207 W Saunders St · League City, TX 77573

$221,999

3 bd · 2.0 ba · 1,621 sqft · SingleFamily public records · 26 Days on market

Built 1954 7,357 sqft lot $137/sqft · 35% below area Est $342k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious Single-Story Home with Bonus Room and Extra Storage Welcome to this great single-story home featuring 3 bedrooms, 2 bathrooms, and an additional bonus room that can be used as a fourth bedroom, office, or flex space. The property also includes an additional garage in the back—perfect for extra storage or a workshop. Conveniently located near freeway access, restaurants, and shopping, this home offers both comfort and convenience. A must-see opportunity for families or investors!

Key facts

• Extra storage
• Bonus room
• Freeway access

Tags

• SINGLE-STORY HOME
• BONUS ROOM
• EXTRA STORAGE
• FREEWAY ACCESS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on the first floor)
• Construction: Vinyl siding; Composition roof; Slab foundation; Built in 1954
• Exterior features: Back yard fence; Cleared lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Oven; Garbage disposal; Refrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 11 x 10); Two additional bedrooms on the first floor (each approx. 10 x 10)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (15.9% below list).
• Recommended offer: $187k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: Ralph Parr El (math 51% / reading 57%, grade C, #664 of 4,322 statewide, top 16%, 704 students, 37% FRL); Victory Lakes Int (math 47% / reading 54%, grade C, #333 of 1,662 statewide, top 21%, 937 students, 28% FRL); Clear Creek H S (math 51% / reading 54%, grade C-, #444 of 1,632 statewide, top 27%, 2,400 students, 0% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents flat; 959 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 26 days — a 2% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $186,740 (15.9% 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 9.9

CMA / ARV

• ARV (median comp): $341,575
• List price: $221,999
• Delta: -35.01%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Oakwood St	0.43mi	3/2.0	1,599 (-1%)	10mo	$265,000	$166	69
213 Oakwood St	0.43mi	3/2.0	1,584 (-2%)	10mo	$262,000	$165	68
218 Englewood Dr	0.44mi	3/2.0	1,598 (-1%)	12mo	$318,500	$199	67
203 Fleetwood Cir	0.52mi	3/2.0	1,596 (-2%)	11mo	$239,900	$150	64
203 W Saunders St	0.03mi	3/2.0	1,382 (-15%)	14mo	$225,000	$163	62
217 Oakwood St	0.42mi	3/2.0	1,715 (+6%)	11mo	$275,000	$160	62
218 Pecan Dr	0.58mi	3/2.0	1,620 (-0%)	14mo	$349,999	$216	62
807 Driftwood St	0.47mi	3/2.0	1,730 (+7%)	9mo	$240,000	$139	59
205 Oakwood St	0.46mi	4/2.0 (+1)	1,546 (-5%)	11mo	$249,000	$161	57
212 Englewood Dr	0.46mi	3/2.0	1,532 (-6%)	15mo	$250,000	$163	56
613 4th	0.64mi	3/2.5	1,683 (+4%)	12mo	$329,900	$196	52
604 Elmore St	0.50mi	3/2.0	1,757 (+8%)	14mo	$349,000	$199	51

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: -25.2%
• Equity multiple: 0.16×
• Total profit: $-52,196
• Equity at exit: $33,101

10-year hold

• IRR: -30.8%
• Equity multiple: -0.24×
• Total profit: $-76,796
• Equity at exit: $19,194

Cash invested: $62,160 (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: 959
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$411 /mo · $4,931/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-192

Break-even live

Break-even rent $2,111

Max offer price $188,018

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-130	+0% $-192	+5% $-255	+10% $-318
Rent	-10% $-340	-5% $-266	+0% $-192	+5% $-119	+10% $-45
Rate	-1.0pp $-81	-0.5pp $-136	base $-192	+0.5pp $-250	+1.0pp $-308

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 W Walker St League City, TX	2.0	2.0	1172	$1,662	$1.42	45d	1	0.05mi
113 W Main St League City, TX	2.0	2.0	1144	$1,699	$1.49	26d	1	0.26mi
382 Hyland Ln League City, TX	3.0	2.0	2229	$1,200	$0.54	0d	1	0.32mi
382 Hyland Ln League City, TX	3.0	2.0	2227	$1,480	$0.66	4d	1	0.32mi
310 Waco Ave Apt 206 League City, TX	2.0	1.5	1100	$1,250	$1.14	0d	1	0.44mi
316 3rd St League City, TX	3.0	1.0	1400	$1,450	$1.04	45d	1	0.46mi
703 Coryell St League City, TX	3.0	2.0	1580	$1,595	$1.01	23d	1	0.73mi
1751 W Walker St Unit 3174 League City, TX	3.0	2.0	1363	$2,536	$1.86	0d	1	0.75mi
1751 W Walker St Unit 1784 League City, TX	3.0	2.0	1363	$2,485	$1.82	0d	1	0.75mi
301 N Wesley Dr Unit 2047 League City, TX	2.0	2.0	1067	$1,614	$1.51	0d	1	1.09mi
301 N Wesley Dr Unit 3047 League City, TX	3.0	2.0	1445	$1,640	$1.13	12d	1	1.09mi
2205 W Walker St Unit 424 League City, TX	2.0	2.0	1093	$1,615	$1.48	9d	1	1.10mi
301 N Wesley Dr League City, TX	2.0	2.0	1144	$1,699	$1.49	45d	1	1.14mi
307 N Wesley Dr League City, TX	2.0	2.0	1067	$1,469	$1.38	45d	1	1.14mi
301 N Wesley Dr Unit 3112 League City, TX	3.0	2.0	1445	$1,589	$1.10	0d	1	1.15mi
301 N Wesley Dr Apt 424 League City, TX	2.0	2.0	1067	$1,589	$1.49	7d	1	1.15mi
301 N Wesley Dr Unit 3174 League City, TX	3.0	2.0	1445	$1,640	$1.13	0d	1	1.15mi
301 N Wesley Dr Apt 422 League City, TX	2.0	2.0	1067	$1,589	$1.49	9d	1	1.15mi
301 N Wesley Dr Unit 338 League City, TX	2.0	2.0	1067	$1,613	$1.51	12d	1	1.15mi
301 N Wesley Dr Unit 334 League City, TX	3.0	2.0	1445	$2,084	$1.44	45d	1	1.15mi
301 N Wesley Dr Unit 2112 League City, TX	2.0	2.0	1067	$1,573	$1.47	0d	1	1.15mi
350 N Wesley Dr League City, TX	1.0–2.0	1.0–2.0	872	$2,120	$2.43	0d	15	1.15mi
2205 W Walker St Unit 3174 League City, TX	3.0	2.0	1434	$2,149	$1.50	0d	1	1.18mi
2205 W Walker St Unit 2238 League City, TX	3.0	2.0	1434	$1,975	$1.38	45d	1	1.18mi
2205 W Walker St Unit 2228 League City, TX	2.0	2.0	1093	$1,599	$1.46	0d	1	1.18mi
2205 W Walker St Unit 2174 League City, TX	2.0	2.0	1093	$1,532	$1.40	18d	1	1.18mi
2205 W Walker St Unit 2262 League City, TX	2.0	2.0	1093	$1,565	$1.43	14d	1	1.18mi
1627 Texas Ave League City, TX	4.0	2.0	1430	$2,800	$1.96	45d	1	1.21mi
1521 Pearl Dr League City, TX	4.0	2.5	1747	$2,500	$1.43	0d	1	1.23mi
1612 2nd St League City, TX	3.0	2.0	1496	$2,200	$1.47	45d	1	1.31mi
1617 3rd St League City, TX	4.0	2.0	1687	$2,150	$1.27	45d	1	1.34mi
306 Lafayette Ln League City, TX	4.0	2.0	2232	$2,250	$1.01	45d	1	1.41mi
1835 Wren Dr League City, TX	3.0	2.0	1092	$1,595	$1.46	3d	1	1.49mi

Listing history 35 events

1. 2026-06-17
   days on market $221,999 Pending 26 DOM
2. 2026-06-16
   days on market $221,999 Pending 25 DOM
3. 2026-06-15
   days on market $221,999 Pending 24 DOM
4. 2026-06-13
   days on market $221,999 Pending 22 DOM
5. 2026-06-13
   days on market $221,999 Pending 21 DOM
6. 2026-06-10
   status $221,999 Pending 18 DOM
7. 2026-06-09
   days on market $221,999 Active 18 DOM
8. 2026-06-08
   days on market $221,999 Active 17 DOM
9. 2026-06-07
   days on market $221,999 Active 16 DOM
10. 2026-06-04
    days on market $221,999 Active 13 DOM
11. 2026-06-03
    days on market $221,999 Active 12 DOM
12. 2026-06-02
    days on market $221,999 Active 11 DOM
13. 2026-06-01
    days on market $221,999 Active 10 DOM
14. 2026-05-31
    days on market $221,999 Active 9 DOM
15. 2026-05-07
    historical
16. 2026-01-14
    price $221,999
17. 2025-12-19
    price $226,999
18. 2025-10-22
    listed $233,999 Active
19. 2025-10-22
    historical
20. 2025-10-20
    price $239,000
21. 2025-08-19
    price $245,000
22. 2025-05-16
    listed $250,000 Active
23. 2023-10-12
    historical $1,800
24. 2023-10-12
    historical
25. 2023-10-01
    listed $1,800
26. 2023-03-08
    listed $240,000 Active
27. 2021-07-07
    soldstatus
28. 2019-06-28
    soldstatus Sold
29. 2019-06-28
    soldstatus
30. 2019-05-16
    status Pending
31. 2019-05-03
    listed $220,000 Active
32. 2018-09-07
    soldstatus Sold
33. 2018-09-03
    status Pending
34. 2018-08-28
    status Option Pending
35. 2018-08-22
    listed $100,000 Active

ⓘ 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: $4,931 · $411/mo
• Projected year-2 tax: $4,931 · $411/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $22,409
• − Mortgage interest: −$12,435
• − Property taxes: −$4,931
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$6,458
• Taxable loss: −$6,111
• Est. tax savings @ 24.0%: +$1,467
• After-tax cash flow: $-842/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

+122.0% since first listed

24 events — show timeline

• 2026-06-18 Pending — HARMLS
• 2026-06-09 Pending — HARMLS
• 2026-05-22 Listed $221,999 HARMLS
• 2026-05-07 Listing Removed — HARMLS
• 2026-01-14 Price Changed $221,999 HARMLS
• 2025-12-19 Price Changed $226,999 HARMLS
• 2025-10-22 Listing Removed — HARMLS
• 2025-10-22 Listed $233,999 HARMLS
• 2025-10-20 Price Changed $239,000 HARMLS
• 2025-08-19 Price Changed $245,000 HARMLS
• 2025-05-16 Listed $250,000 HARMLS
• 2023-10-12 Rental Removed $1,800 BUILDIUM
• 2023-10-12 Listing Removed — HARMLS
• 2023-10-01 Listed for Rent $1,800 BUILDIUM
• 2023-03-08 Listed $240,000 HARMLS
• 2021-07-07 Sold (Public Records) — Public Records
• 2019-06-28 Sold (Public Records) — Public Records
• 2019-06-28 Sold (MLS) — HARMLS
• 2019-05-16 Pending — HARMLS
• 2019-05-03 Listed $220,000 HARMLS
• 2018-09-07 Sold (MLS) — HARMLS
• 2018-09-03 Pending — HARMLS
• 2018-08-28 Pending — HARMLS
• 2018-08-22 Listed $100,000 HARMLS

Property tax history

+7.3%/yr

Latest (2025): $4,931 · +4.6% YoY. Source: county tax records.