1500 Bay Area Blvd #286 · Houston, TX 77058

$88,800

2 bd · 2.0 ba · 850 sqft · Condo public records · 25 Days on market

Built 1978 $411/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).

• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +4.6/10.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks MLS

Move in ready! Fully remodeled throughout! New kitchen cabinets, granite countertops, updated, stainless steel appliances! Fridge stays! Updated flooring, new sheet rock, paint, new ceiling, fans, and updated bathrooms! Convenient in unit laundry room! Two reserved parking spaces, covered private balcony with extra exterior storage room. The primary suite, features and en suite bathroom with separate vanity area along with a very large walk-in closet . Taylorcrest Condos offers two spacious pools, a workout room with modern equipment, a dog park, and a community clubhouse that can be reserved by homeowners for private gatherings. HOA covers water, trash, and ground maintenance.

Key facts

• En suite bathroom
• Covered balcony
• Walk-in closet

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• TILED SURROUND
• EN SUITE BATHROOM
• WALK-IN CLOSET
• COVERED BALCONY

Property features AI

Finance

• HOA & community: Taylor Crest community association; Monthly association fee of $411 covering common areas, structure maintenance, recreation facilities, water, and sewer

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Entry level: first floor
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1978
• Exterior features: Community pool

Interior

• Kitchen: Electric cooktop; Electric oven; Dishwasher; Refrigerator
• Bedrooms: Bedroom (first floor) — 11 x 11; Primary bedroom (first floor) — 11 x 12; Total 2 rooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; One fireplace
• Laundry & utility: Washer and dryer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $63k (29.0% below list).
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $63k (29.0% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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: Falcon Pass El (math 52% / reading 56%, grade C, #664 of 4,322 statewide, top 16%, 573 students, 41% FRL); Space Center Int (math 31% / reading 44%, grade F, #736 of 1,662 statewide, top 45%, 827 students, 57% 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 rising (+1.9%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $614 of loan paydown is wiped out by about $1k 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 25 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $29k; list at $89k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; 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 $63,084 (29.0% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.36% ✓
• Cap rate: 4.33%
• Cash-on-cash: -7.03%
• DSCR: 0.69
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.22% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.28×
• Total profit: $-17,810
• Equity at exit: $20,509

10-year hold

• IRR: -12.4%
• Equity multiple: -0.01×
• Total profit: $-25,031
• Equity at exit: $20,757

Cash invested: $24,864 (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 77058

• Home prices YoY: -0.5%
• Rents YoY: 1.9%
• Active inventory: 134
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$466
• Tax from tax record: −$187 /mo · $2,239/yr
• Insurance: −$37
• HOA: −$411
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-146

Break-even live

Break-even rent $1,393

Max offer price $63,084

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-120	+0% $-146	+5% $-171	+10% $-196
Rent	-10% $-241	-5% $-193	+0% $-146	+5% $-98	+10% $-50
Rate	-1.0pp $-101	-0.5pp $-123	base $-146	+0.5pp $-169	+1.0pp $-192

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: $22,200
• Closing costs: $2,664
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Bay Area Blvd Houston, TX	2.0	2.0	850	$1,250	$1.47	45d	1	0.02mi
1500 Bay Area Blvd Unit R195 Houston, TX	2.0	2.0	850	$1,100	$1.29	26d	1	0.04mi
1424 Gemini St Houston, TX	1.0	1.0	730	$1,254	$1.72	20d	1	0.13mi
1245 Bay Area Blvd Houston, TX	2.0	2.0	850	$1,062	$1.25	26d	1	0.14mi
1620 Bay Area Blvd Houston, TX	2.0	1.0–2.0	685	$1,475	$2.15	1d	23	0.21mi
1306 Gemini St Houston, TX	1.0	1.0	660	$1,180	$1.79	45d	1	0.22mi
1707 Gemini St Houston, TX	1.0	1.0	652	$940	$1.44	22d	1	0.25mi
1707 Gemini St Houston, TX	1.0	1.0	652	$940	$1.44	20d	1	0.25mi
1707 Gemini St Houston, TX	2.0	2.0	946	$1,109	$1.17	45d	1	0.25mi
1239 Bay Area Blvd Houston, TX	2.0	1.0	800	$1,099	$1.37	9d	1	0.25mi
1239 Bay Area Blvd Houston, TX	2.0	1.0	800	$999	$1.25	45d	1	0.25mi
1239 Bay Area Blvd Houston, TX	1.0	1.0	670	$955	$1.43	26d	1	0.25mi
1239 Bay Area Blvd Houston, TX	1.0	1.0	670	$955	$1.43	14d	1	0.25mi
1730 Bay Area Blvd Houston, TX	1.0	1.0	761	$981	$1.29	45d	1	0.27mi
1730 Bay Area Blvd Houston, TX	1.0	1.0	761	$981	$1.29	24d	1	0.27mi
1730 Bay Area Blvd Houston, TX	2.0	2.0	938	$1,266	$1.35	26d	1	0.27mi
1300 Gemini St Houston, TX	1.0–2.0	1.0–2.0	956	$1,949	$2.04	1d	30	0.28mi
2000 Bay Area Blvd Houston, TX	2.0	1.0–2.0	841	$1,764	$2.10	0d	18	0.52mi
47 Buccaneer Ln Houston, TX	1.0	1.0	730	$935	$1.28	45d	1	0.53mi
47 Buccaneer Ln Houston, TX	1.0	1.0	730	$935	$1.28	18d	1	0.53mi
47 Buccaneer Ln Houston, TX	2.0	2.0	900	$1,095	$1.22	26d	1	0.53mi
16457 El Camino Real Houston, TX	1.0–2.0	1.0–2.0	813	$1,299	$1.60	1d	27	0.57mi
16306 Sea Lark Rd Houston, TX	2.0	1.0	909	$1,083	$1.19	45d	1	0.74mi
16202 El Camino Real Houston, TX	1.0	1.0	700	$916	$1.31	17d	1	0.75mi
16202 El Camino Real Unit 2047 Houston, TX	2.0	2.0	919	$1,315	$1.43	1d	1	0.75mi
16202 El Camino Real Unit 1112 Houston, TX	1.0	1.0	851	$954	$1.12	1d	1	0.76mi
16202 El Camino Real Unit 2112 Houston, TX	2.0	2.0	919	$1,274	$1.39	1d	1	0.76mi
16202 El Camino Real Unit 2162 Houston, TX	2.0	2.0	919	$1,290	$1.40	7d	1	0.76mi
16202 El Camino Real Unit 1162 Houston, TX	1.0	1.0	851	$965	$1.13	9d	1	0.76mi
1400 El Camino Village Dr Houston, TX	1.0–2.0	1.0–2.0	1060	$1,957	$1.85	0d	33	0.77mi
16200 Center Blvd Unit 2047 Houston, TX	2.0	2.0	975	$986	$1.01	1d	1	0.82mi
16200 Center Blvd Unit 424 Houston, TX	2.0	2.0	975	$1,002	$1.03	7d	1	0.82mi
16200 Center Blvd Unit 16221 Houston, TX	1.0	1.0	682	$838	$1.23	14d	1	0.82mi
16200 Center Blvd Unit 16257 Houston, TX	2.0	2.0	975	$1,112	$1.14	45d	1	0.82mi
16200 Center Blvd Unit 16251 Houston, TX	1.0	1.0	682	$833	$1.22	45d	1	0.82mi
16200 Center Blvd Unit 422 Houston, TX	2.0	2.0	975	$1,002	$1.03	9d	1	0.82mi
16202 El Camino Real Unit 16229 Houston, TX	2.0	2.0	919	$1,314	$1.43	12d	1	0.83mi
16202 El Camino Real Unit 16253 Houston, TX	1.0	1.0	700	$832	$1.19	45d	1	0.83mi
16202 El Camino Real Unit 16223 Houston, TX	1.0	1.0	851	$995	$1.17	1d	1	0.83mi
16202 El Camino Real Apt 422 Houston, TX	2.0	2.0	919	$1,290	$1.40	9d	1	0.83mi

HOA detail condo

• Monthly dues: $411 · $4,932/yr
• Likely covers: watertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-15
   days on market $88,800 Pending 25 DOM
2. 2026-06-13
   days on market $88,800 Pending 23 DOM
3. 2026-06-13
   days on market $88,800 Pending 22 DOM
4. 2026-06-09
   days on market $88,800 Pending 19 DOM
5. 2026-06-08
   days on market $88,800 Pending 18 DOM
6. 2026-06-07
   statusdays on market $88,800 Pending 17 DOM
7. 2026-06-04
   days on market $88,800 Active 14 DOM
8. 2026-06-03
   days on market $88,800 Active 13 DOM
9. 2026-06-02
   days on market $88,800 Active 12 DOM
10. 2026-06-01
    days on market $88,800 Active 11 DOM
11. 2026-05-31
    days on market $88,800 Active 10 DOM
12. 2026-05-21
    listed $88,800 Active
13. 2026-01-05
    soldstatus Closed 686-char remark

    Show marketing remark (686 chars)

    Move in ready! Fully remodeled throughout! New kitchen cabinets, granite countertops, updated, stainless steel appliances! Fridge stays! Updated flooring, new sheet rock, paint, new ceiling, fans, and updated bathrooms! Convenient in unit laundry room! Two reserved parking spaces, covered private balcony with extra exterior storage room. The primary suite, features and en suite bathroom with separate vanity area along with a very large walk-in closet . Taylorcrest Condos offers two spacious pools, a workout room with modern equipment, a dog park, and a community clubhouse that can be reserved by homeowners for private gatherings. HOA covers water, trash, and ground maintenance.

14. 2026-01-03
    status Pending 686-char remark

    Show marketing remark (686 chars)

    Move in ready! Fully remodeled throughout! New kitchen cabinets, granite countertops, updated, stainless steel appliances! Fridge stays! Updated flooring, new sheet rock, paint, new ceiling, fans, and updated bathrooms! Convenient in unit laundry room! Two reserved parking spaces, covered private balcony with extra exterior storage room. The primary suite, features and en suite bathroom with separate vanity area along with a very large walk-in closet . Taylorcrest Condos offers two spacious pools, a workout room with modern equipment, a dog park, and a community clubhouse that can be reserved by homeowners for private gatherings. HOA covers water, trash, and ground maintenance.

15. 2025-10-17
    listed $104,900 Active 686-char remark

    Show marketing remark (686 chars)

    Move in ready! Fully remodeled throughout! New kitchen cabinets, granite countertops, updated, stainless steel appliances! Fridge stays! Updated flooring, new sheet rock, paint, new ceiling, fans, and updated bathrooms! Convenient in unit laundry room! Two reserved parking spaces, covered private balcony with extra exterior storage room. The primary suite, features and en suite bathroom with separate vanity area along with a very large walk-in closet . Taylorcrest Condos offers two spacious pools, a workout room with modern equipment, a dog park, and a community clubhouse that can be reserved by homeowners for private gatherings. HOA covers water, trash, and ground maintenance.

16. 1998-04-07
    soldstatus
17. 1994-02-01
    soldstatus $28,900

ⓘ 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: $2,239 · $187/mo
• Projected year-2 tax: $2,239 · $187/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $14,501
• − Mortgage interest: −$4,974
• − Property taxes: −$2,239
• − Insurance: −$444
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − HOA: −$4,932
• − Depreciation: −$2,583
• Taxable loss: −$2,991
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $-1,029/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): 17,850
• Household income: $68,722
• Rent vs Own: 68.8% rent · 31.2% own
• Severe rent burden: 1147.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 21% Two or more races 15% Asian 10% Black 5%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Italian 6% Lithuanian 3% Portuguese 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 15% Other Indo-European 5% Vietnamese 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: ▼ -1.22%
• Current HPI: 225.0251
• Rent YoY: ▲ 1.92%
• 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

+207.3% since first listed

6 events — show timeline

• 2026-05-21 Listed $88,800 HARMLS
• 2026-01-05 Sold (MLS) — HARMLS
• 2026-01-03 Pending — HARMLS
• 2025-10-17 Listed $104,900 HARMLS
• 1998-04-07 Sold (Public Records) — Public Records
• 1994-02-01 Sold (Public Records) $28,900 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,239 · -4.8% YoY. Source: county tax records.