18800 Egret Bay Blvd #808 · Webster, TX 77058

$92,000

1 bd · 1.0 ba · 685 sqft · Condo public records · 132 Days on market

Built 1983 $393/mo HOA · 35% of rent

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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 +7.5/15.0
• 1% rule +7.1/10.0
• Cash flow +4.8/30.0
• Schools +4.6/10.0
• Appreciation +4.4/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to Tranquility Lakes Condominiums! This charming 1-bedroom, 1-bath condo offers 685 sq. ft. of comfortable living in the heart of Webster. The open kitchen features stainless steel appliances and a cozy breakfast area, while the spacious living room boasts a fireplace for added warmth and style. Enjoy the convenience of an assigned covered parking space and low-maintenance condo living. Additionally, it features a balcony with storage, as well as a washer and dryer. Perfect for a first home, downsizing, or investment opportunity, this property combines comfort, functionality, and a fantastic location near shopping, dining, and major employers. Updates: HVAC (2023), Carpet and Vinyl Plank flooring (2023), Washer/Dryer (2023), Electric Range (2025),

Key facts

• Hvac
• Washer and dryer
• Cozy breakfast area

Tags

• STAINLESS STEEL APPLIANCES
• COZY BREAKFAST AREA
• ASSIGNED COVERED PARKING
• BALCONY WITH STORAGE
• WASHER AND DRYER
• HVAC

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $-652 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $8k (91.1% below list).
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $8k (91.1% below list) — sets the bar for cash-flow.
• Cap rate 3.4% vs local median 0.7% in Webster — 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 69/100 on livability (#433 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D+, employment D+, crime 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 rising (+1.9%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 (-1.2%/yr); year-one equity from $636 of loan paydown is wiped out by about $1k 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 132 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $92k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 35% of rent.
• 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 $8,182 (91.1% 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 132 days. Have you received any prior offers? Is the seller open to a 91% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.21% ✓
• Cap rate: 3.35%
• Cash-on-cash: -10.51%
• DSCR: 0.53
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.22% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -51.9%
• Equity multiple: -0.94×
• Total profit: $-49,988
• Equity at exit: $21,248

10-year hold

• IRR: -53.3%
• Equity multiple: -2.61×
• Total profit: $-92,925
• Equity at exit: $21,505

Cash invested: $25,760 (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 77058

• Home prices YoY: -0.5%
• Rents YoY: 1.9%
• Active inventory: 133
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$482
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$393
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-652

Break-even live

Break-even rent $1,934

Max offer price $8,182

Occupancy floor —

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18800 Egret Bay Blvd Houston, TX	1.0	1.0	656	$1,148	$1.75	43d	2	0.07mi
900 Henderson Ave Houston, TX	1.0–2.0	1.0–2.0	839	$1,130	$1.35	2d	43	0.18mi
200 Water St Webster, TX	1.0–3.0	1.0–2.0	1094	$1,209	$1.11	2d	38	0.64mi
18101 Point Lookout Dr Houston, TX	1.0–2.0	1.0–2.0	1000	$1,890	$1.89	20d	15	0.81mi
1235 E Nasa Pkwy Houston, TX	1.0–3.0	1.0–3.0	1252	$1,460	$1.17	1d	31	0.84mi
18101 Point Lookout Dr Apt 324 Houston, TX	1.0	1.0	741	$1,320	$1.78	7d	1	0.87mi
18101 Point Lookout Dr Unit 1174 Houston, TX	1.0	1.0	741	$1,309	$1.77	12d	1	0.87mi
18101 Point Lookout Dr Unit 18122 Houston, TX	1.0	1.0	741	$1,340	$1.81	43d	1	0.87mi
18101 Point Lookout Dr Unit 18116 Houston, TX	1.0	1.0	741	$1,317	$1.78	3d	1	0.87mi
18101 Point Lookout Dr Unit 18116 Houston, TX	1.0	1.0	741	$1,345	$1.82	12d	1	0.87mi
1315 E NASA Pkwy Houston, TX	1.0–3.0	1.0–2.5	1214	$795	$0.65	1d	37	0.88mi
1110 El Camino Village Dr Houston, TX	1.0–3.0	1.0–2.5	1143	$840	$0.73	2d	76	0.92mi
17700 El Camino Real Unit 147 Houston, TX	1.0	1.0	419	$940	$2.24	11d	1	0.95mi
801 E Nasa Road 1 Webster, TX	1.0–2.0	1.0	827	$799	$0.97	43d	39	0.96mi
801 E Nasa Pkwy Unit 852 Webster, TX	1.0	1.0	669	$979	$1.46	43d	1	1.01mi
801 E Nasa Pkwy Unit 875 Webster, TX	1.0	1.0	730	$1,008	$1.38	10d	1	1.01mi
801 E Nasa Pkwy Unit 324 Webster, TX	1.0	1.0	730	$969	$1.33	7d	1	1.01mi
801 E Nasa Pkwy Unit 1112 Webster, TX	1.0	1.0	730	$966	$1.32	3d	1	1.01mi
801 E Nasa Pkwy Unit 1162 Webster, TX	1.0	1.0	730	$969	$1.33	5d	1	1.01mi
801 E Nasa Pkwy Unit 822 Webster, TX	1.0	1.0	669	$984	$1.47	12d	1	1.01mi
2041 San Sebastian Ct Unit 2115 Houston, TX	1.0	1.0	728	$809	$1.11	12d	1	1.02mi
2041 San Sebastian Ct Unit 2092 Houston, TX	1.0	1.0	728	$763	$1.05	12d	1	1.02mi
2041 San Sebastian Ct Unit 1047 Houston, TX	1.0	1.0	728	$814	$1.12	11d	1	1.02mi
2041 San Sebastian Ct Unit 1162 Houston, TX	1.0	1.0	728	$774	$1.06	7d	1	1.02mi
2041 San Sebastian Ct Unit 2115 Houston, TX	1.0	1.0	728	$771	$1.06	3d	1	1.02mi
17700 El Camino Real Unit 1162 Houston, TX	1.0	1.0	649	$884	$1.36	5d	1	1.03mi
17700 El Camino Real Unit 17751 Houston, TX	1.0	1.0	649	$873	$1.35	12d	1	1.03mi
17700 El Camino Real Unit 17742 Houston, TX	1.0	1.0	419	$897	$2.14	3d	1	1.03mi
17700 El Camino Real Unit 17721 Houston, TX	1.0	1.0	649	$881	$1.36	3d	1	1.03mi
17700 El Camino Real Unit 17721 Houston, TX	1.0	1.0	649	$919	$1.42	12d	1	1.03mi
17700 El Camino Real Unit 324 Houston, TX	1.0	1.0	649	$884	$1.36	7d	1	1.03mi
17700 El Camino Real Houston, TX	3.0	1.0–2.0	827	$1,149	$1.39	19d	17	1.03mi
17632 El Camino Real Houston, TX	1.0	1.0	649	$925	$1.43	18d	1	1.04mi
17632 El Camino Real Houston, TX	1.0	1.0	649	$925	$1.43	43d	1	1.04mi
2010 San Sebastian Ct Houston, TX	1.0	1.0	690	$1,049	$1.52	43d	1	1.05mi
501 Sarah Deel Dr Unit 1162 Webster, TX	1.0	1.0	737	$1,301	$1.77	5d	1	1.09mi
501 Sarah Deel Dr Apt 324 Webster, TX	1.0	1.0	737	$1,301	$1.77	7d	1	1.09mi
501 Sarah Deel Dr Unit 0522 Webster, TX	1.0	1.0	737	$1,336	$1.81	12d	1	1.09mi
501 Sarah Deel Dr Unit 0522 Webster, TX	1.0	1.0	737	$1,298	$1.76	3d	1	1.09mi
501 Sarah Deel Dr Webster, TX	1.0	1.0	737	$1,290	$1.75	12d	1	1.09mi

HOA detail condo

• Monthly dues: $393 · $4,716/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-03
   days on market $92,000 Active 132 DOM
2. 2026-06-02
   days on market $92,000 Active 131 DOM
3. 2026-06-01
   days on market $92,000 Active 130 DOM
4. 2026-05-31
   days on market $92,000 Active 129 DOM
5. 2026-04-30
   price $92,000 769-char remark

   Show marketing remark (769 chars)

   Welcome to Tranquility Lakes Condominiums! This charming 1-bedroom, 1-bath condo offers 685 sq. ft. of comfortable living in the heart of Webster. The open kitchen features stainless steel appliances and a cozy breakfast area, while the spacious living room boasts a fireplace for added warmth and style. Enjoy the convenience of an assigned covered parking space and low-maintenance condo living. Additionally, it features a balcony with storage, as well as a washer and dryer. Perfect for a first home, downsizing, or investment opportunity, this property combines comfort, functionality, and a fantastic location near shopping, dining, and major employers. Updates: HVAC (2023), Carpet and Vinyl Plank flooring (2023), Washer/Dryer (2023), Electric Range (2025),

6. 2026-03-12
   price $99,000 769-char remark

   Show marketing remark (769 chars)

   Welcome to Tranquility Lakes Condominiums! This charming 1-bedroom, 1-bath condo offers 685 sq. ft. of comfortable living in the heart of Webster. The open kitchen features stainless steel appliances and a cozy breakfast area, while the spacious living room boasts a fireplace for added warmth and style. Enjoy the convenience of an assigned covered parking space and low-maintenance condo living. Additionally, it features a balcony with storage, as well as a washer and dryer. Perfect for a first home, downsizing, or investment opportunity, this property combines comfort, functionality, and a fantastic location near shopping, dining, and major employers. Updates: HVAC (2023), Carpet and Vinyl Plank flooring (2023), Washer/Dryer (2023), Electric Range (2025),

7. 2026-01-22
   listed $105,000 Active 769-char remark

   Show marketing remark (769 chars)

   Welcome to Tranquility Lakes Condominiums! This charming 1-bedroom, 1-bath condo offers 685 sq. ft. of comfortable living in the heart of Webster. The open kitchen features stainless steel appliances and a cozy breakfast area, while the spacious living room boasts a fireplace for added warmth and style. Enjoy the convenience of an assigned covered parking space and low-maintenance condo living. Additionally, it features a balcony with storage, as well as a washer and dryer. Perfect for a first home, downsizing, or investment opportunity, this property combines comfort, functionality, and a fantastic location near shopping, dining, and major employers. Updates: HVAC (2023), Carpet and Vinyl Plank flooring (2023), Washer/Dryer (2023), Electric Range (2025),

8. 2026-01-21
   historical
9. 2025-10-23
   listed $105,000 Active
10. 2023-04-28
    soldstatus
11. 2023-04-26
    soldstatus Sold
12. 2023-04-01
    status Pending, Continue to Show
13. 2023-04-01
    status Pending
14. 2023-03-27
    status Option Pending
15. 2023-03-09
    price $99,000
16. 2023-02-24
    price $101,500
17. 2023-02-03
    price $106,500
18. 2023-01-17
    price $112,500
19. 2022-12-30
    listed $119,500 Active
20. 2016-02-08
    soldstatus
21. 2011-05-24
    historical
22. 2011-02-18
    listed $57,500
23. 2011-02-04
    historical
24. 2010-11-23
    listed $59,900
25. 2010-10-10
    historical
26. 2010-07-24
    listed $69,900
27. 2009-10-01
    historical
28. 2009-09-17
    listed $78,000
29. 2009-08-01
    historical
30. 2009-04-25
    listed $79,000
31. 2007-11-21
    soldstatus
32. 1995-06-23
    soldstatus $30,000

ⓘ 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: $2,254 · $188/mo
• Projected year-2 tax: $2,254 · $188/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 ≥109°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: $13,308
• − Mortgage interest: −$5,153
• − Property taxes: −$2,254
• − Insurance: −$5,578
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − HOA: −$4,716
• − Depreciation: −$2,676
• Taxable loss: −$9,200
• Est. tax savings @ 24.0%: +$2,208
• After-tax cash flow: $-5,617/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 — Webster

• Score: 69/100
• State rank: #433
• US rank: #8911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webster, TX
• County: Harris County · 4,702,590 people
• City population: 26,638
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 17,850
• Household income: $68,722
• Rent vs Own: 68.8% rent · 31.2% own
• Severe rent burden: 1147.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 21% Two or more races 15% Asian 10% Black 5%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Italian 6% Lithuanian 3% Portuguese 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 15% Other Indo-European 5% Vietnamese 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: ▼ -1.22%
• Current HPI: 225.0251
• Rent YoY: ▲ 1.92%
• 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

+206.7% since first listed

28 events — show timeline

• 2026-04-30 Price Changed $92,000 HARMLS
• 2026-03-12 Price Changed $99,000 HARMLS
• 2026-01-22 Listed $105,000 HARMLS
• 2026-01-21 Listing Removed — HARMLS
• 2025-10-23 Listed $105,000 HARMLS
• 2023-04-28 Sold (Public Records) — Public Records
• 2023-04-26 Sold (MLS) — HARMLS
• 2023-04-01 Pending — HARMLS
• 2023-04-01 Pending — HARMLS
• 2023-03-27 Pending — HARMLS
• 2023-03-09 Price Changed $99,000 HARMLS
• 2023-02-24 Price Changed $101,500 HARMLS
• 2023-02-03 Price Changed $106,500 HARMLS
• 2023-01-17 Price Changed $112,500 HARMLS
• 2022-12-30 Listed $119,500 HARMLS
• 2016-02-08 Sold (Public Records) — Public Records
• 2011-05-24 Listing Removed — HARMLS
• 2011-02-18 Listed $57,500 HARMLS
• 2011-02-04 Listing Removed — HARMLS
• 2010-11-23 Listed $59,900 HARMLS
• 2010-10-10 Listing Removed — HARMLS
• 2010-07-24 Listed $69,900 HARMLS
• 2009-10-01 Listing Removed — HARMLS
• 2009-09-17 Listed $78,000 HARMLS
• 2009-08-01 Listing Removed — HARMLS
• 2009-04-25 Listed $79,000 HARMLS
• 2007-11-21 Sold (Public Records) — Public Records
• 1995-06-23 Sold (Public Records) $30,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,254 · +5.9% YoY. Source: county tax records.