7121 Salt Dome Dr

League City, TX 77546

$383,990F

4 bd · 2.0 ba · 1,941 sqft · Built 2026 · SingleFamily · Pending · 42 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,792/mo
• Mortgage (P&I): −$2,614
• Tax + insurance: −$897
• HOA: −$117
• Vac / Maint / Mgmt: −$586
• Net cashflow: $-1,422/mo
• Annual: $-17,070/yr
• Cap rate: 3.03%
• Cash-on-cash: -11.66%
• DSCR: 0.48
• 1% rule: 0.56%
• Cash to close: $139,572

Investor read

• This is a 4-bed/2.0-bath single-family listed at $384k.
• 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).
• It's been on market 42 days — a 3% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $279k (27.3% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Watch-outs: flood insurance adds $66/mo.
• Market conditions: Rents rising (+2.7%/yr); 511 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).
• Galveston County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.

Questions for listing agent

• 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?
• It's been on market 42 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.