122 E Murrill Ave · Baytown, TX 77520

$109,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 12 Days on market

Built 1950 5,000 sqft lot $108/sqft · 24% below area Est $143k · 24% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.2/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special!! Bring your toolbox and your vision, this one’s ready for you! Your next investment at 122 E Murrill Ave rests on a corner lot just a few blocks from Ashbel Smith Elementary and offers a 3-bedroom, 1-bath layout with plenty of potential. The footprint is simple and workable, making it a great candidate for a renovation, rental, or your next project. The lot gives you room to rethink the space, expand, or create something new over time. Big win here: the roof was replaced in December 2025, so one of the major items is already checked off. No HOA. No MUD taxes. Located in Goose Creek ISD with quick access to Hwy 146 and Grand Parkway 99, plus close to everyday shopping

Key facts

• 5,000 sq ft lot
• Built 1950
• Listed 12 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces southwest
• Construction: Wood siding; Composition roof; Pillar/post/pier foundation; Built in 1950
• Exterior features: Fully fenced yard; Storage; Shed(s); Corner lot; Subdivision

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom (first floor) — 12 x 11.5; Bedroom (first floor) — 12 x 11.5; Bedroom (first floor) — 11.5 x 11.5
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; Kitchen/family room combo; Laminate counters; Pots & pan drawers; Tub with shower; Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 9.1% vs local median 4.2% in Baytown — 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 69/100 on livability (#412 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Goose Creek CISD (urban): math 37% / reading 36% proficiency, ranked #473 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ashbel Smith El (math 28% / reading 28%, grade F, #2,740 of 4,322 statewide, top 64%, 582 students, 90% FRL); Horace Mann J H (math 34% / reading 28%, grade F, #1,015 of 1,662 statewide, top 62%, 811 students, 87% FRL); High Point School (12 students, 75% FRL) — zoned schools average 84% FRL vs 61% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.3%/yr); 271 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $109k implies a 337% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $109,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.12%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (median comp): $143,289
• List price: $109,000
• Delta: -23.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 E Murrill Ave	0.00mi	3/1.0	1,008 (0%)	1mo	$109,000	$108	100
520 E Fayle St	0.38mi	3/1.0	1,020 (+1%)	4mo	$149,900	$147	77
503 E Fayle St	0.35mi	3/1.0	980 (-3%)	6mo	$139,900	$143	74
217 N Gaillard St	0.33mi	3/1.0	1,029 (+2%)	10mo	$160,000	$155	73
1801 N 7th St	0.70mi	3/1.0	1,011 (+0%)	4mo	$100,000	$99	64
1805 N 5th St	0.65mi	3/1.0	1,044 (+4%)	1mo	$150,000	$144	63
605 Pearl St	0.54mi	2/1.0 (-1)	956 (-5%)	1mo	$124,000	$130	60
106 Scott St	0.65mi	3/1.0	1,032 (+2%)	9mo	$159,000	$154	59
804 E James St	0.41mi	3/2.0	1,100 (+9%)	7mo	$185,000	$168	56
916 Parkway St	0.61mi	3/2.0	930 (-8%)	0mo	$170,000	$183	54
501 Scott St	0.69mi	2/1.0 (-1)	946 (-6%)	5mo	$169,500	$179	48
400 Live Oak St	0.60mi	3/2.0	1,116 (+11%)	7mo	$197,000	$177	44

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-3,462
• Equity at exit: $16,252

10-year hold

• IRR: 4.6%
• Equity multiple: 1.31×
• Total profit: $9,414
• Equity at exit: $9,424

Cash invested: $30,520 (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 77520

• Rents YoY: 1.3%
• Active inventory: 271
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$572
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $257

Break-even live

Break-even rent $1,001

Max offer price $109,000

Occupancy floor 76%

Sensitivity live

Price	-10% $319	-5% $288	+0% $257	+5% $226	+10% $196
Rent	-10% $153	-5% $205	+0% $257	+5% $310	+10% $362
Rate	-1.0pp $312	-0.5pp $285	base $257	+0.5pp $229	+1.0pp $200

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 E Adoue St Baytown, TX	3.0	1.0	1040	$1,200	$1.15	44d	1	0.19mi
508 Forrest St Baytown, TX	2.0	1.0	980	$1,299	$1.33	6d	1	0.61mi
301 Tri City Beach Rd Baytown, TX	1.0–2.0	1.0	792	$1,350	$1.70	44d	1	0.73mi
510 Williams Ave Baytown, TX	1.0–2.0	1.0	699	$1,599	$2.29	2d	5	0.78mi
516 William Ave Baytown, TX	2.0	1.0	931	$1,250	$1.34	44d	1	0.78mi
607 Vista Ave Baytown, TX	3.0	2.0	1232	$1,475	$1.20	44d	1	0.79mi
1502 Beaumont Rd Baytown, TX	2.0	1.0	1010	$1,000	$0.99	44d	1	0.91mi
1510 Beaumont Rd Baytown, TX	2.0	1.0	1010	$1,100	$1.09	44d	1	0.92mi
1512 Beaumont Rd Baytown, TX	3.0	2.0	1112	$1,200	$1.08	44d	1	0.93mi
1300 Madison St Baytown, TX	3.0	1.0	1316	$1,500	$1.14	44d	1	0.93mi
1507 Barcelona Way Baytown, TX	2.0	2.0	1070	$1,075	$1.00	44d	1	0.93mi
1519 Barcelona Way Baytown, TX	3.0	2.0	1325	$1,250	$0.94	44d	1	0.96mi
1305 Memorial Dr Baytown, TX	1.0–2.0	1.0	845	$1,193	$1.41	25d	3	0.96mi
1525 Barcelona Way Baytown, TX	3.0	2.0	1112	$1,250	$1.12	25d	1	0.97mi
1607 Garth Rd Baytown, TX	2.0	2.0	1017	$1,025	$1.01	44d	1	1.07mi
1601 Garth Rd Baytown, TX	2.0–3.0	1.0–2.5	1190	$1,499	$1.26	3d	5	1.10mi
1804 Chilton Dr Baytown, TX	3.0	2.5	1255	$1,720	$1.37	25d	1	1.21mi
811 Barrymore Blvd Baytown, TX	3.0	2.0	1200	$1,300	$1.08	6d	1	1.38mi
2500 E James Ave Baytown, TX	2.0–3.0	1.0–2.0	1093	$1,408	$1.29	2d	18	1.48mi

Listing history 3 events

1. 2026-05-13
   listed $109,000 Active 831-char remark
2. 2026-05-06
   historical $109,000 831-char remark
3. 1998-01-08
   soldstatus $24,937

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,087 · $174/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,923
• − Mortgage interest: −$6,106
• − Property taxes: −$2,087
• − Insurance: −$545
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,171
• Taxable income: $1,467
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $2,736/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: Goose Creek CISD
• NCES district ID: 4821150
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $52,468
• Composite: 31.84/100
• National rank: #5877
• State rank: #473 of 826 in TX

Livability — Baytown

• Score: 69/100
• State rank: #412
• US rank: #8494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baytown, TX
• County: Harris County · 4,702,590 people
• City population: 135,579
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 36,355
• Household income: $54,278
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1559.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 55% White 30% Two or more races 19% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 55% English-only · Spanish 43% Other Asian/Pacific 1% Other Indo-European 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: ▼ -143.36%
• Current HPI: 262.066
• Rent YoY: ▲ 1.30%
• 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

+337.1% since first listed

7 events — show timeline

• 2026-06-05 Sold (Public Records) — Public Records
• 2026-06-02 Sold (MLS) — HARMLS
• 2026-05-25 Pending — HARMLS
• 2026-05-19 Pending — HARMLS
• 2026-05-13 Listed $109,000 HARMLS
• 2026-05-06 Coming Soon $109,000 HARMLS
• 1998-01-08 Sold (Public Records) $24,937 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,087 · +10.3% YoY. Source: county tax records.