7121 Salt Dome Dr · League City, TX 77546

$383,990

4 bd · 2.0 ba · 1,941 sqft · SingleFamily · 41 Days on market

Built 2026 $117/mo HOA · 4% of rent ↓ 8% since listing

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Why this score? — see what drove the F 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
• Schools +4.6/10.0
• Cash flow +4.2/30.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

Key facts

• Covered patio
• Spa-style bathroom
• Open-plan layout

Tags

• OPEN-PLAN LAYOUT
• COVERED PATIO
• SPA-STYLE BATHROOM

Property features AI

Finance

• HOA & community: Community managed by First Service Residential; Annual association fee; Community amenities: clubhouse, sport court, fitness center, picnic area, playground, pool, tennis courts, trails

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Built in 2026; Slab foundation; Composition roof
• Construction: Brick construction; Built in 2026
• Exterior features: Fence; Back yard fencing; Subdivision setting; Pond on lot; Association pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Double vanity; Kitchen/family room combo; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $383,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $498,471.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $384k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (27.3% below list).
• Recommended offer: $279k (27.3% below list) — sets the bar for 1% rule.

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: Creekside Int (math 47% / reading 47%, grade D+, #424 of 1,662 statewide, top 27%, 872 students, 32% FRL); Clear Springs H S (math 43% / reading 72%, grade C, #327 of 1,632 statewide, top 20%, 2,732 students, 0% FRL).
• Market conditions: Rents rising (+2.7%/yr); 502 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $15k 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 41 days — a 3% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $279,214 (27.3% 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 41 days. Have you received any prior offers? Is the seller open to a 27% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.56% ✗
• Cap rate: 3.03%
• Cash-on-cash: -11.66%
• DSCR: 0.48
• GRM: 14.9

CMA / ARV

• ARV (median comp): $498,471
• List price: $383,990
• Delta: -22.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7018 Salt Dome Dr	0.09mi	3/2.0 (-1)	1,925 (-1%)	1mo	$439,990	$229	88
706 Hooks Trl	0.58mi	3/2.0 (-1)	2,066 (+6%)	18mo	$430,350	$208	42
812 Hooks Trl	0.67mi	3/2.0 (-1)	2,047 (+6%)	19mo	$436,480	$213	39
6616 Mcmahan Dr	0.60mi	3/2.0 (-1)	2,054 (+6%)	23mo	$469,235	$228	38

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 · 2.74% rent growth · sell at horizon

5-year hold

• IRR: -39.2%
• Equity multiple: -0.23×
• Total profit: $-171,946
• Equity at exit: $74,324

10-year hold

• IRR: -62.4%
• Equity multiple: -0.93×
• Total profit: $-268,733
• Equity at exit: $43,099

Cash invested: $139,572 (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 77546

• Rents YoY: 2.7%
• Active inventory: 502
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,792 medium
• Mortgage (P&I): −$2,614
• Tax est. 1.5%: −$623 /mo · $7,477/yr
• Insurance: −$208
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$117
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-1,422

Break-even live

Break-even rent $4,593

Max offer price $292,635

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: $124,618
• Closing costs: $14,954
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6160 Cornell Ln League City, TX	4.0	2.5	2368	$2,625	$1.11	44d	1	1.42mi
6169 Mitchell Ct League City, TX	3.0	2.0	2125	$2,595	$1.22	44d	1	1.49mi

HOA detail

• Monthly dues: $117 · $1,404/yr

Listing history 18 events

1. 2026-06-18
   days on market $383,990 Active 41 DOM
2. 2026-06-18
   remarks 684-char remark
3. 2026-06-17
   days on market $383,990 Active 40 DOM
4. 2026-06-16
   days on market $383,990 Active 39 DOM
5. 2026-06-15
   price $383,990 Active 38 DOM
6. 2026-06-15
   days on market $389,990 Active 38 DOM
7. 2026-06-13
   days on market $389,990 Active 36 DOM

   Show marketing remark (460 chars)

   This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

8. 2026-06-13
   days on market $389,990 Active 35 DOM

   Show marketing remark (460 chars)

   This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

9. 2026-06-09
   days on market $389,990 Active 32 DOM
10. 2026-06-08
    days on market $389,990 Active 31 DOM
11. 2026-06-07
    days on market $389,990 Active 30 DOM
12. 2026-06-04
    days on market $389,990 Active 27 DOM
13. 2026-06-03
    days on market $389,990 Active 26 DOM
14. 2026-06-02
    days on market $389,990 Active 25 DOM
15. 2026-06-01
    days on market $389,990 Active 24 DOM
16. 2026-05-31
    days on market $389,990 Active 23 DOM
17. 2026-05-06
    listed $415,840 Active 651-char remark
18. 2026-05-05
    listed $415,840 Active 460-char remark

    Show marketing remark (460 chars)

    This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $33,506
• − Mortgage interest: −$27,922
• − Property taxes: −$7,477
• − Insurance: −$3,290
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − HOA: −$1,404
• − Depreciation: −$14,501
• Taxable loss: −$26,449
• Est. tax savings @ 24.0%: +$6,348
• After-tax cash flow: $-10,722/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): 54,789
• Household income: $123,756
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1350.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 11% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 3% Vietnamese 2%

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: ▼ -160.03%
• Current HPI: 243.7934
• Rent YoY: ▲ 2.74%
• 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

8 events — show timeline

• 2026-06-15 Price Changed $383,990 HARMLS
• 2026-06-13 Price Changed $383,990 Zillow
• 2026-05-29 Price Changed $389,990 Zillow
• 2026-05-28 Price Changed $389,990 HARMLS
• 2026-05-26 Price Changed $399,990 Zillow
• 2026-05-26 Price Changed $399,990 HARMLS
• 2026-05-06 Listed $415,840 HARMLS
• 2026-05-05 Listed $415,840 Zillow