1845 El Mar Ln · Seabrook, TX 77586

$165,000

4 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 2 Days on market

Built 1966 6,599 sqft lot Est $299k · 45% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime investment property ready for a full rehab! This 1,750-square-foot four-bed, two-bath home sits in a desirable location, with an extra room that can be used as a home office and an additional enclosed area at the back of the house adding extra square footage. Bring your contractor and vision! The below-market asking price leaves plenty of room for renovation costs and a healthy profit on the back end, with strong comps in the area making this an ideal candidate for a flip, rental, or BRRRR strategy. Sold strictly as-is — get in before this one's gone!

Key facts

• Desirable location
• Extra room
• Enclosed area

Tags

• EXTRA ROOM
• ENCLOSED AREA
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms on the first floor)
• Construction: Brick construction; Built in 1966; Slab foundation
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Four first-floor bedrooms (approx. 11' x 10'–12')
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Bonus room on the first floor; Five total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 12.4% vs local median 2.2% in Seabrook — 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 70/100 on livability (#359 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B+; Watch: amenities F, commute 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: Seabrook Int (math 53% / reading 57%, grade B-, #248 of 1,662 statewide, top 15%, 963 students, 30% FRL); Clear Falls H S (math 49% / reading 64%, grade C, #357 of 1,632 statewide, top 22%, 2,473 students, 0% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 326 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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.
• Current owner paid $64k; list at $165k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $165,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.70% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.65%
• DSCR: 1.96
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $299,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1833 El Mar Ln	0.03mi	3/2.0 (-1)	1,679 (-4%)	8mo	$244,999	$146	80
2317 Nassau Dr	0.29mi	3/2.0 (-1)	1,730 (-1%)	2mo	$235,000	$136	78
2300 Nassau Dr	0.26mi	4/2.0	1,813 (+4%)	7mo	$310,000	$171	76
1801 Bimini Way	0.20mi	4/2.0	1,679 (-4%)	11mo	$210,000	$125	75
1940 Waterford Way	0.15mi	3/2.0 (-1)	1,938 (+11%)	5mo	$319,900	$165	66
901 Hester St	0.51mi	3/2.0 (-1)	1,595 (-9%)	7mo	$391,000	$245	51
2512 Sawyer Dr	0.69mi	3/2.5 (-1)	1,620 (-7%)	8mo	$225,000	$139	42
1265 Friendship Trl	0.74mi	3/2.0 (-1)	1,909 (+9%)	5mo	$389,900	$204	42
2447 Parker St	0.71mi	4/2.0	1,932 (+10%)	10mo	$344,990	$179	41
2101 Menard Ave	0.54mi	3/2.0 (-1)	2,010 (+15%)	9mo	$499,000	$248	38
2525 Sawyer Dr	0.74mi	3/2.5 (-1)	1,990 (+14%)	6mo	$210,000	$106	31
2443 Parker St	0.74mi	3/2.0 (-1)	2,008 (+15%)	6mo	$354,990	$177	31

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 · 4.86% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $4,990
• Equity at exit: $24,602

10-year hold

• IRR: 14.8%
• Equity multiple: 2.35×
• Total profit: $62,362
• Equity at exit: $14,266

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 77586

• Rents YoY: 4.9%
• Active inventory: 326
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,805 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$448 /mo · $5,379/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $407

Break-even live

Break-even rent $2,290

Max offer price $165,000

Occupancy floor 80%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Towers Blvd Seabrook, TX	1.0–4.0	1.0–4.0	1251	$2,933	$2.34	1d	49	0.77mi
714 Whitecap Dr El Lago, TX	4.0	2.5	2068	$2,650	$1.28	43d	1	0.94mi

Listing history 3 events

1. 2026-06-18
   days on market $165,000 Active 2 DOM
2. 2026-06-17
   remarks 563-char remark
3. 2026-06-17
   listed $165,000 Active 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: $5,379 · $448/mo
• Projected year-2 tax: $5,379 · $448/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 9/10 Extreme FEMA zone AE · 99% 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: $33,660
• − Mortgage interest: −$9,243
• − Property taxes: −$5,379
• − Insurance: −$5,944
• − Repairs & maintenance: −$2,693
• − Management: −$2,693
• − Depreciation: −$4,800
• Taxable income: $2,909
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $4,187/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 — Seabrook

• Score: 70/100
• State rank: #359
• US rank: #7749

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seabrook, TX
• County: Harris County · 4,702,590 people
• City population: 24,019
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 23,807
• Household income: $114,057
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 616.0

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 White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 19% Two or more races 10% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 5% Italian 4% Romanian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 12% Tagalog/Filipino 1% Other Asian/Pacific 1%

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: ▼ -130.37%
• Current HPI: 228.2611
• Rent YoY: ▲ 4.86%
• 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

+156.9% since first listed

8 events — show timeline

• 2026-06-16 Listed $165,000 HARMLS
• 2007-05-21 Sold (Public Records) — Public Records
• 2006-04-28 Sold (Public Records) — Public Records
• 2005-11-21 Listing Removed — HARMLS
• 2005-10-27 Listed $110,000 HARMLS
• 1997-12-15 Sold (Public Records) $104,804 Public Records
• 1997-12-15 Sold (Public Records) $95,361 Public Records
• 1997-12-15 Sold (Public Records) $64,239 Public Records

Property tax history

+10.6%/yr

Latest (2025): $5,379 · +13.8% YoY. Source: county tax records.