18610 Anne Dr · Webster, TX 77058

$315,000

4 bd · 3.0 ba · 2,394 sqft · SingleFamily public records · 225 Days on market

Built 1976 0.50 ac lot $132/sqft · 30% below area Est $447k · 30% under

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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
• Cash flow +13.1/30.0
• Schools +4.6/10.0
• Appreciation +4.4/10.0
• 1% rule +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

4 bedrooms, 4 bathrooms, huge gameroom, Living room, family room, dining room, breakfast area, beautiful one story home on over half an acre land located in one of the finest location in Webster TX, within walking distance to NASA. Very convenient location, close to schools, shopping, restaurants, major highways; Gulf Frwy, Beltway 8 and more. Brand new carpet in 3 bedrooms and the gameroom.

Key facts

• One story home
• Brand new carpet
• 0.5 acre lot

Tags

• ONE STORY HOME
• OVER HALF AN ACRE LAND
• WALKING DISTANCE TO NASA
• BRAND NEW CARPET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-11 ($-129/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (9.2% below list).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $2,860/mo this rent would consume 50% 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 $2k of loan paydown is wiped out by about $4k 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 225 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y 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

• 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 $277,200 (12.0% 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 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (median comp): $446,890
• List price: $315,000
• Delta: -29.51%
• 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
640 Pertonila Ln	0.28mi	3/2.5 (-1)	2,327 (-3%)	1mo	$430,000	$185	75
623 Aquilla Sq	0.28mi	4/3.5	2,597 (+8%)	4mo	$465,000	$179	67
713 Eagle Ford Ln	0.61mi	4/3.0	2,442 (+2%)	4mo	$485,568	$199	65
925 Goose Creek St	0.55mi	4/3.0	2,626 (+10%)	2mo	$534,000	$203	56
1426 Antigua Ln	0.66mi	4/2.5	2,506 (+5%)	5mo	$395,000	$158	56
630 W Fork	0.28mi	4/2.5	2,727 (+14%)	9mo	$475,000	$174	54
18203 Carriage Ln	0.67mi	3/2.0 (-1)	2,407 (+0%)	6mo	$220,000	$91	54
1419 Saxony Ln	0.66mi	4/2.5	2,584 (+8%)	7mo	$298,000	$115	48
18306 Barbuda Ln	0.57mi	4/2.0	2,080 (-13%)	1mo	$364,900	$175	47
18731 Egret Oaks Ln	0.36mi	3/3.5 (-1)	2,088 (-13%)	10mo	$350,000	$168	46
940 Chisos St	0.67mi	4/3.5	2,642 (+10%)	8mo	$550,000	$208	43
1442 Pirates Cv	0.72mi	4/2.5	2,685 (+12%)	8mo	$470,000	$175	38

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: -8.2%
• Equity multiple: 0.65×
• Total profit: $-30,465
• Equity at exit: $72,752

10-year hold

• IRR: -2.2%
• Equity multiple: 0.81×
• Total profit: $-16,842
• Equity at exit: $73,630

Cash invested: $88,200 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,860 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$487 /mo · $5,848/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-11

Break-even live

Break-even rent $2,874

Max offer price $313,103

Occupancy floor 95%

Sensitivity live

Price	-10% $168	-5% $78	+0% $-11	+5% $-100	+10% $-189
Rent	-10% $-237	-5% $-124	+0% $-11	+5% $102	+10% $215
Rate	-1.0pp $148	-0.5pp $69	base $-11	+0.5pp $-92	+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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1235 E Nasa Pkwy Houston, TX	1.0–3.0	1.0–3.0	1252	$3,059	$2.44	1d	31	0.82mi
1110 El Camino Village Dr Houston, TX	1.0–3.0	1.0–2.5	1143	$1,809	$1.58	2d	76	0.85mi
1315 E NASA Pkwy Houston, TX	1.0–3.0	1.0–2.5	1214	$1,924	$1.58	1d	37	0.89mi
1810 San Sebastian Ln Unit 1521758P Houston, TX	4.0	2.0	2325	$4,669	$2.01	2d	1	0.98mi

Listing history 43 events

1. 2026-06-18
   days on market $315,000 Active 225 DOM
2. 2026-06-17
   days on market $315,000 Active 224 DOM
3. 2026-06-16
   days on market $315,000 Active 223 DOM
4. 2026-06-15
   days on market $315,000 Active 222 DOM
5. 2026-06-13
   days on market $315,000 Active 220 DOM
6. 2026-06-13
   days on market $315,000 Active 219 DOM
7. 2026-06-09
   days on market $315,000 Active 216 DOM
8. 2026-06-08
   days on market $315,000 Active 215 DOM
9. 2026-06-07
   days on market $315,000 Active 214 DOM
10. 2026-06-04
    days on market $315,000 Active 211 DOM
11. 2026-06-03
    days on market $315,000 Active 210 DOM
12. 2026-06-02
    days on market $315,000 Active 209 DOM
13. 2026-06-01
    days on market $315,000 Active 208 DOM
14. 2026-05-31
    days on market $315,000 Active 207 DOM
15. 2026-02-13
    historical $2,550
16. 2025-11-06
    price $2,550
17. 2025-11-05
    listed $315,000 Active 394-char remark

    Show marketing remark (394 chars)

    4 bedrooms, 4 bathrooms, huge gameroom, Living room, family room, dining room, breakfast area, beautiful one story home on over half an acre land located in one of the finest location in Webster TX, within walking distance to NASA. Very convenient location, close to schools, shopping, restaurants, major highways; Gulf Frwy, Beltway 8 and more. Brand new carpet in 3 bedrooms and the gameroom.

18. 2025-10-31
    historical
19. 2025-10-11
    listed $2,650
20. 2025-08-10
    status Active
21. 2025-08-02
    status Pending
22. 2025-06-03
    listed $319,900 Active
23. 2021-06-30
    historical
24. 2021-05-20
    price $296,706
25. 2021-05-04
    listed $269,500 Active
26. 2021-04-17
    historical
27. 2021-03-12
    status Active
28. 2021-03-06
    status Option Pending
29. 2021-02-25
    status Active
30. 2021-02-09
    status Option Pending
31. 2021-02-01
    listed $265,000 Active
32. 2021-01-31
    historical
33. 2020-01-08
    listed $255,000 Active
34. 2019-12-31
    historical
35. 2019-04-10
    listed $264,500 Active
36. 2010-08-01
    historical
37. 2009-11-06
    listed $159,000
38. 2008-02-25
    historical
39. 2007-09-20
    listed $178,000
40. 2007-09-19
    historical
41. 2007-06-14
    listed $179,900
42. 2005-03-02
    soldstatus
43. 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: $5,848 · $487/mo
• Projected year-2 tax: $5,848 · $487/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 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $34,325
• − Mortgage interest: −$17,645
• − Property taxes: −$5,848
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,746
• − Management: −$2,746
• − Depreciation: −$9,164
• Taxable loss: −$5,398
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $1,167/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

-98.6% since first listed

29 events — show timeline

• 2026-02-13 Rental Removed $2,550 HARMLS
• 2025-11-06 Price Changed $2,550 HARMLS
• 2025-11-05 Listed $315,000 HARMLS
• 2025-10-31 Listing Removed — HARMLS
• 2025-10-11 Listed for Rent $2,650 HARMLS
• 2025-08-10 Relisted — HARMLS
• 2025-08-02 Pending — HARMLS
• 2025-06-03 Listed $319,900 HARMLS
• 2021-06-30 Listing Removed — HARMLS
• 2021-05-20 Price Changed $296,706 HARMLS
• 2021-05-04 Listed $269,500 HARMLS
• 2021-04-17 Listing Removed — HARMLS
• 2021-03-12 Relisted — HARMLS
• 2021-03-06 Pending — HARMLS
• 2021-02-25 Relisted — HARMLS
• 2021-02-09 Pending — HARMLS
• 2021-02-01 Listed $265,000 HARMLS
• 2021-01-31 Listing Removed — HARMLS
• 2020-01-08 Listed $255,000 HARMLS
• 2019-12-31 Listing Removed — HARMLS
• 2019-04-10 Listed $264,500 HARMLS
• 2010-08-01 Listing Removed — HARMLS
• 2009-11-06 Listed $159,000 HARMLS
• 2008-02-25 Listing Removed — HARMLS
• 2007-09-20 Listed $178,000 HARMLS
• 2007-09-19 Listing Removed — HARMLS
• 2007-06-14 Listed $179,900 HARMLS
• 2005-03-02 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $5,848 · -3.8% YoY. Source: county tax records.