1716 Dolphin Dr · Seabrook, TX 77586

$259,900

5 bd · 2.0 ba · 2,023 sqft · SingleFamily public records · 58 Days on market

Built 1973 6,599 sqft lot $128/sqft · 15% above area Est $241k · 8% over

---

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).

• Cash flow +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +6.4/10.0
• Schools +4.6/10.0
• ARV discount +3.9/15.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled (2021) FIVE bedroom home in the heart of Seabrook, close to the Kemah boardwalk, NASA, and wonderful shopping/dining. The garage has been converted into two extra, spacious bedrooms that feature an abundance of natural light. This home also offers an additional sunroom, making hosting family events a breeze! New (2019) roof, as well as new (2021) slab and walkways in backyard. Large shed in the backyard to store all your lawn equipment! This one wont last long! Schedule your appointments today!

Key facts

• Water heater
• Updated flooring
• Windows

Tags

• UPDATED FLOORING
• WATER HEATER
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• WINDOWS
• NEW AC

Property features AI

Finance

• HOA & community: Subdivision with curbs and gutters

Exterior

• Parking: No dedicated parking listed
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service available
• Home design: Residential property; Single-story (all main rooms listed on first floor); Slab foundation
• Construction: Brick construction; Composition roof; Built in 1973
• Exterior features: Deck; Patio; Fenced backyard; Concrete road/driveway

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas range
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 12); Bedroom on the first floor (approx. 11 x 11); Bedroom on the first floor (approx. 10 x 9); Bedroom on the first floor (approx. 12 x 10); Bedroom on the first floor (approx. 12 x 11)
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Ventilation for improved indoor air quality; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $2 ($23/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Zoned schools: Bay El (math 41% / reading 50%, grade D-, #1,112 of 4,322 statewide, top 26%, 645 students, 48% FRL); Seabrook Int (math 53% / reading 57%, grade B-, #248 of 1,662 statewide, top 15%, 963 students, 30% FRL); Clear Creek H S (math 51% / reading 54%, grade C-, #444 of 1,632 statewide, top 27%, 2,400 students, 0% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 328 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 31% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 58 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 9 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.3

CMA / ARV

• ARV (median comp): $240,522
• List price: $259,900
• Delta: 8.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1422 Delabrook Ct	0.23mi	4/2.0 (-1)	2,085 (+3%)	5mo	$240,000	$115	75
1741 Hialeah Dr	0.16mi	4/2.5 (-1)	2,056 (+2%)	12mo	$325,000	$158	73
2300 Nassau Dr	0.25mi	4/2.0 (-1)	1,813 (-10%)	7mo	$310,000	$171	60
2317 Lord Nelson Dr	0.47mi	4/2.0 (-1)	1,942 (-4%)	11mo	$334,900	$172	57
2509 Pinebrook Ln	0.28mi	4/2.0 (-1)	2,251 (+11%)	8mo	$353,900	$157	56
1865 El Mar Ln	0.31mi	5/2.0	2,314 (+14%)	8mo	$269,500	$116	55
1501 Ashley Ct	0.46mi	4/3.0 (-1)	2,296 (+14%)	5mo	$450,000	$196	42
938 Mystic Village Ln	0.68mi	4/2.0 (-1)	2,270 (+12%)	1mo	$349,900	$154	42
1218 1st St	0.59mi	4/3.0 (-1)	2,236 (+10%)	5mo	$775,000	$347	42
945 Autumn Brook St	0.67mi	4/2.0 (-1)	2,312 (+14%)	1mo	$340,000	$147	40
1214 Hall St	0.57mi	4/3.0 (-1)	2,212 (+9%)	11mo	$660,000	$298	39
934 Mystic Village Ln	0.69mi	4/2.0 (-1)	2,260 (+12%)	10mo	$329,000	$146	35

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 · 4.86% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-35,958
• Equity at exit: $38,752

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-5,510
• Equity at exit: $22,471

Cash invested: $72,772 (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: 328
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,966 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$444 /mo · $5,322/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $2

Break-even live

Break-even rent $2,964

Max offer price $259,900

Occupancy floor 95%

Sensitivity live

Price	-10% $149	-5% $76	+0% $2	+5% $-72	+10% $-145
Rent	-10% $-232	-5% $-115	+0% $2	+5% $119	+10% $236
Rate	-1.0pp $133	-0.5pp $68	base $2	+0.5pp $-65	+1.0pp $-134

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 Towers Blvd Seabrook, TX	1.0–4.0	1.0–4.0	1251	$2,933	$2.34	0d	48	0.82mi
714 Whitecap Dr El Lago, TX	4.0	2.5	2068	$2,650	$1.28	45d	1	1.15mi

Listing history 50 events

1. 2026-06-21
   days on market $259,900 Active 58 DOM
2. 2026-06-18
   days on market $259,900 Active 55 DOM
3. 2026-06-17
   days on market $259,900 Active 54 DOM
4. 2026-06-16
   days on market $259,900 Active 53 DOM
5. 2026-06-15
   days on market $259,900 Active 52 DOM
6. 2026-06-13
   days on market $259,900 Active 50 DOM
7. 2026-06-13
   days on market $259,900 Active 49 DOM
8. 2026-06-09
   days on market $259,900 Active 46 DOM
9. 2026-06-08
   days on market $259,900 Active 45 DOM
10. 2026-06-07
    days on market $259,900 Active 44 DOM
11. 2026-06-04
    days on market $259,900 Active 41 DOM
12. 2026-06-03
    days on market $259,900 Active 40 DOM
13. 2026-06-02
    pricedays on market $259,900 Active 39 DOM
14. 2026-06-01
    days on market $264,900 Active 38 DOM
15. 2026-05-31
    days on market $264,900 Active 37 DOM
16. 2026-04-27
    price $264,900 751-char remark
17. 2026-04-24
    listed $269,500 Active 751-char remark
18. 2026-04-20
    historical
19. 2026-04-07
    price $269,500
20. 2026-04-07
    price $269,900
21. 2026-03-19
    price $274,900
22. 2026-02-02
    price $279,900
23. 2026-01-09
    status Active
24. 2026-01-09
    price $284,900
25. 2026-01-08
    historical
26. 2025-12-02
    price $294,900
27. 2025-10-19
    price $299,900
28. 2025-10-09
    listed $315,000 Active
29. 2022-06-14
    soldstatus
30. 2022-05-05
    soldstatus
31. 2022-05-02
    soldstatus Sold

    Show marketing remark (521 chars)

    Beautifully remodeled (2021) FIVE bedroom home in the heart of Seabrook, close to the Kemah boardwalk, NASA, and wonderful shopping/dining. The garage has been converted into two extra, spacious bedrooms that feature an abundance of natural light. This home also offers an additional sunroom, making hosting family events a breeze! New (2019) roof, as well as new (2021) slab and walkways in backyard. Large shed in the backyard to store all your lawn equipment! This one wont last long! Schedule your appointments today!

32. 2022-04-25
    status Pending

    Show marketing remark (521 chars)

    Beautifully remodeled (2021) FIVE bedroom home in the heart of Seabrook, close to the Kemah boardwalk, NASA, and wonderful shopping/dining. The garage has been converted into two extra, spacious bedrooms that feature an abundance of natural light. This home also offers an additional sunroom, making hosting family events a breeze! New (2019) roof, as well as new (2021) slab and walkways in backyard. Large shed in the backyard to store all your lawn equipment! This one wont last long! Schedule your appointments today!

33. 2022-04-16
    status Option Pending

    Show marketing remark (521 chars)

    Beautifully remodeled (2021) FIVE bedroom home in the heart of Seabrook, close to the Kemah boardwalk, NASA, and wonderful shopping/dining. The garage has been converted into two extra, spacious bedrooms that feature an abundance of natural light. This home also offers an additional sunroom, making hosting family events a breeze! New (2019) roof, as well as new (2021) slab and walkways in backyard. Large shed in the backyard to store all your lawn equipment! This one wont last long! Schedule your appointments today!

34. 2022-04-12
    status Active

    Show marketing remark (521 chars)

    Beautifully remodeled (2021) FIVE bedroom home in the heart of Seabrook, close to the Kemah boardwalk, NASA, and wonderful shopping/dining. The garage has been converted into two extra, spacious bedrooms that feature an abundance of natural light. This home also offers an additional sunroom, making hosting family events a breeze! New (2019) roof, as well as new (2021) slab and walkways in backyard. Large shed in the backyard to store all your lawn equipment! This one wont last long! Schedule your appointments today!

35. 2022-04-07
    status Pending

    Show marketing remark (521 chars)

    Beautifully remodeled (2021) FIVE bedroom home in the heart of Seabrook, close to the Kemah boardwalk, NASA, and wonderful shopping/dining. The garage has been converted into two extra, spacious bedrooms that feature an abundance of natural light. This home also offers an additional sunroom, making hosting family events a breeze! New (2019) roof, as well as new (2021) slab and walkways in backyard. Large shed in the backyard to store all your lawn equipment! This one wont last long! Schedule your appointments today!

36. 2022-04-01
    status Option Pending

    Show marketing remark (521 chars)

    Beautifully remodeled (2021) FIVE bedroom home in the heart of Seabrook, close to the Kemah boardwalk, NASA, and wonderful shopping/dining. The garage has been converted into two extra, spacious bedrooms that feature an abundance of natural light. This home also offers an additional sunroom, making hosting family events a breeze! New (2019) roof, as well as new (2021) slab and walkways in backyard. Large shed in the backyard to store all your lawn equipment! This one wont last long! Schedule your appointments today!

37. 2022-03-28
    listed $230,000 Active

    Show marketing remark (521 chars)

    Beautifully remodeled (2021) FIVE bedroom home in the heart of Seabrook, close to the Kemah boardwalk, NASA, and wonderful shopping/dining. The garage has been converted into two extra, spacious bedrooms that feature an abundance of natural light. This home also offers an additional sunroom, making hosting family events a breeze! New (2019) roof, as well as new (2021) slab and walkways in backyard. Large shed in the backyard to store all your lawn equipment! This one wont last long! Schedule your appointments today!

38. 2020-05-11
    soldstatus
39. 2020-05-07
    soldstatus Sold
40. 2020-03-29
    status Pending
41. 2020-03-20
    status Option Pending
42. 2020-03-07
    status Active
43. 2020-03-04
    status Option Pending
44. 2020-02-21
    price $174,900
45. 2020-01-21
    price $179,900
46. 2020-01-20
    listed $179,990 Active
47. 2019-12-27
    historical
48. 2019-11-18
    price $175,000
49. 2019-09-27
    listed $180,000 Active
50. 2019-09-25
    historical

ⓘ 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: $5,322 · $444/mo
• Projected year-2 tax: $5,322 · $444/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $35,593
• − Mortgage interest: −$14,558
• − Property taxes: −$5,322
• − Insurance: −$6,418
• − Repairs & maintenance: −$2,847
• − Management: −$2,847
• − Depreciation: −$7,561
• Taxable loss: −$3,961
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $974/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

+40.5% since first listed

39 events — show timeline

• 2026-06-01 Price Changed $259,900 HARMLS
• 2026-04-27 Price Changed $264,900 HARMLS
• 2026-04-24 Listed $269,500 HARMLS
• 2026-04-20 Listing Removed — HARMLS
• 2026-04-07 Price Changed $269,500 HARMLS
• 2026-04-07 Price Changed $269,900 HARMLS
• 2026-03-19 Price Changed $274,900 HARMLS
• 2026-02-02 Price Changed $279,900 HARMLS
• 2026-01-09 Relisted — HARMLS
• 2026-01-09 Price Changed $284,900 HARMLS
• 2026-01-08 Listing Removed — HARMLS
• 2025-12-02 Price Changed $294,900 HARMLS
• 2025-10-19 Price Changed $299,900 HARMLS
• 2025-10-09 Listed $315,000 HARMLS
• 2022-06-14 Sold (Public Records) — Public Records
• 2022-05-05 Sold (Public Records) — Public Records
• 2022-05-02 Sold (MLS) — HARMLS
• 2022-04-25 Pending — HARMLS
• 2022-04-16 Pending — HARMLS
• 2022-04-12 Relisted — HARMLS
• 2022-04-07 Pending — HARMLS
• 2022-04-01 Pending — HARMLS
• 2022-03-28 Listed $230,000 HARMLS
• 2020-05-11 Sold (Public Records) — Public Records
• 2020-05-07 Sold (MLS) — HARMLS
• 2020-03-29 Pending — HARMLS
• 2020-03-20 Pending — HARMLS
• 2020-03-07 Relisted — HARMLS
• 2020-03-04 Pending — HARMLS
• 2020-02-21 Price Changed $174,900 HARMLS
• 2020-01-21 Price Changed $179,900 HARMLS
• 2020-01-20 Listed $179,990 HARMLS
• 2019-12-27 Listing Removed — HARMLS
• 2019-11-18 Price Changed $175,000 HARMLS
• 2019-09-27 Listed $180,000 HARMLS
• 2019-09-25 Listing Removed — HARMLS
• 2019-08-14 Price Changed $180,000 HARMLS
• 2019-06-04 Listed $185,000 HARMLS
• 2005-02-14 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $5,322 · +8.0% YoY. Source: county tax records.