9607 Ocean Dr · Beach City, TX 77523

$229,900

3 bd · None ba · 1,112 sqft · SingleFamily public records · 26 Days on market

Built 1997 ↓ 2% since listing

---

Why this score? — see what drove the C- 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 +18.3/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully renovated 3/1 home sits on over . 5 acres in BHISD with no HOA. The kitchen boasts new stainless appliances, white shaker cabinets with soft close doors/drawers, and classic white subway tile. From the large covered front porch you can watch beautiful sunrises over Trinity bay.

Key facts

• Beach house
• Modern appliances
• Coastal neighborhood

Tags

• BEACH HOUSE
• COASTAL NEIGHBORHOOD
• OPEN CONCEPT LIVING AREA
• MODERN APPLIANCES
• PRIVATE WOODEN DECK
• SPACIOUS AREA OF LAND

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (5.7% below list).
• Recommended offer: $217k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 1.6% in Beach City — 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 63/100 on livability (#831 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, schools F, amenities F.
• Barbers Hill ISD (rural): math 72% / reading 65% proficiency, ranked #12 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 781 active listings in the ZIP; high-income renter base; 629 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Chambers County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,873 (5.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-22,900
• Equity at exit: $34,279

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,108
• Equity at exit: $19,878

Cash invested: $64,372 (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 77523

• Home prices YoY: -31.5%
• Rents YoY: 3.4%
• Active inventory: 781
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,169 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$201 /mo · $2,408/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $211

Break-even live

Break-even rent $1,901

Max offer price $229,900

Occupancy floor 85%

Sensitivity live

Price	-10% $341	-5% $276	+0% $211	+5% $146	+10% $81
Rent	-10% $40	-5% $126	+0% $211	+5% $297	+10% $383
Rate	-1.0pp $327	-0.5pp $270	base $211	+0.5pp $152	+1.0pp $91

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-21
   days on market $229,900 Active 26 DOM
2. 2026-06-18
   days on market $229,900 Active 23 DOM
3. 2026-06-17
   days on market $229,900 Active 22 DOM
4. 2026-06-16
   days on market $229,900 Active 21 DOM
5. 2026-06-15
   days on market $229,900 Active 20 DOM
6. 2026-06-13
   days on market $229,900 Active 18 DOM
7. 2026-06-09
   days on market $229,900 Active 14 DOM
8. 2026-06-08
   days on market $229,900 Active 13 DOM
9. 2026-06-07
   days on market $229,900 Active 12 DOM
10. 2026-06-04
    days on market $229,900 Active 9 DOM
11. 2026-06-03
    days on market $229,900 Active 8 DOM
12. 2026-06-02
    days on market $229,900 Active 7 DOM
13. 2026-06-01
    days on market $229,900 Active 6 DOM
14. 2026-05-31
    days on market $229,900 Active 5 DOM
15. 2026-05-05
    listed $229,900 Active 1976-char remark
16. 2026-03-01
    historical
17. 2025-10-13
    price $259,000
18. 2025-09-07
    listed $261,000 Active
19. 2025-01-31
    soldstatus
20. 2025-01-30
    soldstatus Sold

    Show marketing remark (289 chars)

    This fully renovated 3/1 home sits on over . 5 acres in BHISD with no HOA. The kitchen boasts new stainless appliances, white shaker cabinets with soft close doors/drawers, and classic white subway tile. From the large covered front porch you can watch beautiful sunrises over Trinity bay.

21. 2025-01-19
    historical $1,900
22. 2025-01-07
    status Pending

    Show marketing remark (289 chars)

    This fully renovated 3/1 home sits on over . 5 acres in BHISD with no HOA. The kitchen boasts new stainless appliances, white shaker cabinets with soft close doors/drawers, and classic white subway tile. From the large covered front porch you can watch beautiful sunrises over Trinity bay.

23. 2024-12-27
    status Option Pending

    Show marketing remark (289 chars)

    This fully renovated 3/1 home sits on over . 5 acres in BHISD with no HOA. The kitchen boasts new stainless appliances, white shaker cabinets with soft close doors/drawers, and classic white subway tile. From the large covered front porch you can watch beautiful sunrises over Trinity bay.

24. 2024-12-07
    listed $1,900
25. 2024-10-08
    price $239,999

    Show marketing remark (289 chars)

    This fully renovated 3/1 home sits on over . 5 acres in BHISD with no HOA. The kitchen boasts new stainless appliances, white shaker cabinets with soft close doors/drawers, and classic white subway tile. From the large covered front porch you can watch beautiful sunrises over Trinity bay.

26. 2024-09-25
    price $249,999

    Show marketing remark (289 chars)

    This fully renovated 3/1 home sits on over . 5 acres in BHISD with no HOA. The kitchen boasts new stainless appliances, white shaker cabinets with soft close doors/drawers, and classic white subway tile. From the large covered front porch you can watch beautiful sunrises over Trinity bay.

27. 2024-09-13
    price $264,900

    Show marketing remark (289 chars)

    This fully renovated 3/1 home sits on over . 5 acres in BHISD with no HOA. The kitchen boasts new stainless appliances, white shaker cabinets with soft close doors/drawers, and classic white subway tile. From the large covered front porch you can watch beautiful sunrises over Trinity bay.

28. 2024-08-29
    listed $275,000 Active

    Show marketing remark (289 chars)

    This fully renovated 3/1 home sits on over . 5 acres in BHISD with no HOA. The kitchen boasts new stainless appliances, white shaker cabinets with soft close doors/drawers, and classic white subway tile. From the large covered front porch you can watch beautiful sunrises over Trinity bay.

29. 2024-08-27
    historical $275,000

    Show marketing remark (289 chars)

    This fully renovated 3/1 home sits on over . 5 acres in BHISD with no HOA. The kitchen boasts new stainless appliances, white shaker cabinets with soft close doors/drawers, and classic white subway tile. From the large covered front porch you can watch beautiful sunrises over Trinity bay.

30. 2024-05-06
    soldstatus Sold
31. 2024-05-06
    soldstatus
32. 2024-04-18
    status Pending
33. 2024-04-12
    price $189,950
34. 2024-03-29
    listed $199,950 Active
35. 2024-03-26
    historical
36. 2024-02-16
    price $209,000
37. 2024-02-05
    price $219,000
38. 2024-01-04
    listed $225,000 Active
39. 2024-01-04
    historical
40. 2023-12-26
    price $225,000
41. 2023-11-27
    listed $235,000 Active
42. 2006-05-04
    soldstatus
43. 1997-04-17
    soldstatus
44. 1997-04-10
    soldstatus

ⓘ 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: $2,408 · $201/mo
• Projected year-2 tax: $4,207 · $351/mo
• Expected delta: +$1,799/yr (+$150/mo · 74.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 52% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $26,025
• − Mortgage interest: −$12,878
• − Property taxes: −$2,408
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$6,688
• Taxable loss: −$1,262
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $2,838/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: Barbers Hill ISD
• NCES district ID: 4809450
• Math proficiency: 72% ▼ -5.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $87,257
• Composite: 61.73/100
• National rank: #737
• State rank: #12 of 826 in TX

Livability — Beach City

• Score: 63/100
• State rank: #831
• US rank: #14966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beach City, TX
• County: Chambers County · 30,186 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,186
• Household income: $124,188
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 549.0

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 46,946 people
• By 2030: 51,094 · +8.8%
• By 2040: 59,578 · +26.9%
• By 2050: 68,318 · +45.5%
• By 2075: 90,485 · +92.7%
• By 2100: 104,885 · +123.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 25% Two or more races 11% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Chambers

• 2024 margin: Solid R (+65.6) · D 16.8% · R 82.4%
• 2008→2024 swing: -14.4pp toward R · 2008: -51.2pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+61.7 2016: R+62.1 2012: R+61.1 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.33%
• Current HPI: 222.6999
• Rent YoY: ▲ 3.42%
• 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

-2.2% since first listed

30 events — show timeline

• 2026-05-26 Listed $229,900 FSBO.com
• 2026-03-01 Listing Removed — HARMLS
• 2025-10-13 Price Changed $259,000 HARMLS
• 2025-09-07 Listed $261,000 HARMLS
• 2025-01-31 Sold (Public Records) — Public Records
• 2025-01-30 Sold (MLS) — HARMLS
• 2025-01-19 Rental Removed $1,900 HARMLS
• 2025-01-07 Pending — HARMLS
• 2024-12-27 Pending — HARMLS
• 2024-12-07 Listed for Rent $1,900 HARMLS
• 2024-10-08 Price Changed $239,999 HARMLS
• 2024-09-25 Price Changed $249,999 HARMLS
• 2024-09-13 Price Changed $264,900 HARMLS
• 2024-08-29 Listed $275,000 HARMLS
• 2024-08-27 Coming Soon $275,000 HARMLS
• 2024-05-06 Sold (Public Records) — Public Records
• 2024-05-06 Sold (MLS) — HARMLS
• 2024-04-18 Pending — HARMLS
• 2024-04-12 Price Changed $189,950 HARMLS
• 2024-03-29 Listed $199,950 HARMLS
• 2024-03-26 Listing Removed — HARMLS
• 2024-02-16 Price Changed $209,000 HARMLS
• 2024-02-05 Price Changed $219,000 HARMLS
• 2024-01-04 Listing Removed — HARMLS
• 2024-01-04 Listed $225,000 HARMLS
• 2023-12-26 Price Changed $225,000 HARMLS
• 2023-11-27 Listed $235,000 HARMLS
• 2006-05-04 Sold (Public Records) — Public Records
• 1997-04-17 Sold (Public Records) — Public Records
• 1997-04-10 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,408 · +6.2% YoY. Source: county tax records.