17. 2025-07-12
    price $264,000 530-char remark

    Show marketing remark (530 chars)

    This home offers great potential! It’s ready for you to add your personal touches. The spacious primary bedroom is conveniently located downstairs, providing easy access and privacy. The large fenced backyard is perfect for outdoor activities, pets, or gardening. While some areas may need a little finishing flair, the home has great potential. Located in a quiet neighborhood, you’re just minutes from shopping, schools, and parks. It’s a fantastic opportunity to create your dream space! Don’t miss out!

18. 2025-06-24
    price $265,000 530-char remark

    Show marketing remark (530 chars)

    This home offers great potential! It’s ready for you to add your personal touches. The spacious primary bedroom is conveniently located downstairs, providing easy access and privacy. The large fenced backyard is perfect for outdoor activities, pets, or gardening. While some areas may need a little finishing flair, the home has great potential. Located in a quiet neighborhood, you’re just minutes from shopping, schools, and parks. It’s a fantastic opportunity to create your dream space! Don’t miss out!

19. 2025-02-11
    listed $266,500 Active 530-char remark

    Show marketing remark (530 chars)

    This home offers great potential! It’s ready for you to add your personal touches. The spacious primary bedroom is conveniently located downstairs, providing easy access and privacy. The large fenced backyard is perfect for outdoor activities, pets, or gardening. While some areas may need a little finishing flair, the home has great potential. Located in a quiet neighborhood, you’re just minutes from shopping, schools, and parks. It’s a fantastic opportunity to create your dream space! Don’t miss out!

20. 2025-02-10
    historical $266,500 530-char remark

    Show marketing remark (530 chars)

    This home offers great potential! It’s ready for you to add your personal touches. The spacious primary bedroom is conveniently located downstairs, providing easy access and privacy. The large fenced backyard is perfect for outdoor activities, pets, or gardening. While some areas may need a little finishing flair, the home has great potential. Located in a quiet neighborhood, you’re just minutes from shopping, schools, and parks. It’s a fantastic opportunity to create your dream space! Don’t miss out!

21. 2023-06-09
    soldstatus Sold 636-char remark

    Show marketing remark (636 chars)

    Fantastic Newly updated 2 story home in highly desired Newport Subdivision. This 4 Bedroom 2 Bath has a huge fenced in backyard with an extended pation area. Lots of updates New floors, New paint downstairs 2019, New floors new paint upstairs 2023. New AC, Furnace, Water heater 2021. Newly updated Kitchen 2023. All new plumbing was done when foundation repairs was done 2019. Foundation repair has lifetime transferable warranty. New electrical panel 2019. Lots of closet space for storage. This house is move in ready. Close to dining and shopping, medical facilities. Dont miss your opportunity to get this gem in League City.

22. 2023-06-09
    soldstatus

    Show marketing remark (636 chars)

    Fantastic Newly updated 2 story home in highly desired Newport Subdivision. This 4 Bedroom 2 Bath has a huge fenced in backyard with an extended pation area. Lots of updates New floors, New paint downstairs 2019, New floors new paint upstairs 2023. New AC, Furnace, Water heater 2021. Newly updated Kitchen 2023. All new plumbing was done when foundation repairs was done 2019. Foundation repair has lifetime transferable warranty. New electrical panel 2019. Lots of closet space for storage. This house is move in ready. Close to dining and shopping, medical facilities. Dont miss your opportunity to get this gem in League City.

23. 2023-05-21
    status Pending 636-char remark

    Show marketing remark (636 chars)

    Fantastic Newly updated 2 story home in highly desired Newport Subdivision. This 4 Bedroom 2 Bath has a huge fenced in backyard with an extended pation area. Lots of updates New floors, New paint downstairs 2019, New floors new paint upstairs 2023. New AC, Furnace, Water heater 2021. Newly updated Kitchen 2023. All new plumbing was done when foundation repairs was done 2019. Foundation repair has lifetime transferable warranty. New electrical panel 2019. Lots of closet space for storage. This house is move in ready. Close to dining and shopping, medical facilities. Dont miss your opportunity to get this gem in League City.

24. 2023-05-15
    status Option Pending 636-char remark

    Show marketing remark (636 chars)

    Fantastic Newly updated 2 story home in highly desired Newport Subdivision. This 4 Bedroom 2 Bath has a huge fenced in backyard with an extended pation area. Lots of updates New floors, New paint downstairs 2019, New floors new paint upstairs 2023. New AC, Furnace, Water heater 2021. Newly updated Kitchen 2023. All new plumbing was done when foundation repairs was done 2019. Foundation repair has lifetime transferable warranty. New electrical panel 2019. Lots of closet space for storage. This house is move in ready. Close to dining and shopping, medical facilities. Dont miss your opportunity to get this gem in League City.

25. 2023-05-10
    listed $249,900 Active 636-char remark

    Show marketing remark (636 chars)

    Fantastic Newly updated 2 story home in highly desired Newport Subdivision. This 4 Bedroom 2 Bath has a huge fenced in backyard with an extended pation area. Lots of updates New floors, New paint downstairs 2019, New floors new paint upstairs 2023. New AC, Furnace, Water heater 2021. Newly updated Kitchen 2023. All new plumbing was done when foundation repairs was done 2019. Foundation repair has lifetime transferable warranty. New electrical panel 2019. Lots of closet space for storage. This house is move in ready. Close to dining and shopping, medical facilities. Dont miss your opportunity to get this gem in League City.

26. 2023-05-08
    historical $249,900 636-char remark

    Show marketing remark (636 chars)

    Fantastic Newly updated 2 story home in highly desired Newport Subdivision. This 4 Bedroom 2 Bath has a huge fenced in backyard with an extended pation area. Lots of updates New floors, New paint downstairs 2019, New floors new paint upstairs 2023. New AC, Furnace, Water heater 2021. Newly updated Kitchen 2023. All new plumbing was done when foundation repairs was done 2019. Foundation repair has lifetime transferable warranty. New electrical panel 2019. Lots of closet space for storage. This house is move in ready. Close to dining and shopping, medical facilities. Dont miss your opportunity to get this gem in League City.

ⓘ 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: $4,128 · $344/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$428/yr (+$36/mo · 10.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,579
• − Mortgage interest: −$13,948
• − Property taxes: −$4,128
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$36
• − Depreciation: −$7,244
• Taxable loss: −$5,115
• Est. tax savings @ 24.0%: +$1,228
• After-tax cash flow: $356/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: Clear Creek ISD
• NCES district ID: 4814280
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $80,240
• Composite: 46.49/100
• National rank: #2431
• State rank: #114 of 826 in TX

Livability — League City

• Score: 75/100
• State rank: #135
• US rank: #3961

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: League City, TX
• County: Galveston County · 357,330 people
• City population: 98,109
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 98,109
• Household income: $122,722
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 2226.0

Population outlook (Galveston County) Hauer SSP2

• Today (2025): 390,640 people
• By 2030: 425,226 · +8.9%
• By 2040: 493,765 · +26.4%
• By 2050: 559,698 · +43.3%
• By 2075: 719,260 · +84.1%
• By 2100: 819,628 · +109.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 19% Two or more races 12% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Galveston

• 2024 margin: Strong R (+27.4) · D 35.7% · R 63.1% · Other 1.2%
• 2008→2024 swing: -7.9pp toward R · 2008: -19.5pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+22.6 2016: R+22.6 2012: R+26.9 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.70%
• Current HPI: 244.0714
• Rent YoY: ▲ 0.78%
• 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

-0.4% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $249,000 HARMLS
• 2025-12-10 Price Changed $250,000 HARMLS
• 2025-07-12 Price Changed $264,000 HARMLS
• 2025-06-24 Price Changed $265,000 HARMLS
• 2025-02-11 Listed $266,500 HARMLS
• 2025-02-10 Coming Soon $266,500 HARMLS
• 2023-06-09 Sold (Public Records) — Public Records
• 2023-06-09 Sold (MLS) — HARMLS
• 2023-05-21 Pending — HARMLS
• 2023-05-15 Pending — HARMLS
• 2023-05-10 Listed $249,900 HARMLS
• 2023-05-08 Coming Soon $249,900 HARMLS

Property tax history

+4.1%/yr

Latest (2025): $4,128 · -3.6% YoY. Source: county tax records.