3300 Pebblebrook Dr #48 · Seabrook, TX 77586

$80,000

1 bd · 1.0 ba · 670 sqft · Condo public records · 71 Days on market

Built 1980 $479/mo HOA · 43% 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).

• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Cash flow +4.7/30.0
• Schools +4.6/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy relaxed coastal living in this beautifully updated condo located in the heart of Seabrook near the water. This move-in ready home features luxury vinyl plank flooring, fresh interior paint, and abundant natural light throughout. The kitchen has been thoughtfully renovated with quartz countertops, glass subway tile backsplash, stainless steel appliances, a deep stainless sink, and updated fixtures. The bathroom also features stylish updates including quartz counters, modern cabinetry, new fixtures, and a custom tile tub surround. Residents enjoy access to community amenities including a pool, tennis courts, pet park, and party gazebo. Directly across the street, Brummerhop Park offers access to 15 miles of hike and bike trails. Just minutes away, Clear Lake provides boating, fishing, kayaking, and local waterfront dining. Conveniently located near NASA Parkway with easy access to shopping, restaurants, and Baybrook Mall.

Key facts

• Quartz countertops
• Updated condo
• $479 HOA

Tags

• UPDATED CONDO
• LUXURY VINYL PLANK FLOORING
• QUARTZ COUNTERTOPS
• GLASS SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• CUSTOM TILE TUB SURROUND

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $34k (57.3% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $34k (57.3% below list) — sets the bar for cash-flow.
• Cap rate 3.3% 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.
• Market conditions: Rents rising fast (+4.9%/yr); 327 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 12% of the median local income ($114k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 71 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 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: flood insurance adds $66/mo; HOA is 43% of rent.
• Climate carrying-cost: severe 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 $34,121 (57.3% 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 71 days. Have you received any prior offers? Is the seller open to a 57% 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 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?
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 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: 1.38% ✓
• Cap rate: 3.29%
• Cash-on-cash: -10.71%
• DSCR: 0.52
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.86% rent growth · sell at horizon

5-year hold

• IRR: -37.0%
• Equity multiple: -0.23×
• Total profit: $-27,444
• Equity at exit: $11,928

10-year hold

• IRR: -27.7%
• Equity multiple: -0.57×
• Total profit: $-35,220
• Equity at exit: $6,917

Cash invested: $22,400 (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: 327
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$420
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$479
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-266

Break-even live

Break-even rent $1,444

Max offer price $34,121

Occupancy floor —

Sensitivity live

Price	-10% $-221	-5% $-244	+0% $-266	+5% $-289	+10% $-312
Rent	-10% $-354	-5% $-310	+0% $-266	+5% $-223	+10% $-179
Rate	-1.0pp $-226	-0.5pp $-246	base $-266	+0.5pp $-287	+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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Repsdorph Rd Seabrook, TX	1.0–2.0	1.0–2.0	842	$1,054	$1.25	0d	21	0.10mi
2561 Repsdorph Rd Seabrook, TX	1.0	1.0	640	$1,129	$1.76	44d	1	0.15mi
2555 Repsdorph Rd Unit 2570 Seabrook, TX	1.0	1.0	695	$1,249	$1.80	12d	1	0.22mi
2555 Repsdorph Rd Unit 2576 Seabrook, TX	1.0	1.0	695	$1,244	$1.79	13d	1	0.22mi
2555 Repsdorph Rd Seabrook, TX	1.0–3.0	1.0–2.0	867	$1,167	$1.35	0d	25	0.23mi
2555 Repsdorph Rd Seabrook, TX	1.0	1.0	695	$1,198	$1.72	13d	1	0.23mi
3010 E Nasa Pkwy Unit 3031 Seabrook, TX	1.0	1.0	670	$994	$1.48	11d	1	0.42mi
3010 E Nasa Pkwy Unit 1112 Seabrook, TX	1.0	1.0	670	$944	$1.41	0d	1	0.42mi
3010 E Nasa Pkwy Unit 3031 Seabrook, TX	1.0	1.0	644	$980	$1.52	44d	1	0.42mi
3010 E Nasa Pkwy Unit 1162 Seabrook, TX	1.0	1.0	670	$955	$1.43	6d	1	0.42mi
2601 Repsdorph Rd Unit 1162 Seabrook, TX	1.0	1.0	532	$765	$1.44	8d	1	0.45mi
2601 Repsdorph Rd Unit 2675 Seabrook, TX	1.0	1.0	532	$754	$1.42	0d	1	0.45mi
2601 Repsdorph Rd Unit 2675 Seabrook, TX	1.0	1.0	532	$793	$1.49	13d	1	0.45mi
2601 Repsdorph Rd Unit 2652 Seabrook, TX	1.0	1.0	532	$754	$1.42	13d	1	0.45mi
1901 Lakeside Dr Seabrook, TX	1.0	1.0	638	$864	$1.35	13d	1	0.45mi
3010 E Nasa Pkwy Unit 324 Seabrook, TX	1.0	1.0	670	$955	$1.43	8d	1	0.46mi
3010 E NASA Pkwy Seabrook, TX	1.0	1.0	644	$900	$1.40	16d	1	0.50mi
1901 Lakeside Dr Unit 1922 Seabrook, TX	1.0	1.0	638	$910	$1.43	13d	1	0.51mi
1901 Lakeside Dr Unit 324 Seabrook, TX	1.0	1.0	638	$875	$1.37	8d	1	0.51mi
1901 Lakeside Dr Unit 1162 Seabrook, TX	1.0	1.0	638	$875	$1.37	6d	1	0.51mi
1901 Lakeside Dr Unit 1922 Seabrook, TX	1.0	1.0	638	$864	$1.35	0d	1	0.51mi
1901 Lakeside Dr Unit 1952 Seabrook, TX	1.0	1.0	638	$905	$1.42	44d	1	0.51mi
1907 Lakeside Dr Seabrook, TX	1.0	1.0	638	$1,019	$1.60	44d	1	0.55mi
2800 E Nasa Pkwy Unit 1047 Seabrook, TX	1.0	1.0	561	$925	$1.65	12d	1	0.57mi
2800 E Nasa Pkwy Seabrook, TX	1.0	1.0	561	$874	$1.56	13d	1	0.58mi
2800 E Nasa Pkwy Unit 1162 Seabrook, TX	1.0	1.0	561	$885	$1.58	6d	1	0.65mi
2800 E Nasa Pkwy Unit 2874 Seabrook, TX	1.0	1.0	561	$874	$1.56	0d	1	0.65mi
2800 E Nasa Pkwy Unit 2821 Seabrook, TX	1.0	1.0	645	$960	$1.49	13d	1	0.65mi
2800 E Nasa Pkwy Unit 324 Seabrook, TX	1.0	1.0	561	$885	$1.58	8d	1	0.65mi
2800 E Nasa Pkwy Unit 2851 Seabrook, TX	1.0	1.0	645	$955	$1.48	44d	1	0.65mi
2727 E Nasa Pkwy Unit 1162 Seabrook, TX	1.0	1.0	600	$984	$1.64	6d	1	0.74mi
2727 E Nasa Pkwy Apt 324 Seabrook, TX	1.0	1.0	600	$984	$1.64	8d	1	0.74mi
2727 E Nasa Pkwy Unit 2748 Seabrook, TX	1.0	1.0	600	$1,119	$1.86	13d	1	0.74mi
2727 E Nasa Pkwy Unit 2801 Seabrook, TX	1.0	1.0	600	$1,023	$1.71	11d	1	0.74mi
2727 E Nasa Pkwy Unit 1112 Seabrook, TX	1.0	1.0	600	$973	$1.62	0d	1	0.74mi
2727 E Nasa Pkwy Seabrook, TX	1.0	1.0	600	$973	$1.62	13d	1	0.77mi
4107 E Nasa Pkwy El Lago, TX	1.0	1.0	700	$1,050	$1.50	44d	1	0.86mi
4101 E Nasa Pkwy Unit 4152 El Lago, TX	1.0	1.0	700	$915	$1.31	44d	1	0.88mi
4101 E Nasa Pkwy Unit 4122 El Lago, TX	1.0	1.0	700	$920	$1.31	25d	1	0.88mi
4101 E Nasa Pkwy El Lago, TX	1.0–3.0	1.0–2.0	1050	$950	$0.90	8d	8	0.88mi

HOA detail condo

• Monthly dues: $479 · $5,748/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-02
   days on market $80,000 Active 71 DOM
2. 2026-06-01
   days on market $80,000 Active 70 DOM
3. 2026-05-31
   days on market $80,000 Active 69 DOM
4. 2026-03-23
   listed $80,000 Active 939-char remark

   Show marketing remark (939 chars)

   Enjoy relaxed coastal living in this beautifully updated condo located in the heart of Seabrook near the water. This move-in ready home features luxury vinyl plank flooring, fresh interior paint, and abundant natural light throughout. The kitchen has been thoughtfully renovated with quartz countertops, glass subway tile backsplash, stainless steel appliances, a deep stainless sink, and updated fixtures. The bathroom also features stylish updates including quartz counters, modern cabinetry, new fixtures, and a custom tile tub surround. Residents enjoy access to community amenities including a pool, tennis courts, pet park, and party gazebo. Directly across the street, Brummerhop Park offers access to 15 miles of hike and bike trails. Just minutes away, Clear Lake provides boating, fishing, kayaking, and local waterfront dining. Conveniently located near NASA Parkway with easy access to shopping, restaurants, and Baybrook Mall.

5. 2025-01-20
   historical
6. 2024-12-16
   listed $89,000 Active
7. 2024-12-03
   historical
8. 2019-06-03
   soldstatus
9. 2019-05-31
   soldstatus Sold
10. 2019-05-30
    status Pending
11. 2019-05-09
    status Pending, Continue to Show
12. 2019-05-03
    status Option Pending
13. 2019-04-26
    listed $70,000 Active
14. 2018-03-14
    soldstatus
15. 2018-03-09
    soldstatus Sold
16. 2018-02-15
    status Pending
17. 2018-02-05
    status Option Pending
18. 2018-01-23
    listed $58,500 Active
19. 2006-02-06
    soldstatus
20. 2004-08-25
    soldstatus
21. 2002-08-08
    soldstatus
22. 1988-12-31
    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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 8/10 Severe FEMA zone X (shaded) · 97% 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: $13,277
• − Mortgage interest: −$4,481
• − Property taxes: −$1,706
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − HOA: −$5,748
• − Depreciation: −$2,327
• Taxable loss: −$4,307
• Est. tax savings @ 24.0%: +$1,034
• After-tax cash flow: $-2,163/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

+36.8% since first listed

19 events — show timeline

• 2026-03-23 Listed $80,000 HARMLS
• 2025-01-20 Listing Removed — HARMLS
• 2024-12-16 Listed $89,000 HARMLS
• 2024-12-03 Coming Soon — HARMLS
• 2019-06-03 Sold (Public Records) — Public Records
• 2019-05-31 Sold (MLS) — HARMLS
• 2019-05-30 Pending — HARMLS
• 2019-05-09 Pending — HARMLS
• 2019-05-03 Pending — HARMLS
• 2019-04-26 Listed $70,000 HARMLS
• 2018-03-14 Sold (Public Records) — Public Records
• 2018-03-09 Sold (MLS) — HARMLS
• 2018-02-15 Pending — HARMLS
• 2018-02-05 Pending — HARMLS
• 2018-01-23 Listed $58,500 HARMLS
• 2006-02-06 Sold (Public Records) — Public Records
• 2004-08-25 Sold (Public Records) — Public Records
• 2002-08-08 Sold (Public Records) — Public Records
• 1988-12-31 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,706 · -7.0% YoY. Source: county tax records.