4756 Oakmont Ct · League City, TX 77573

$299,900

3 bd · 2.0 ba · 2,639 sqft · SingleFamily public records · 72 Days on market

Built 1987 6,185 sqft lot $114/sqft · 15% below area Est $354k · 15% under $115/mo HOA · 4% of rent ↓ 8% since listing

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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 +14.4/15.0
• Cash flow +8.3/30.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story patio home sits just off South 2, offering beautiful panoramic golf course views along with stunning sunrises and sunsets. Enjoy the scenery from the private upper deck—perfect for watching golfers, ducks, local wildlife while enjoying the breeze. The home does need some TLC, but with the right vision, it can be restored to its former beauty or even improved upon. The upstairs flex space offers potential for a sitting area or expanded primary closet. Carpet has been removed to clearly show subfloors and slab. Some vegetation removal has already been done but back area needs attention to restore it. Brick cracks at the rear are due to tree roots affecting the porch slab and deck. Please watch your step on the bottom. March 2026 appraisal completed; priced below appraisal.Estate sale. Will need up to 30 days After executed contract for Court approval/ acceptance. Come see the potential and turn her into something Lovely!

Key facts

• Upper deck
• Upstairs flex space
• Golf course views

Tags

• GOLF COURSE VIEWS
• UPPER DECK
• UPSTAIRS FLEX SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (14.8% below list).
• Recommended offer: $240k (20.1% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.7% in League City — 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 75/100 on livability (#135 in TX, #3,961 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Lloyd R Ferguson El (math 48% / reading 56%, grade C-, #742 of 4,322 statewide, top 19%, 703 students, 33% FRL); Clear Creek Int (math 29% / reading 33%, grade F, #1,015 of 1,662 statewide, top 62%, 722 students, 60% FRL); Clear Creek H S (math 51% / reading 54%, grade C-, #444 of 1,632 statewide, top 27%, 2,400 students, 0% FRL).
• Market conditions: Rents flat; 959 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Galveston County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• 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 $239,733 (20.1% 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 72 days. Have you received any prior offers? Is the seller open to a 20% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 9.8

CMA / ARV

• ARV (median comp): $354,142
• List price: $299,900
• Delta: -15.32%
• 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
1995 Kingston Cv	0.26mi	4/3.5 (+1)	2,662 (+1%)	0mo	$368,400	$138	75
2623 Rose Hill Dr	0.46mi	3/2.5	2,629 (-0%)	2mo	$489,000	$186	75
2107 Lakeway Dr	0.50mi	3/2.0	2,590 (-2%)	1mo	$439,000	$169	72
2711 Bent Tree Trl	0.53mi	4/2.5 (+1)	2,632 (-0%)	1mo	$550,000	$209	67
110 Sea Mist Dr	0.60mi	4/2.5 (+1)	2,604 (-1%)	0mo	$359,900	$138	63
2117 Spinnaker Dr	0.63mi	4/2.5 (+1)	2,627 (-0%)	1mo	$285,000	$108	62
2701 Saint Andrews Pl	0.64mi	4/2.5 (+1)	2,676 (+1%)	1mo	$435,000	$163	60
2026 Pembroke Bay Dr	0.33mi	4/2.5 (+1)	2,909 (+10%)	0mo	$440,000	$151	60
111 S Laguna Pointe Dr	0.48mi	4/2.0 (+1)	2,399 (-9%)	1mo	$420,000	$175	56
1907 Sandy Schoals Dr	0.52mi	4/2.5 (+1)	2,934 (+11%)	1mo	$439,000	$150	49
1915 Sandy Schoals	0.49mi	4/2.5 (+1)	3,014 (+14%)	1mo	$429,900	$143	46
2203 Fairwater Park Dr	0.70mi	4/3.5 (+1)	2,803 (+6%)	1mo	$376,000	$134	45

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

Projected returns pro-forma

-3.0% appreciation · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.10×
• Total profit: $-75,660
• Equity at exit: $44,716

10-year hold

• IRR: -37.9%
• Equity multiple: -0.37×
• Total profit: $-114,865
• Equity at exit: $25,930

Cash invested: $83,972 (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 77573

• Home prices YoY: -29.2%
• Rents YoY: 0.8%
• Active inventory: 959
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,556 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$481 /mo · $5,769/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$115
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-341

Break-even live

Break-even rent $2,987

Max offer price $239,733

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-256	+0% $-341	+5% $-425	+10% $-510
Rent	-10% $-543	-5% $-442	+0% $-341	+5% $-240	+10% $-139
Rate	-1.0pp $-190	-0.5pp $-264	base $-341	+0.5pp $-418	+1.0pp $-497

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3204 Coral Ridge Dr League City, TX	4.0	2.5	2846	$3,000	$1.05	26d	1	0.67mi
2303 Prestwick Dr League City, TX	3.0	2.0	2201	$2,471	$1.12	0d	1	0.87mi
2126 Redwood St Kemah, TX	3.0	2.0	1812	$2,400	$1.32	45d	1	1.15mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 16 events

1. 2026-06-13
   statusdays on market $299,900 Pending 72 DOM
2. 2026-06-09
   days on market $299,900 Active Under Contract 70 DOM
3. 2026-06-08
   statusdays on market $299,900 Active Under Contract 69 DOM
4. 2026-06-07
   days on market $299,900 Active 68 DOM
5. 2026-06-04
   days on market $299,900 Active 65 DOM
6. 2026-06-03
   days on market $299,900 Active 64 DOM
7. 2026-06-02
   days on market $299,900 Active 63 DOM
8. 2026-06-01
   days on market $299,900 Active 62 DOM
9. 2026-05-31
   days on market $299,900 Active 61 DOM
10. 2026-05-17
    price $299,900 955-char remark

    Show marketing remark (955 chars)

    This two-story patio home sits just off South 2, offering beautiful panoramic golf course views along with stunning sunrises and sunsets. Enjoy the scenery from the private upper deck—perfect for watching golfers, ducks, local wildlife while enjoying the breeze. The home does need some TLC, but with the right vision, it can be restored to its former beauty or even improved upon. The upstairs flex space offers potential for a sitting area or expanded primary closet. Carpet has been removed to clearly show subfloors and slab. Some vegetation removal has already been done but back area needs attention to restore it. Brick cracks at the rear are due to tree roots affecting the porch slab and deck. Please watch your step on the bottom. March 2026 appraisal completed; priced below appraisal.Estate sale. Will need up to 30 days After executed contract for Court approval/ acceptance. Come see the potential and turn her into something Lovely!

11. 2026-05-02
    status Active 955-char remark

    Show marketing remark (955 chars)

    This two-story patio home sits just off South 2, offering beautiful panoramic golf course views along with stunning sunrises and sunsets. Enjoy the scenery from the private upper deck—perfect for watching golfers, ducks, local wildlife while enjoying the breeze. The home does need some TLC, but with the right vision, it can be restored to its former beauty or even improved upon. The upstairs flex space offers potential for a sitting area or expanded primary closet. Carpet has been removed to clearly show subfloors and slab. Some vegetation removal has already been done but back area needs attention to restore it. Brick cracks at the rear are due to tree roots affecting the porch slab and deck. Please watch your step on the bottom. March 2026 appraisal completed; priced below appraisal.Estate sale. Will need up to 30 days After executed contract for Court approval/ acceptance. Come see the potential and turn her into something Lovely!

12. 2026-04-25
    status Pending 955-char remark

    Show marketing remark (955 chars)

    This two-story patio home sits just off South 2, offering beautiful panoramic golf course views along with stunning sunrises and sunsets. Enjoy the scenery from the private upper deck—perfect for watching golfers, ducks, local wildlife while enjoying the breeze. The home does need some TLC, but with the right vision, it can be restored to its former beauty or even improved upon. The upstairs flex space offers potential for a sitting area or expanded primary closet. Carpet has been removed to clearly show subfloors and slab. Some vegetation removal has already been done but back area needs attention to restore it. Brick cracks at the rear are due to tree roots affecting the porch slab and deck. Please watch your step on the bottom. March 2026 appraisal completed; priced below appraisal.Estate sale. Will need up to 30 days After executed contract for Court approval/ acceptance. Come see the potential and turn her into something Lovely!

13. 2026-03-31
    listed $315,000 Active 955-char remark

    Show marketing remark (955 chars)

    This two-story patio home sits just off South 2, offering beautiful panoramic golf course views along with stunning sunrises and sunsets. Enjoy the scenery from the private upper deck—perfect for watching golfers, ducks, local wildlife while enjoying the breeze. The home does need some TLC, but with the right vision, it can be restored to its former beauty or even improved upon. The upstairs flex space offers potential for a sitting area or expanded primary closet. Carpet has been removed to clearly show subfloors and slab. Some vegetation removal has already been done but back area needs attention to restore it. Brick cracks at the rear are due to tree roots affecting the porch slab and deck. Please watch your step on the bottom. March 2026 appraisal completed; priced below appraisal.Estate sale. Will need up to 30 days After executed contract for Court approval/ acceptance. Come see the potential and turn her into something Lovely!

14. 2025-06-26
    historical
15. 2025-03-05
    price $319,900
16. 2024-12-31
    listed $324,900 Active

ⓘ 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: $5,769 · $481/mo
• Projected year-2 tax: $5,769 · $481/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) · 81% 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: $30,672
• − Mortgage interest: −$16,799
• − Property taxes: −$5,769
• − Insurance: −$2,297
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − HOA: −$1,380
• − Depreciation: −$8,724
• Taxable loss: −$9,204
• Est. tax savings @ 24.0%: +$2,209
• After-tax cash flow: $-1,878/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 — League City

• Score: 75/100
• State rank: #135
• US rank: #3961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: League City, TX
• County: Galveston County · 357,330 people
• City population: 98,109
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 98,109
• Household income: $122,722
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 2226.0

Population outlook (Galveston County) Hauer SSP2

• Today (2025): 390,640 people
• By 2030: 425,226 · +8.9%
• By 2040: 493,765 · +26.4%
• By 2050: 559,698 · +43.3%
• By 2075: 719,260 · +84.1%
• By 2100: 819,628 · +109.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 19% Two or more races 12% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 11% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Galveston

• 2024 margin: Strong R (+27.4) · D 35.7% · R 63.1% · Other 1.2%
• 2008→2024 swing: -7.9pp toward R · 2008: -19.5pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+22.6 2016: R+22.6 2012: R+26.9 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.70%
• Current HPI: 244.0714
• Rent YoY: ▲ 0.78%
• 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

-7.7% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $299,900 HARMLS
• 2026-05-02 Relisted — HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-03-31 Listed $315,000 HARMLS
• 2025-06-26 Listing Removed — HARMLS
• 2025-03-05 Price Changed $319,900 HARMLS
• 2024-12-31 Listed $324,900 HARMLS

Property tax history

+3.2%/yr

Latest (2025): $5,769 · +9.1% YoY. Source: county tax records.