1716 Rosalee St · La Marque, TX 77568

$110,000

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 133 Days on market

Built 1965 7,880 sqft lot $77/sqft · 46% below area Est $204k · 46% under ↓ 19% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of potential. This cute home is located in an established neighborhood in the heart of LaMarque. Great square footage and endless possibilities. Please verify all square footage.

Key facts

• 7,880 sq ft lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.6% in La Marque — 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 59/100 on livability (#1,136 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Texas City ISD (suburban): math 28% / reading 29% proficiency, ranked #655 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+4.0%/yr); 654 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Galveston County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• 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.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.66% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 5.0

CMA / ARV

• ARV (median comp): $204,000
• List price: $110,000
• Delta: -46.08%
• 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
2301 Boss St	0.08mi	3/2.0	1,410 (-1%)	1mo	$239,000	$170	90
1708 Rosalee St	0.05mi	2/2.0 (-1)	1,316 (-7%)	1mo	$180,000	$137	76
208 Preston St	0.43mi	3/1.0	1,364 (-4%)	0mo	$157,999	$116	73
1815 Thompson St	0.14mi	3/2.0	1,250 (-12%)	0mo	$199,000	$159	69
5717 Eunice St	0.58mi	3/1.5	1,433 (+1%)	2mo	$110,000	$77	68
2026 Rosalee St	0.29mi	3/2.0	1,270 (-11%)	0mo	$189,000	$149	64
2709 Virginia St	0.43mi	2/2.0 (-1)	1,365 (-4%)	0mo	$183,500	$134	64
1405 Austin St	0.60mi	3/2.0	1,389 (-2%)	0mo	$235,000	$169	64
504 Raymond St	0.42mi	3/2.0	1,313 (-8%)	2mo	$120,000	$91	62
118 Brown St	0.52mi	3/1.0	1,275 (-10%)	1mo	$205,000	$161	58
3029 Taylor St	0.70mi	3/1.0	1,330 (-6%)	1mo	$135,000	$102	56
5406 Royal Oak Dr	0.63mi	3/2.0	1,601 (+13%)	2mo	$189,500	$118	43

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $11,781
• Equity at exit: $16,401

10-year hold

• IRR: 19.7%
• Equity multiple: 2.75×
• Total profit: $53,995
• Equity at exit: $9,511

Cash invested: $30,800 (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 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 654
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$577
• Tax from tax record: −$388 /mo · $4,653/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $434

Break-even live

Break-even rent $1,279

Max offer price $110,000

Occupancy floor 71%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1013 Margot St La Marque, TX	3.0	2.0	1099	$1,500	$1.36	19d	1	0.40mi
309 S Bell Dr Texas City, TX	2.0	2.0	1316	$1,650	$1.25	44d	1	0.43mi
203 Beatrice St La Marque, TX	3.0	1.0	1304	$1,395	$1.07	24d	1	0.49mi
1006 E Camp Cir La Marque, TX	3.0	1.0	1230	$1,500	$1.22	24d	1	0.50mi
1401 Austin St La Marque, TX	4.0	3.0	1542	$2,400	$1.56	44d	1	0.54mi
1230 Kirsten St La Marque, TX	3.0	2.0	1704	$1,660	$0.97	3d	1	0.55mi
1825 Bayou Rd La Marque, TX	2.0	1.0	1200	$1,195	$1.00	44d	1	0.92mi
619 N Vionett Ln Texas City, TX	3.0	2.0	1204	$1,550	$1.29	5d	1	1.08mi
7510 Hummingbird Ln Texas City, TX	3.0	1.5	1200	$1,550	$1.29	3d	1	1.13mi
509 Bluebonnet Dr La Marque, TX	4.0	1.0	1223	$1,550	$1.27	44d	1	1.15mi
4417 Edward St Texas City, TX	2.0	2.0	983	$1,150	$1.17	2d	1	1.17mi
4417 Edward St Texas City, TX	2.0	2.0	983	$1,100	$1.12	4d	1	1.17mi
113 N Pecan Dr Texas City, TX	4.0	2.0	1468	$3,000	$2.04	44d	1	1.18mi
2729 Main St La Marque, TX	2.0	1.0–2.0	864	$950	$1.10	1d	3	1.21mi
14403 Daniel Shores Dr La Marque, TX	4.0	3.0–3.5	1872	$2,600	$1.39	1d	12	1.24mi
6607 Memorial Dr Texas City, TX	2.0	1.0	936	$1,200	$1.28	44d	1	1.27mi

Listing history 6 events

1. 2026-06-02
   statusdays on market $110,000 Pending 133 DOM
2. 2026-06-01
   days on market $110,000 Active 132 DOM
3. 2026-05-31
   days on market $110,000 Active 131 DOM
4. 2026-05-02
   price $110,000 183-char remark

   Show marketing remark (183 chars)

   Lots of potential. This cute home is located in an established neighborhood in the heart of LaMarque. Great square footage and endless possibilities. Please verify all square footage.

5. 2026-01-30
   price $124,000 183-char remark

   Show marketing remark (183 chars)

   Lots of potential. This cute home is located in an established neighborhood in the heart of LaMarque. Great square footage and endless possibilities. Please verify all square footage.

6. 2026-01-16
   listed $135,000 Active 183-char remark

   Show marketing remark (183 chars)

   Lots of potential. This cute home is located in an established neighborhood in the heart of LaMarque. Great square footage and endless possibilities. Please verify all square footage.

ⓘ 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: $4,653 · $388/mo
• Projected year-2 tax: $4,653 · $388/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 6/10 Major FEMA zone X (shaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,946
• − Mortgage interest: −$6,162
• − Property taxes: −$4,653
• − Insurance: −$550
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$3,200
• Taxable income: $3,869
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $4,283/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: Texas City ISD
• NCES district ID: 4842510
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $44,875
• Composite: 24.47/100
• National rank: #7664
• State rank: #655 of 826 in TX

Livability — La Marque

• Score: 59/100
• State rank: #1136
• US rank: #20037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Marque, TX
• County: Galveston County · 357,330 people
• City population: 23,083
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 23,083
• Household income: $74,694
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 700.0

Population outlook (Galveston County) Hauer SSP2

• Today (2025): 390,640 people
• By 2030: 425,226 · +8.9%
• By 2040: 493,765 · +26.4%
• By 2050: 559,698 · +43.3%
• By 2075: 719,260 · +84.1%
• By 2100: 819,628 · +109.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 37% Hispanic / Latino 29% Black 26% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 77% English-only · Spanish 21% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Galveston

• 2024 margin: Strong R (+27.4) · D 35.7% · R 63.1% · Other 1.2%
• 2008→2024 swing: -7.9pp toward R · 2008: -19.5pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+22.6 2016: R+22.6 2012: R+26.9 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.39%
• Current HPI: 236.0239
• Rent YoY: ▲ 3.95%
• 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

-18.5% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $110,000 HARMLS
• 2026-01-30 Price Changed $124,000 HARMLS
• 2026-01-16 Listed $135,000 HARMLS

Property tax history

+16.3%/yr

Latest (2025): $4,653 · +190.3% YoY. Source: county tax records.