250 El Dorado #296 · Houston, TX 77598

$77,000

2 bd · 2.0 ba · 778 sqft · Condo public records · 81 Days on market

Built 1979 $99/sqft · 26% below area Est $105k · 26% under $433/mo HOA · 35% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +8.5/30.0
• Appreciation +5.8/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

The perfect blend of comfort, convenience, and opportunity in this inviting 2-bedroom, 2-bath condominium. Situated on the second level, this condo offers a thoughtfully designed layout with select updates already completed—providing a great foundation while still allowing you to personalize the space to match your style. Unwind with quick access to the community pool located right behind the building—ideal for relaxing or entertaining. Whether you're a first-time buyer, looking to downsize, or seeking a smart investment, this property presents exceptional value and potential. Don’t miss your chance to make this versatile condo your own—schedule your private showing today!

Key facts

• $433 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $77k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $53k (30.9% below list).
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $53k (30.9% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.2% in Houston — 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 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools 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 flat; 210 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

• In year one you build about $2k of equity ($532 loan paydown + $1k appreciation (1.6% local appreciation)).
• 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 81 days — a 6% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 2.7% of price; flood insurance adds $66/mo; HOA is 35% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,239 (30.9% 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 81 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. 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?
8. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
9. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 1.60% ✓
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 5.2

CMA / ARV

• ARV (median comp): $104,561
• List price: $77,000
• Delta: -26.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.58% appreciation · 0.56% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.65×
• Total profit: $-7,496
• Equity at exit: $28,638

10-year hold

• IRR: -3.9%
• Equity multiple: 0.52×
• Total profit: $-10,330
• Equity at exit: $39,946

Cash invested: $21,560 (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 77598

• Home prices YoY: 0.5%
• Rents YoY: 0.6%
• Active inventory: 210
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$404
• Tax from tax record: −$172 /mo · $2,061/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$433
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-135

Break-even live

Break-even rent $1,401

Max offer price $53,239

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-113	+0% $-135	+5% $-156	+10% $-178
Rent	-10% $-232	-5% $-183	+0% $-135	+5% $-86	+10% $-37
Rate	-1.0pp $-96	-0.5pp $-115	base $-135	+0.5pp $-154	+1.0pp $-175

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 El Dorado Blvd Webster, TX	1.0–2.0	1.0–2.5	1001	$1,525	$1.52	21d	4	0.08mi
240 El Dorado Blvd Webster, TX	1.0–2.0	1.0–2.0	778	$1,319	$1.70	0d	20	0.10mi
246 El Dorado Blvd Webster, TX	2.0	2.0	864	$1,283	$1.48	44d	1	0.11mi
265 El Dorado Blvd Webster, TX	1.0	1.0	536	$899	$1.68	13d	1	0.12mi
265 El Dorado Blvd Unit 316 Webster, TX	1.0	1.0	536	$940	$1.75	44d	1	0.13mi
265 El Dorado Blvd Unit 1047 Webster, TX	1.0	1.0	536	$950	$1.77	12d	1	0.13mi
265 El Dorado Blvd Unit 286 Webster, TX	1.0	1.0	536	$899	$1.68	0d	1	0.13mi
265 El Dorado Blvd Unit 286 Webster, TX	1.0	1.0	536	$945	$1.76	13d	1	0.13mi
265 El Dorado Blvd Unit 424 Webster, TX	2.0	2.0	960	$1,289	$1.34	8d	1	0.13mi
265 El Dorado Blvd Unit 2047 Webster, TX	2.0	2.0	960	$1,314	$1.37	0d	1	0.13mi
265 El Dorado Blvd Unit 322 Webster, TX	2.0	2.0	960	$1,273	$1.33	0d	1	0.13mi
265 El Dorado Blvd #324 Webster, TX	1.0	1.0	536	$910	$1.70	8d	1	0.13mi
260 El Dorado Blvd Webster, TX	2.0	1.0–2.5	990	$1,350	$1.36	44d	4	0.13mi
270 El Dorado Blvd Unit 321 Webster, TX	1.0	1.0	622	$900	$1.45	44d	1	0.20mi
270 El Dorado Blvd Unit 327 Webster, TX	2.0	2.0	892	$1,211	$1.36	17d	1	0.20mi
270 El Dorado Blvd Webster, TX	1.0	1.0	622	$909	$1.46	18d	1	0.20mi
270 El Dorado Blvd Webster, TX	1.0–2.0	1.0–2.0	773	$1,379	$1.78	0d	16	0.20mi
276 El Dorado Blvd Webster, TX	1.0	1.0	622	$1,026	$1.65	44d	1	0.25mi
15651 Eastcape Dr Webster, TX	1.0	1.0	552	$995	$1.80	44d	1	0.28mi
428 Tresvant Dr Webster, TX	1.0	1.0	536	$870	$1.62	44d	1	0.28mi
450 El Dorado Blvd Unit 1162 Webster, TX	1.0	1.0	552	$970	$1.76	6d	1	0.32mi
450 El Dorado Blvd Unit 471 Webster, TX	1.0	1.0	552	$1,009	$1.83	11d	1	0.32mi
450 El Dorado Blvd Unit 501 Webster, TX	1.0	1.0	552	$940	$1.70	44d	1	0.32mi
450 El Dorado Blvd Unit 1112 Webster, TX	1.0	1.0	552	$959	$1.74	0d	1	0.32mi
450 El Dorado Blvd Unit 2162 Webster, TX	2.0	2.0	850	$1,415	$1.66	6d	1	0.32mi
450 El Dorado Blvd Unit 487 Webster, TX	2.0	2.0	850	$1,439	$1.69	11d	1	0.32mi
450 El Dorado Blvd Unit 324 Webster, TX	1.0	1.0	552	$970	$1.76	8d	1	0.32mi
450 El Dorado Blvd Unit 471 Webster, TX	1.0	1.0	552	$965	$1.75	13d	1	0.32mi
450 El Dorado Blvd Unit 507 Webster, TX	2.0	2.0	850	$1,370	$1.61	16d	1	0.32mi
450 El Dorado Blvd Unit 422 Webster, TX	2.0	2.0	850	$1,415	$1.66	8d	1	0.32mi
450 El Dorado Blvd Unit 2112 Webster, TX	2.0	2.0	850	$1,399	$1.65	0d	1	0.32mi
450 El Dorado Blvd Unit 1047 Webster, TX	1.0	1.0	552	$1,000	$1.81	0d	1	0.33mi
250 N Village Dr Webster, TX	1.0	1.0	608	$1,490	$2.45	44d	1	0.35mi
450 El Dorado Blvd Webster, TX	1.0	1.0	552	$959	$1.74	13d	1	0.36mi
18833 Town Ridge Ln Unit 422 Webster, TX	2.0	2.0	1068	$1,946	$1.82	8d	1	0.46mi
18833 Town Ridge Ln Unit 18848 Webster, TX	1.0	1.0	797	$1,439	$1.81	13d	1	0.46mi
18833 Town Ridge Ln Unit 321 Webster, TX	1.0	1.0	560	$1,416	$2.53	8d	1	0.46mi
18833 Town Ridge Ln Unit 2174 Webster, TX	2.0	2.0	1068	$1,971	$1.85	0d	1	0.46mi
18833 Town Ridge Ln Unit 148 Webster, TX	1.0	1.0	560	$1,343	$2.40	0d	1	0.46mi
18833 Town Ridge Ln Unit 174 Webster, TX	1.0	1.0	560	$1,373	$2.45	11d	1	0.46mi

HOA detail condo

• Monthly dues: $433 · $5,196/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-21
   days on market $77,000 Active 81 DOM
2. 2026-06-18
   days on market $77,000 Active 78 DOM
3. 2026-06-17
   days on market $77,000 Active 77 DOM
4. 2026-06-16
   days on market $77,000 Active 76 DOM
5. 2026-06-15
   days on market $77,000 Active 75 DOM
6. 2026-06-13
   days on market $77,000 Active 73 DOM
7. 2026-06-13
   days on market $77,000 Active 72 DOM
8. 2026-06-09
   days on market $77,000 Active 69 DOM
9. 2026-06-08
   days on market $77,000 Active 68 DOM
10. 2026-06-07
    days on market $77,000 Active 67 DOM
11. 2026-06-04
    days on market $77,000 Active 64 DOM
12. 2026-06-03
    days on market $77,000 Active 63 DOM
13. 2026-06-02
    days on market $77,000 Active 62 DOM
14. 2026-06-01
    days on market $77,000 Active 61 DOM
15. 2026-05-31
    days on market $77,000 Active 60 DOM
16. 2026-04-29
    price $77,000 711-char remark

    Show marketing remark (711 chars)

    The perfect blend of comfort, convenience, and opportunity in this inviting 2-bedroom, 2-bath condominium. Situated on the second level, this condo offers a thoughtfully designed layout with select updates already completed—providing a great foundation while still allowing you to personalize the space to match your style. Unwind with quick access to the community pool located right behind the building—ideal for relaxing or entertaining. Whether you're a first-time buyer, looking to downsize, or seeking a smart investment, this property presents exceptional value and potential. Don’t miss your chance to make this versatile condo your own—schedule your private showing today!

17. 2026-04-01
    listed $80,000 Active 711-char remark

    Show marketing remark (711 chars)

    The perfect blend of comfort, convenience, and opportunity in this inviting 2-bedroom, 2-bath condominium. Situated on the second level, this condo offers a thoughtfully designed layout with select updates already completed—providing a great foundation while still allowing you to personalize the space to match your style. Unwind with quick access to the community pool located right behind the building—ideal for relaxing or entertaining. Whether you're a first-time buyer, looking to downsize, or seeking a smart investment, this property presents exceptional value and potential. Don’t miss your chance to make this versatile condo your own—schedule your private showing today!

18. 2026-02-28
    historical
19. 2026-01-26
    status Active
20. 2026-01-17
    status Pending
21. 2026-01-08
    status Pending
22. 2025-09-30
    listed $84,000 Active
23. 2025-08-28
    historical
24. 2025-08-06
    historical $1,400
25. 2025-08-01
    price $90,000
26. 2025-07-23
    listed $1,400
27. 2025-04-25
    price $99,990
28. 2025-02-07
    listed $118,900 Active
29. 2024-08-29
    historical
30. 2024-06-21
    listed $121,000 Active
31. 2022-11-29
    soldstatus
32. 2014-09-15
    soldstatus
33. 2014-09-12
    soldstatus Sold
34. 2014-08-26
    status Pending
35. 2014-07-29
    status Pending, Continue to Show
36. 2014-07-18
    status Option Pending
37. 2014-07-11
    price $44,000
38. 2014-05-13
    price $46,000
39. 2014-04-02
    price $48,000
40. 2014-03-27
    listed $46,000 Active
41. 2010-04-01
    soldstatus
42. 2010-03-26
    soldstatus
43. 2010-03-22
    historical
44. 2009-11-03
    listed $52,000
45. 2003-11-12
    soldstatus
46. 2001-03-07
    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: $2,061 · $172/mo
• Projected year-2 tax: $2,061 · $172/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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $14,774
• − Mortgage interest: −$4,313
• − Property taxes: −$2,061
• − Insurance: −$1,182
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − HOA: −$5,196
• − Depreciation: −$2,240
• Taxable loss: −$2,583
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $-994/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 — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 26,110
• Household income: $60,977
• Rent vs Own: 76.9% rent · 23.1% own
• Severe rent burden: 1983.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Black 14% Two or more races 13% Asian 8%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 21% Vietnamese 2% Other Indo-European 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: ▲ 1.58%
• Current HPI: 292.0815
• Rent YoY: ▲ 0.56%
• 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

+48.1% since first listed

31 events — show timeline

• 2026-04-29 Price Changed $77,000 HARMLS
• 2026-04-01 Listed $80,000 HARMLS
• 2026-02-28 Listing Removed — HARMLS
• 2026-01-26 Relisted — HARMLS
• 2026-01-17 Pending — HARMLS
• 2026-01-08 Pending — HARMLS
• 2025-09-30 Listed $84,000 HARMLS
• 2025-08-28 Listing Removed — HARMLS
• 2025-08-06 Rental Removed $1,400 HARMLS
• 2025-08-01 Price Changed $90,000 HARMLS
• 2025-07-23 Listed for Rent $1,400 HARMLS
• 2025-04-25 Price Changed $99,990 HARMLS
• 2025-02-07 Listed $118,900 HARMLS
• 2024-08-29 Listing Removed — HARMLS
• 2024-06-21 Listed $121,000 HARMLS
• 2022-11-29 Sold (Public Records) — Public Records
• 2014-09-15 Sold (Public Records) — Public Records
• 2014-09-12 Sold (MLS) — HARMLS
• 2014-08-26 Pending — HARMLS
• 2014-07-29 Pending — HARMLS
• 2014-07-18 Pending — HARMLS
• 2014-07-11 Price Changed $44,000 HARMLS
• 2014-05-13 Price Changed $46,000 HARMLS
• 2014-04-02 Price Changed $48,000 HARMLS
• 2014-03-27 Listed $46,000 HARMLS
• 2010-04-01 Sold (Public Records) — Public Records
• 2010-03-26 Sold (MLS) — HARMLS
• 2010-03-22 Listing Removed — HARMLS
• 2009-11-03 Listed $52,000 HARMLS
• 2003-11-12 Sold (Public Records) — Public Records
• 2001-03-07 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,061 · -2.9% YoY. Source: county tax records.