1500 S Diamondhead Blvd #134 · Crosby, TX 77532

$95,000

2 bd · 2.0 ba · 951 sqft · Condo public records · 16 Days on market

Built 1974 $100/sqft · at area comps Est $91k · at est. $268/mo HOA · 18% of rent ↓ 39% since listing

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Why this score? — see what drove the C 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 +22.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.3/10.0
• ARV discount +5.3/15.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 2-bath condo located in the highly sought-after Newport golf course community in Crosby! Backing to the beautiful 18-hole golf course, this low-maintenance home offers peaceful views, a spacious layout, abundant natural light, and a unique brick accent wall that adds character to the living space. The primary suite features its own private en-suite bathroom for added comfort and convenience. Residents of Newport enjoy an active lifestyle with access to incredible amenities including parks, walking and hiking trails, lake and river access, tennis courts, splash pads, a fitness center, pool, and optional Country Club gym membership. Conveniently located nea

Key facts

• Brick accent wall
• Tennis courts
• Splash pads

Tags

• BRICK ACCENT WALL
• PRIVATE EN-SUITE BATHROOM
• WALKING AND HIKING TRAILS
• LAKE AND RIVER ACCESS
• TENNIS COURTS
• SPLASH PADS

Property features AI

Finance

• HOA & community: Newport HOA / Fairway Port POA; Monthly association fee; Association amenities include clubhouse, recreation facilities, golf course, and tennis courts

Exterior

• Parking: Additional parking; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Entry level: First floor
• Construction: Built in 1974; Wood siding; Composition roof; Slab foundation
• Exterior features: Private yard; Lot measured in square feet

Interior

• Kitchen: Electric oven; Gas cooktop; Refrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 11); Second bedroom on the first floor (approx. 11 x 11)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Common-area laundry access; Electric dryer hookup; Dryer; Washer
• Laundry & utility: Shared laundry area; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.8% in Crosby — 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 59/100 on livability (#1,121 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• Crosby ISD (rural): math 39% / reading 40% proficiency, ranked #369 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby Middle (math 36% / reading 37%, grade F, #786 of 1,662 statewide, top 48%, 1,549 students, 60% FRL); Highpoint School East (Crosby) (20 students, 80% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 1172 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $657 of loan paydown is wiped out by about $3k 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

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y 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: property tax is 2.5% of price.
• 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 5.3

CMA / ARV

• ARV (median comp): $90,662
• List price: $95,000
• Delta: 21.33%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.48% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.74×
• Total profit: $-7,010
• Equity at exit: $14,165

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-654
• Equity at exit: $8,214

Cash invested: $26,600 (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 77532

• Home prices YoY: -28.6%
• Rents YoY: 1.5%
• Active inventory: 1172
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$40
• HOA: −$268
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $163

Break-even live

Break-even rent $1,274

Max offer price $95,000

Occupancy floor 84%

Sensitivity live

Price	-10% $217	-5% $190	+0% $163	+5% $136	+10% $109
Rent	-10% $46	-5% $104	+0% $163	+5% $221	+10% $280
Rate	-1.0pp $211	-0.5pp $187	base $163	+0.5pp $138	+1.0pp $113

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16700 Golf Club Dr Crosby, TX	1.0–2.0	1.0–2.0	780	$1,275	$1.63	2d	12	1.01mi

HOA detail condo

• Monthly dues: $268 · $3,216/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-18
   days on market $95,000 Active 16 DOM
2. 2026-06-17
   days on market $95,000 Active 15 DOM
3. 2026-06-16
   days on market $95,000 Active 14 DOM
4. 2026-06-15
   days on market $95,000 Active 13 DOM
5. 2026-06-13
   days on market $95,000 Active 11 DOM
6. 2026-06-09
   days on market $95,000 Active 7 DOM
7. 2026-06-08
   days on market $95,000 Active 6 DOM
8. 2026-06-07
   days on market $95,000 Active 5 DOM
9. 2026-06-04
   days on market $95,000 Active 2 DOM
10. 2026-06-02
    pricedays on marketlisting id $95,000 Active 1 DOM
11. 2026-06-01
    days on market $110,000 Active 24 DOM
12. 2026-05-31
    days on market $110,000 Active 23 DOM
13. 2026-05-08
    listed $110,000 Active 855-char remark
14. 2026-02-05
    historical
15. 2025-09-26
    price $95,000
16. 2025-08-14
    listed $115,000 Active
17. 2025-07-18
    historical
18. 2025-07-10
    price $124,500
19. 2025-05-29
    price $125,000
20. 2025-05-16
    price $127,000
21. 2025-04-09
    price $128,500
22. 2025-03-01
    listed $128,900 Active
23. 2025-01-14
    historical
24. 2025-01-13
    historical $1,650
25. 2024-11-28
    listed $1,650
26. 2024-11-28
    historical $1,500
27. 2024-11-18
    price $121,000
28. 2024-11-14
    price $124,900
29. 2024-11-14
    status Active
30. 2024-11-13
    listed $1,500
31. 2024-11-06
    historical $1,500
32. 2024-10-31
    historical
33. 2024-10-29
    listed $1,500
34. 2024-10-12
    listed $129,900 Active
35. 2024-10-11
    historical
36. 2023-05-15
    soldstatus
37. 2023-05-09
    soldstatus Sold
38. 2023-05-04
    status Pending, Continue to Show
39. 2023-04-05
    status Pending
40. 2023-03-31
    status Option Pending
41. 2023-03-07
    listed $140,000 Active
42. 2022-08-27
    historical
43. 2022-08-02
    price $147,000
44. 2022-07-18
    listed $157,000 Active
45. 2021-06-08
    soldstatus
46. 2012-12-17
    soldstatus
47. 1989-08-02
    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: $2,407 · $201/mo
• Projected year-2 tax: $2,407 · $201/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 · 25 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: $17,761
• − Mortgage interest: −$5,321
• − Property taxes: −$2,407
• − Insurance: −$475
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − HOA: −$3,216
• − Depreciation: −$2,764
• Taxable income: $736
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $1,778/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: Crosby ISD
• NCES district ID: 4815750
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $61,079
• Composite: 35.14/100
• National rank: #5012
• State rank: #369 of 826 in TX

Livability — Crosby

• Score: 59/100
• State rank: #1121
• US rank: #19783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 33,780
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 33,780
• Household income: $92,201
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 382.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 16% Black 9%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 78% English-only · Spanish 21%

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: ▼ -105.63%
• Current HPI: 264.0126
• Rent YoY: ▲ 1.48%
• 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

-39.5% since first listed

37 events — show timeline

• 2026-06-02 Listing Removed — HARMLS
• 2026-06-02 Listed $95,000 HARMLS
• 2026-05-08 Listed $110,000 HARMLS
• 2026-02-05 Listing Removed — HARMLS
• 2025-09-26 Price Changed $95,000 HARMLS
• 2025-08-14 Listed $115,000 HARMLS
• 2025-07-18 Listing Removed — HARMLS
• 2025-07-10 Price Changed $124,500 HARMLS
• 2025-05-29 Price Changed $125,000 HARMLS
• 2025-05-16 Price Changed $127,000 HARMLS
• 2025-04-09 Price Changed $128,500 HARMLS
• 2025-03-01 Listed $128,900 HARMLS
• 2025-01-14 Listing Removed — HARMLS
• 2025-01-13 Rental Removed $1,650 HARMLS
• 2024-11-28 Listed for Rent $1,650 HARMLS
• 2024-11-28 Rental Removed $1,500 RENTSPREE
• 2024-11-18 Price Changed $121,000 HARMLS
• 2024-11-14 Price Changed $124,900 HARMLS
• 2024-11-14 Relisted — HARMLS
• 2024-11-13 Listed for Rent $1,500 RENTSPREE
• 2024-11-06 Rental Removed $1,500 RENTSPREE
• 2024-10-31 Listing Removed — HARMLS
• 2024-10-29 Listed for Rent $1,500 RENTSPREE
• 2024-10-12 Listed $129,900 HARMLS
• 2024-10-11 Coming Soon — HARMLS
• 2023-05-15 Sold (Public Records) — Public Records
• 2023-05-09 Sold (MLS) — HARMLS
• 2023-05-04 Pending — HARMLS
• 2023-04-05 Pending — HARMLS
• 2023-03-31 Pending — HARMLS
• 2023-03-07 Listed $140,000 HARMLS
• 2022-08-27 Listing Removed — HARMLS
• 2022-08-02 Price Changed $147,000 HARMLS
• 2022-07-18 Listed $157,000 HARMLS
• 2021-06-08 Sold (Public Records) — Public Records
• 2012-12-17 Sold (Public Records) — Public Records
• 1989-08-02 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,407 · -5.2% YoY. Source: county tax records.