1900 Bay Area Blvd · Nassau Bay, TX 77058

$74,900

1 bd · 1.0 ba · 648 sqft · SingleFamily · 48 Days on market

Built 1975 Fair condition 6.12 ac lot $116/sqft · 32% below area Est $111k · 32% under $285/mo HOA · 24% of rent ↓ 35% since listing

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Why this score? — see what drove the B 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 +22.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.2/10.0
• Schools +4.6/10.0
• Appreciation +4.4/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Spacious 2nd floor 1 bedroom 1 full bath unit located in the well maintained and beautifully landscaped University Trace Complex of Clear Lake. Close to tons of shopping, dining, and a short walk away from the University of Houston at Clear Lake. Unit freshly painted in April 2026 with UPDATED bathroom & recent kitchen appliances. Washer, Dryer, Refrigerator & mounted TV included. Large living room space features fireplace, mounted TV, open floor plan and dual patio access. Views of the pool from the patio with storage space housing washer and dryer. Kitchen with tile flooring and ample counter top space and wood cabinet storage. Large stainless steel double sink, electric range, oven, and microwave. Bedroom is spacious with own private patio overlooking the back of the unit. Large walk in closet and other additional closet space. Updated bathroom area with large vanity and walk in shower with tile surfacing. Large pool and community recreation room. A great unit in a quite complex 208

Key facts

• Dual patio access
• Views of the pool
• Updated bathroom

Tags

• UPDATED BATHROOM
• RECENT KITCHEN APPLIANCES
• LARGE LIVING ROOM SPACE
• FIREPLACE
• DUAL PATIO ACCESS
• VIEWS OF THE POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 1.2% in Nassau Bay — 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 68/100 on livability (#470 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, health & safety B; Watch: crime D+, amenities D, 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.
• Market conditions: Rents rising (+1.9%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $518 of loan paydown is wiped out by about $912 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 48 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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: HOA is 24% of rent.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 5.3

CMA / ARV

• ARV (median comp): $110,734
• List price: $74,900
• Delta: -32.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $517
• Equity at exit: $17,299

10-year hold

• IRR: 6.3%
• Equity multiple: 1.56×
• Total profit: $11,766
• Equity at exit: $17,508

Cash invested: $20,972 (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 77058

• Home prices YoY: -0.5%
• Rents YoY: 1.9%
• Active inventory: 134
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$285
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $125

Break-even live

Break-even rent $1,016

Max offer price $74,900

Occupancy floor 84%

Sensitivity live

Price	-10% $177	-5% $151	+0% $125	+5% $99	+10% $73
Rent	-10% $32	-5% $79	+0% $125	+5% $171	+10% $218
Rate	-1.0pp $163	-0.5pp $144	base $125	+0.5pp $106	+1.0pp $86

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18101 Point Lookout Dr Unit 1174 Houston, TX	1.0	1.0	741	$1,309	$1.77	13d	1	0.12mi
18101 Point Lookout Dr Unit 18116 Houston, TX	1.0	1.0	741	$1,345	$1.82	13d	1	0.12mi
18101 Point Lookout Dr Unit 18122 Houston, TX	1.0	1.0	741	$1,340	$1.81	44d	1	0.12mi
18101 Point Lookout Dr Unit 18116 Houston, TX	1.0	1.0	741	$1,317	$1.78	3d	1	0.12mi
18101 Point Lookout Dr Apt 324 Houston, TX	1.0	1.0	741	$1,320	$1.78	8d	1	0.12mi
18101 Point Lookout Dr Houston, TX	1.0–2.0	1.0–2.0	1000	$1,890	$1.89	21d	15	0.18mi
2041 San Sebastian Ct Unit 1047 Houston, TX	1.0	1.0	728	$814	$1.12	12d	1	0.37mi
2041 San Sebastian Ct Unit 2115 Houston, TX	1.0	1.0	728	$771	$1.06	3d	1	0.37mi
2041 San Sebastian Ct Unit 1162 Houston, TX	1.0	1.0	728	$774	$1.06	8d	1	0.37mi
2041 San Sebastian Ct Unit 2115 Houston, TX	1.0	1.0	728	$809	$1.11	13d	1	0.37mi
2041 San Sebastian Ct Unit 2092 Houston, TX	1.0	1.0	728	$763	$1.05	13d	1	0.37mi
2010 San Sebastian Ct Houston, TX	1.0	1.0	690	$1,049	$1.52	44d	1	0.44mi
1315 E NASA Pkwy Houston, TX	1.0–3.0	1.0–2.5	1214	$795	$0.65	2d	37	0.51mi
1235 E Nasa Pkwy Houston, TX	1.0–3.0	1.0–3.0	1252	$1,460	$1.17	2d	31	0.60mi
1110 El Camino Village Dr Houston, TX	1.0–3.0	1.0–2.5	1143	$840	$0.73	2d	76	0.81mi
1400 El Camino Village Dr Houston, TX	1.0–2.0	1.0–2.0	1060	$1,279	$1.21	2d	34	0.99mi
17700 El Camino Real Unit 147 Houston, TX	1.0	1.0	419	$940	$2.24	12d	1	1.01mi
18800 Egret Bay Blvd Houston, TX	1.0	1.0	656	$1,148	$1.75	44d	2	1.02mi
17632 El Camino Real Houston, TX	1.0	1.0	649	$925	$1.43	19d	1	1.07mi
17632 El Camino Real Houston, TX	1.0	1.0	649	$925	$1.43	44d	1	1.07mi
17700 El Camino Real Houston, TX	3.0	1.0–2.0	827	$1,149	$1.39	20d	17	1.08mi
17700 El Camino Real Unit 17751 Houston, TX	1.0	1.0	649	$873	$1.35	13d	1	1.09mi
17700 El Camino Real Unit 17721 Houston, TX	1.0	1.0	649	$919	$1.42	13d	1	1.09mi
17700 El Camino Real Unit 17742 Houston, TX	1.0	1.0	419	$897	$2.14	3d	1	1.09mi
17700 El Camino Real Unit 324 Houston, TX	1.0	1.0	649	$884	$1.36	8d	1	1.09mi
17700 El Camino Real Unit 1162 Houston, TX	1.0	1.0	649	$884	$1.36	6d	1	1.09mi
17700 El Camino Real Unit 17721 Houston, TX	1.0	1.0	649	$881	$1.36	3d	1	1.09mi
801 E Nasa Road 1 Webster, TX	1.0–2.0	1.0	827	$799	$0.97	44d	39	1.15mi
801 E Nasa Pkwy Unit 852 Webster, TX	1.0	1.0	669	$979	$1.46	44d	1	1.16mi
801 E Nasa Pkwy Unit 875 Webster, TX	1.0	1.0	730	$1,008	$1.38	11d	1	1.16mi
801 E Nasa Pkwy Unit 822 Webster, TX	1.0	1.0	669	$984	$1.47	13d	1	1.16mi
801 E Nasa Pkwy Unit 1112 Webster, TX	1.0	1.0	730	$966	$1.32	3d	1	1.16mi
801 E Nasa Pkwy Unit 1162 Webster, TX	1.0	1.0	730	$969	$1.33	6d	1	1.16mi
801 E Nasa Pkwy Unit 324 Webster, TX	1.0	1.0	730	$969	$1.33	8d	1	1.16mi
900 Henderson Ave Houston, TX	1.0–2.0	1.0–2.0	839	$1,130	$1.35	2d	43	1.16mi
200 Water St Webster, TX	1.0–3.0	1.0–2.0	1094	$1,209	$1.11	2d	38	1.26mi
10 W Oaks Dr Houston, TX	1.0–2.0	1.0–2.0	1055	$1,269	$1.20	2d	27	1.31mi
1300 Gemini St Houston, TX	1.0–2.0	1.0–2.0	956	$1,028	$1.07	2d	32	1.33mi
1306 Gemini St Houston, TX	1.0	1.0	660	$1,180	$1.79	44d	1	1.35mi
1424 Gemini St Houston, TX	1.0	1.0	730	$1,254	$1.72	19d	1	1.40mi

HOA detail

• Monthly dues: $285 · $3,420/yr
• Likely covers: electricpool

Listing history 15 events

1. 2026-06-03
   days on market $74,900 Pending 48 DOM
2. 2026-06-02
   days on market $74,900 Pending 47 DOM
3. 2026-06-01
   days on market $74,900 Pending 46 DOM
4. 2026-05-31
   days on market $74,900 Pending 45 DOM
5. 2026-04-16
   listed $74,900 Active 1008-char remark

   Show marketing remark (1008 chars)

   Spacious 2nd floor 1 bedroom 1 full bath unit located in the well maintained and beautifully landscaped University Trace Complex of Clear Lake. Close to tons of shopping, dining, and a short walk away from the University of Houston at Clear Lake. Unit freshly painted in April 2026 with UPDATED bathroom & recent kitchen appliances. Washer, Dryer, Refrigerator & mounted TV included. Large living room space features fireplace, mounted TV, open floor plan and dual patio access. Views of the pool from the patio with storage space housing washer and dryer. Kitchen with tile flooring and ample counter top space and wood cabinet storage. Large stainless steel double sink, electric range, oven, and microwave. Bedroom is spacious with own private patio overlooking the back of the unit. Large walk in closet and other additional closet space. Updated bathroom area with large vanity and walk in shower with tile surfacing. Large pool and community recreation room. A great unit in a quite complex 208

6. 2026-03-14
   listed $1,100
7. 2026-01-01
   historical $1,100
8. 2025-11-22
   listed $1,100
9. 2024-09-12
   historical $1,300
10. 2024-08-23
    listed $1,300
11. 2024-07-31
    historical $1,300
12. 2024-07-23
    price $1,300
13. 2024-06-29
    listed $1,350
14. 2022-04-15
    soldstatus 989-char remark

    Show marketing remark (989 chars)

    Close to NASA, Clear Lake, Galveston, Kemah, League City, and Houston Medical Center. Baybrook Mall is a short commute. The area is very sought after and is surrounded by some of the best dining choices in Clear Lake. The Bay area is home to many water activities, boating, fishing, and other water sports. Tired of Looking for something for your loved ones while they attend the local universities? This one is move in ready, low maintenance, full of amenities which include 2 swimming pools, onsite gym, pet friendly space, and quiet neighbors. Covered assigned parking/carport comes with the unit. Downstairs Unit located on the corner with front patio/laundry room inside Patio space. All appliances are being conveyed with acceptable offer. Well maintained condo for sale and for lease! This unit is located on the first floor. Tile floors, granite countertops, neutral colors, very clean and move in ready! Minutes from Nassau Bay, Space Center Houston, Clear Lake, and so much more!

15. 2022-03-31
    listed $115,900 989-char remark

    Show marketing remark (989 chars)

    Close to NASA, Clear Lake, Galveston, Kemah, League City, and Houston Medical Center. Baybrook Mall is a short commute. The area is very sought after and is surrounded by some of the best dining choices in Clear Lake. The Bay area is home to many water activities, boating, fishing, and other water sports. Tired of Looking for something for your loved ones while they attend the local universities? This one is move in ready, low maintenance, full of amenities which include 2 swimming pools, onsite gym, pet friendly space, and quiet neighbors. Covered assigned parking/carport comes with the unit. Downstairs Unit located on the corner with front patio/laundry room inside Patio space. All appliances are being conveyed with acceptable offer. Well maintained condo for sale and for lease! This unit is located on the first floor. Tile floors, granite countertops, neutral colors, very clean and move in ready! Minutes from Nassau Bay, Space Center Houston, Clear Lake, and so much more!

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

Taxation est. · year 1

• Rental income: $14,090
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − HOA: −$3,420
• − Depreciation: −$2,179
• Taxable income: $543
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $1,369/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

The property is in fair condition with moderate rehabilitation needed, particularly to the exterior siding. Upgrades to the exterior and interior will significantly enhance its value and appeal.

Repairs flagged

• Moderate exterior siding — Signs of wear and discoloration
• Minor interior walls — No visible damage

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with tile or hardwood flooring — Improves aesthetics and durability
• Both Upgrade kitchen appliances — Keeps up with current trends and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Signs of wear and discoloration	Moderate	$3,000–15,000
interior walls · No visible damage	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with tile or hardwood flooring — Improves aesthetics and durability ↑
• Both Upgrade kitchen appliances — Keeps up with current trends and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Nassau Bay

• Score: 68/100
• State rank: #470
• US rank: #9466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nassau Bay, TX
• County: Harris County · 4,702,590 people
• 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

-35.4% since first listed

11 events — show timeline

• 2026-04-16 Listed $74,900 HARMLS
• 2026-03-14 Listed for Rent $1,100 SHOWMOJO
• 2026-01-01 Rental Removed $1,100 SHOWMOJO
• 2025-11-22 Listed for Rent $1,100 SHOWMOJO
• 2024-09-12 Rental Removed $1,300 PROPERTYWARE
• 2024-08-23 Listed for Rent $1,300 PROPERTYWARE
• 2024-07-31 Rental Removed $1,300 PROPERTYWARE
• 2024-07-23 Price Changed $1,300 PROPERTYWARE
• 2024-06-29 Listed for Rent $1,350 PROPERTYWARE
• 2022-04-15 Sold (MLS) — BBOR
• 2022-03-31 Listed $115,900 BBOR