1418 Pirates Cv · Nassau Bay, TX 77058

$410,000

4 bd · 2.5 ba · 2,424 sqft · SingleFamily public records · 63 Days on market

Built 1965 10,201 sqft lot $169/sqft · 6% below area Est $471k · 13% under $9/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).

• ARV discount +13.3/15.0
• Cash flow +7.0/30.0
• Schools +4.6/10.0
• Appreciation +4.4/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0

Listing remarks MLS

Charming single-story home located in the desirable Nassau Bay community, offering 4 bedrooms and 2 full bathrooms with approximately 2,629 square feet of living space. Situated on a spacious 10,200 square foot lot, this property features a functional layout with generous living areas and plenty of natural light throughout. The home offers a well-sized kitchen with ample cabinet storage, flowing into the main living and dining areas, making it ideal for both everyday living and entertaining. The primary suite provides comfort and privacy, while the additional bedrooms offer flexibility for family, guests, or home office use. Enjoy a large backyard with room for outdoor activities, gardening, or future improvements. Located in the Clear Lake Area, this property offers convenient access to NASA Parkway, shopping, dining, and major employment centers. A great opportunity to own a well-located home in an established neighborhood.

Key facts

• Well-sized kitchen
• Clear lake area
• Large backyard

Tags

• SINGLE-STORY HOME
• SPACIOUS LOT
• WELL-SIZED KITCHEN
• LARGE BACKYARD
• CLEAR LAKE AREA
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-671 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (25.1% below list).
• Recommended offer: $292k (28.9% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 1.2% in Nassau Bay — 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 68/100 on livability (#470 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, health & safety B; Watch: crime D+, amenities D, 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.
• Market conditions: Rents rising (+1.9%/yr); 133 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $3,073/mo this rent would consume 54% of the median local household income ($69k/yr) (locally 1147% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $3k 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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($385k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $291,536 (28.9% 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. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is D 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.75% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.32%
• DSCR: 0.72
• GRM: 11.1

CMA / ARV

• ARV (median comp): $470,768
• List price: $410,000
• Delta: -12.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1426 Antigua Ln	0.14mi	4/2.5	2,506 (+3%)	5mo	$395,000	$158	84
18335 Hereford Ln	0.30mi	4/2.5	2,283 (-6%)	2mo	$289,000	$127	74
1442 Pirates Cv	0.10mi	4/2.5	2,685 (+11%)	8mo	$470,000	$175	71
18655 Martinique Dr	0.27mi	4/2.5	2,201 (-9%)	5mo	$359,900	$164	68
18203 Carriage Ln	0.44mi	3/2.0 (-1)	2,407 (-1%)	6mo	$220,000	$91	67
18435 Point Lookout Dr	0.24mi	3/2.5 (-1)	2,640 (+9%)	3mo	$349,900	$133	66
18615 Martinique Dr	0.22mi	4/2.5	2,634 (+9%)	12mo	$385,000	$146	65
1419 Saxony Ln	0.50mi	4/2.5	2,584 (+7%)	7mo	$298,000	$115	60
18306 Barbuda Ln	0.32mi	4/2.0	2,080 (-14%)	1mo	$364,900	$175	59
18731 Egret Oaks Ln	0.27mi	3/3.5 (-1)	2,088 (-14%)	10mo	$350,000	$168	47
18230 Hereford Ln	0.40mi	3/2.0 (-1)	2,083 (-14%)	10mo	$265,000	$127	43
18210 Caprice Ln	0.47mi	3/2.0 (-1)	2,065 (-15%)	12mo	$398,900	$193	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.30×
• Total profit: $-80,696
• Equity at exit: $94,693

10-year hold

• IRR: -11.4%
• Equity multiple: 0.06×
• Total profit: $-108,388
• Equity at exit: $95,836

Cash invested: $114,800 (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: 11.1×

Monthly cashflow live

• Estimated rent: $3,073 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$702 /mo · $8,420/yr
• Insurance: −$171
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$9
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $-671

Break-even live

Break-even rent $3,922

Max offer price $291,536

Occupancy floor —

Sensitivity live

Price	-10% $-439	-5% $-555	+0% $-671	+5% $-787	+10% $-903
Rent	-10% $-913	-5% $-792	+0% $-671	+5% $-549	+10% $-428
Rate	-1.0pp $-464	-0.5pp $-566	base $-671	+0.5pp $-777	+1.0pp $-885

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 San Sebastian Ln Unit 1521758P Houston, TX	4.0	2.0	2325	$4,669	$2.01	2d	1	0.47mi
1315 E NASA Pkwy Houston, TX	1.0–3.0	1.0–2.5	1214	$1,924	$1.58	2d	37	0.86mi
1235 E Nasa Pkwy Houston, TX	1.0–3.0	1.0–3.0	1252	$3,059	$2.44	2d	31	0.87mi
1110 El Camino Village Dr Houston, TX	1.0–3.0	1.0–2.5	1143	$1,809	$1.58	2d	76	1.02mi
1617 3rd St League City, TX	4.0	2.0	1687	$2,150	$1.27	44d	1	1.46mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 24 events

1. 2026-06-18
   days on market $410,000 Active 63 DOM
2. 2026-06-17
   days on market $410,000 Active 62 DOM
3. 2026-06-16
   days on market $410,000 Active 61 DOM
4. 2026-06-15
   days on market $410,000 Active 60 DOM
5. 2026-06-13
   days on market $410,000 Active 58 DOM
6. 2026-06-13
   days on market $410,000 Active 57 DOM
7. 2026-06-09
   days on market $410,000 Active 54 DOM
8. 2026-06-08
   days on market $410,000 Active 53 DOM
9. 2026-06-07
   pricedays on market $410,000 Active 52 DOM
10. 2026-06-04
    days on market $425,000 Active 49 DOM
11. 2026-06-03
    days on market $425,000 Active 48 DOM
12. 2026-06-02
    days on market $425,000 Active 47 DOM
13. 2026-06-01
    days on market $425,000 Active 46 DOM
14. 2026-05-31
    days on market $425,000 Active 45 DOM
15. 2026-05-14
    price $425,000 948-char remark

    Show marketing remark (948 chars)

    Charming single-story home located in the desirable Nassau Bay community, offering 4 bedrooms and 2 full bathrooms with approximately 2,629 square feet of living space. Situated on a spacious 10,200 square foot lot, this property features a functional layout with generous living areas and plenty of natural light throughout. The home offers a well-sized kitchen with ample cabinet storage, flowing into the main living and dining areas, making it ideal for both everyday living and entertaining. The primary suite provides comfort and privacy, while the additional bedrooms offer flexibility for family, guests, or home office use. Enjoy a large backyard with room for outdoor activities, gardening, or future improvements. Located in the Clear Lake Area, this property offers convenient access to NASA Parkway, shopping, dining, and major employment centers. A great opportunity to own a well-located home in an established neighborhood.

16. 2026-04-16
    listed $450,000 Active 948-char remark

    Show marketing remark (948 chars)

    Charming single-story home located in the desirable Nassau Bay community, offering 4 bedrooms and 2 full bathrooms with approximately 2,629 square feet of living space. Situated on a spacious 10,200 square foot lot, this property features a functional layout with generous living areas and plenty of natural light throughout. The home offers a well-sized kitchen with ample cabinet storage, flowing into the main living and dining areas, making it ideal for both everyday living and entertaining. The primary suite provides comfort and privacy, while the additional bedrooms offer flexibility for family, guests, or home office use. Enjoy a large backyard with room for outdoor activities, gardening, or future improvements. Located in the Clear Lake Area, this property offers convenient access to NASA Parkway, shopping, dining, and major employment centers. A great opportunity to own a well-located home in an established neighborhood.

17. 2026-02-25
    soldstatus
18. 2017-05-16
    soldstatus
19. 2017-05-12
    soldstatus Sold 306-char remark

    Show marketing remark (306 chars)

    Beautiful home located in a nice, quiet neighborhood; 4 bedroom/2.5 bath; hardwoods in Formal Living and Formal Dining; tile in Entry, Kitchen, Breakfast, Family room and Sunroom; Large lot with gorgeous landscaping; Plantation Shutters throughout; New roof 2009 and replaced back and side windows in 2012.

20. 2017-04-06
    status Pending 306-char remark

    Show marketing remark (306 chars)

    Beautiful home located in a nice, quiet neighborhood; 4 bedroom/2.5 bath; hardwoods in Formal Living and Formal Dining; tile in Entry, Kitchen, Breakfast, Family room and Sunroom; Large lot with gorgeous landscaping; Plantation Shutters throughout; New roof 2009 and replaced back and side windows in 2012.

21. 2017-04-05
    status Option Pending 306-char remark

    Show marketing remark (306 chars)

    Beautiful home located in a nice, quiet neighborhood; 4 bedroom/2.5 bath; hardwoods in Formal Living and Formal Dining; tile in Entry, Kitchen, Breakfast, Family room and Sunroom; Large lot with gorgeous landscaping; Plantation Shutters throughout; New roof 2009 and replaced back and side windows in 2012.

22. 2017-03-13
    price $265,000 306-char remark

    Show marketing remark (306 chars)

    Beautiful home located in a nice, quiet neighborhood; 4 bedroom/2.5 bath; hardwoods in Formal Living and Formal Dining; tile in Entry, Kitchen, Breakfast, Family room and Sunroom; Large lot with gorgeous landscaping; Plantation Shutters throughout; New roof 2009 and replaced back and side windows in 2012.

23. 2017-01-27
    listed $279,900 Active 306-char remark

    Show marketing remark (306 chars)

    Beautiful home located in a nice, quiet neighborhood; 4 bedroom/2.5 bath; hardwoods in Formal Living and Formal Dining; tile in Entry, Kitchen, Breakfast, Family room and Sunroom; Large lot with gorgeous landscaping; Plantation Shutters throughout; New roof 2009 and replaced back and side windows in 2012.

24. 1988-01-02
    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: $8,420 · $702/mo
• Projected year-2 tax: $8,420 · $702/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 7/10 Severe FEMA zone X (shaded) · 75% 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: $36,872
• − Mortgage interest: −$22,966
• − Property taxes: −$8,420
• − Insurance: −$2,848
• − Repairs & maintenance: −$2,950
• − Management: −$2,950
• − HOA: −$108
• − Depreciation: −$11,927
• Taxable loss: −$15,296
• Est. tax savings @ 24.0%: +$3,671
• After-tax cash flow: $-4,376/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 — Nassau Bay

• Score: 68/100
• State rank: #470
• US rank: #9466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nassau Bay, TX
• County: Harris County · 4,702,590 people
• 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

+51.8% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $425,000 HARMLS
• 2026-04-16 Listed $450,000 HARMLS
• 2026-02-25 Sold (Public Records) — Public Records
• 2017-05-16 Sold (Public Records) — Public Records
• 2017-05-12 Sold (MLS) — HARMLS
• 2017-04-06 Pending — HARMLS
• 2017-04-05 Pending — HARMLS
• 2017-03-13 Price Changed $265,000 HARMLS
• 2017-01-27 Listed $279,900 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $8,420 · +7.0% YoY. Source: county tax records.