15534 Zabolio Dr #130 · Houston, TX 77598

$83,500

1 bd · 1.0 ba · 636 sqft · Condo public records · 9 Days on market

Built 1980 $347/mo HOA · 34% 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 +6.3/30.0
• 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 +0.6/10.0

Listing remarks MLS

First floor completely updated condo, in quiet Baybrook community, is ready for move-in. Unit has close parking space, and easy access to visitor parking. Kitchen updated with granite counters, replaced cabinets and replaced appliances. Bathroom has been updated, with replaced fixtures and more! A/C and heating unit have also been recently replaced by owner. Unit features tile and wood flooring and has been freshly painted on the interior. Unit features a huge walk-in closet, that a could easily share! Lovely patio area that is fenced, and features extra storage! This unit is perfect for a . Come take a look, you won't be disappointed.

Key facts

• New a/c unit
• $347 HOA
• Parking

Tags

• NEW A/C UNIT
• SPACIOUS WALK-IN CLOSET
• ALL APPLIANCES INCLUDED
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING

Property features AI

Finance

• HOA & community: Baybrook Condominium Association; Monthly association fee ($250) covering clubhouse, common areas, and grounds maintenance; Community pool and clubhouse

Exterior

• Parking: Additional parking; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Entry level: First floor
• Construction: Built in 1980; Stucco and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Deck; Patio

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Dishwasher; Garbage disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the first floor (13 x 12)
• Bathrooms: One full bathroom (8 x 5)
• Interior features: Granite counters; Tub with shower; Vanity; Kitchen/dining combo; One fireplace; Five total rooms
• Laundry & utility: Washer and dryer; Laundry in utility room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $57k (31.7% below list).
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $57k (31.7% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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: 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.
• Zoned schools: Clear Brook H S (math 49% / reading 58%, grade C-, #428 of 1,632 statewide, top 27%, 2,347 students, 0% FRL) — zoned schools average 0% FRL vs 25% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 207 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 ($577 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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: HOA is 34% of rent.
• Climate carrying-cost: 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 $56,995 (31.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.67×
• Total profit: $-7,774
• Equity at exit: $31,055

10-year hold

• IRR: -3.0%
• Equity multiple: 0.62×
• Total profit: $-8,833
• Equity at exit: $43,318

Cash invested: $23,380 (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: 207
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,009 high
• Mortgage (P&I): −$438
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$35
• HOA: −$347
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-150

Break-even live

Break-even rent $1,199

Max offer price $56,995

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: $20,875
• Closing costs: $2,505
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 El Dorado Blvd #324 Webster, TX	1.0	1.0	536	$910	$1.70	7d	1	0.11mi
265 El Dorado Blvd Webster, TX	1.0	1.0	536	$899	$1.68	12d	1	0.11mi
265 El Dorado Blvd Unit 286 Webster, TX	1.0	1.0	536	$945	$1.76	12d	1	0.11mi
265 El Dorado Blvd Unit 1047 Webster, TX	1.0	1.0	536	$950	$1.77	11d	1	0.11mi
265 El Dorado Blvd Unit 286 Webster, TX	1.0	1.0	536	$907	$1.69	2d	1	0.11mi
265 El Dorado Blvd Unit 316 Webster, TX	1.0	1.0	536	$940	$1.75	43d	1	0.11mi
428 Tresvant Dr Webster, TX	1.0	1.0	536	$870	$1.62	43d	1	0.13mi
276 El Dorado Blvd Webster, TX	1.0	1.0	622	$1,026	$1.65	43d	1	0.13mi
270 El Dorado Blvd Webster, TX	1.0–2.0	1.0–2.0	773	$895	$1.16	2d	15	0.13mi
270 El Dorado Blvd Webster, TX	1.0	1.0	622	$909	$1.46	17d	1	0.13mi
270 El Dorado Blvd Unit 321 Webster, TX	1.0	1.0	622	$900	$1.45	43d	1	0.14mi
15651 Eastcape Dr Webster, TX	1.0	1.0	552	$995	$1.80	43d	1	0.22mi
450 El Dorado Blvd Webster, TX	1.0	1.0	552	$959	$1.74	12d	1	0.24mi
450 El Dorado Blvd Unit 471 Webster, TX	1.0	1.0	552	$965	$1.75	12d	1	0.25mi
450 El Dorado Blvd Unit 501 Webster, TX	1.0	1.0	552	$940	$1.70	43d	1	0.25mi
450 El Dorado Blvd Unit 1112 Webster, TX	1.0	1.0	552	$967	$1.75	2d	1	0.25mi
450 El Dorado Blvd Unit 1162 Webster, TX	1.0	1.0	552	$970	$1.76	5d	1	0.25mi
450 El Dorado Blvd Unit 471 Webster, TX	1.0	1.0	552	$1,009	$1.83	10d	1	0.25mi
450 El Dorado Blvd Unit 324 Webster, TX	1.0	1.0	552	$970	$1.76	7d	1	0.25mi
600 El Dorado Blvd Webster, TX	1.0	1.0	750	$1,010	$1.35	24d	1	0.43mi
600 El Dorado Blvd Webster, TX	1.0	1.0	750	$1,010	$1.35	7d	1	0.43mi
623 Barringer Ln Webster, TX	1.0–2.0	1.0–2.0	850	$906	$1.07	1d	24	0.53mi
250 N Village Dr Webster, TX	1.0	1.0	608	$1,490	$2.45	43d	1	0.56mi
15902 Highway 3 Webster, TX	1.0–3.0	1.0–2.0	921	$905	$0.98	2d	66	0.57mi
707 El Dorado Blvd Unit 1047 Houston, TX	1.0	1.0	650	$824	$1.27	11d	1	0.58mi
707 El Dorado Blvd Houston, TX	1.0	1.0	650	$773	$1.19	12d	1	0.58mi
713 El Dorado Blvd Houston, TX	1.0	1.0	650	$1,019	$1.57	43d	1	0.63mi
707 El Dorado Blvd Unit 781 Houston, TX	1.0	1.0	650	$781	$1.20	2d	1	0.65mi
707 El Dorado Blvd Unit 1162 Houston, TX	1.0	1.0	650	$784	$1.21	7d	1	0.65mi
707 El Dorado Blvd Unit 728 Houston, TX	1.0	1.0	650	$869	$1.34	12d	1	0.65mi
707 El Dorado Blvd Unit 758 Houston, TX	1.0	1.0	700	$854	$1.22	43d	1	0.65mi
18833 Town Ridge Ln Unit 148 Webster, TX	1.0	1.0	560	$1,341	$2.39	2d	1	0.66mi
18833 Town Ridge Ln Unit 174 Webster, TX	1.0	1.0	560	$1,373	$2.45	10d	1	0.66mi
18833 Town Ridge Ln Unit 321 Webster, TX	1.0	1.0	560	$1,416	$2.53	7d	1	0.66mi
18833 Town Ridge Ln Unit 18848 Webster, TX	1.0	1.0	560	$1,455	$2.60	10d	1	0.66mi
18833 Town Ridge Ln Unit 1162 Webster, TX	1.0	1.0	560	$1,416	$2.53	5d	1	0.66mi
18833 Town Ridge Ln Unit 18875 Webster, TX	1.0	1.0	560	$1,374	$2.45	43d	1	0.66mi
18833 Town Ridge Ln Unit 325 Webster, TX	1.0	1.0	560	$1,413	$2.52	2d	1	0.66mi
18833 Town Ridge Ln Unit 1174 Webster, TX	1.0	1.0	560	$1,405	$2.51	12d	1	0.66mi
695 Pineloch Dr Webster, TX	1.0–2.0	1.0–2.0	836	$882	$1.05	2d	103	0.73mi

HOA detail condo

• Monthly dues: $347 · $4,164/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $83,500 Active 9 DOM
2. 2026-06-17
   days on market $83,500 Active 8 DOM
3. 2026-06-16
   days on market $83,500 Active 7 DOM
4. 2026-06-15
   days on market $83,500 Active 6 DOM
5. 2026-06-13
   days on market $83,500 Active 4 DOM
6. 2026-06-13
   remarks 411-char remark
7. 2026-06-13
   listed $83,500 Active 3 DOM

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $12,107
• − Mortgage interest: −$4,677
• − Property taxes: −$1,529
• − Insurance: −$418
• − Repairs & maintenance: −$969
• − Management: −$969
• − HOA: −$4,164
• − Depreciation: −$2,429
• Taxable loss: −$3,047
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $-1,069/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

+24.6% since first listed

6 events — show timeline

• 2026-06-09 Listed $83,500 HARMLS
• 2019-09-30 Sold (Public Records) — Public Records
• 2019-09-27 Sold (MLS) — HARMLS
• 2019-09-24 Pending — HARMLS
• 2019-09-14 Pending — HARMLS
• 2019-07-13 Listed $67,000 HARMLS

Property tax history

+3.3%/yr

Latest (2025): $1,529 · -10.4% YoY. Source: county tax records.