The Waring II Plan · La Marque, TX 77053

$304,990

5 bd · 2.5 ba · 2,719 sqft · SingleFamily · 1050 Days on market

Excellent condition

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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).

• Cash flow +11.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Waring II plan features two stories, five bedrooms, two full and one powder bathroom, and a second floor game room. Whether you need four bedrooms or six, the Waring plan has you covered. Optional bedrooms five and six are available with a full bathroom in between that can be accessed by both bedrooms. The first floor includes a private formal dining room at the front of the house and an open-concept kitchen/breakfast and family room with the option to add a fireplace. The primary bedroom is located on the first floor at the back of the home with an ensuite bathroom including a garden tub and separate shower. The second floor features a giant game room, which can be extended further, and the secondary bedrooms. Two different sized covered patios are available to choose from to complete your forever home.

Key facts

• 2 garage spots
• Listed 1050 days

🏗️ New construction. The $304,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $316,014.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $305k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (14.8% below list).
• Recommended offer: $260k (14.8% below list) — sets the bar for 1% rule.

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, crime F, amenities F.
• Hitchcock ISD (suburban): math 28% / reading 31% proficiency, ranked #628 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hitchcock Pri (453 students, 85% FRL); Crosby Middle (math 25% / reading 33%, grade F, #1,103 of 1,662 statewide, top 67%, 410 students, 84% FRL); Hitchcock H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 470 students, 77% FRL).
• Market conditions: Rents rising (+1.7%/yr); 190 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• At $2,598/mo this rent would consume 47% of the median local household income ($67k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 1050 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,769 (14.8% 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. It's been on market 1050 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.82% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $316,014
• List price: $304,990
• Delta: -3.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
760 Red Mulberry St	0.20mi	4/3.5 (-1)	2,817 (+4%)	2mo	$381,323	$135	74
693 Forest Bend Ln	0.34mi	4/3.5 (-1)	2,694 (-1%)	1mo	$350,000	$130	72
764 Red Mulberry St	0.20mi	4/2.5 (-1)	2,507 (-8%)	2mo	$346,666	$138	71
774 Guernsey Rd	0.29mi	5/3.0	2,439 (-10%)	1mo	$326,900	$134	66
805 Dewberry Rd	0.35mi	4/2.5 (-1)	2,513 (-8%)	1mo	$376,527	$150	66
363 Century Oaks Ln	0.60mi	4/3.5 (-1)	2,718 (-0%)	1mo	$329,990	$121	62
732 Willow Harbor Ln	0.68mi	5/3.5	2,694 (-1%)	1mo	$320,000	$119	62
615 Laurel Trail Ln	0.54mi	4/3.5 (-1)	2,694 (-1%)	3mo	$325,000	$121	61
777 Montclair Mist Ln	0.56mi	4/3.5 (-1)	2,694 (-1%)	4mo	$324,900	$121	60
668 Woodhaven Lakes Dr	0.22mi	4/3.5 (-1)	3,075 (+13%)	2mo	$406,900	$132	57
1337 Blue Moon Ln	0.55mi	4/3.0 (-1)	2,402 (-12%)	1mo	$309,990	$129	47
1234 Sacred Light Ln	0.55mi	4/3.0 (-1)	2,364 (-13%)	4mo	$318,990	$135	42

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-62,862
• Equity at exit: $47,119

10-year hold

• IRR: -17.0%
• Equity multiple: 0.11×
• Total profit: $-78,594
• Equity at exit: $27,323

Cash invested: $88,484 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 54 active · 22 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $312,365 ($132/sqft)
• Median days on market: 111 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: -11.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77053

• Rents YoY: 1.7%
• Active inventory: 190
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,598 medium
• Mortgage (P&I): −$1,657
• Tax est. 1.5%: −$395 /mo · $4,740/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-132

Break-even live

Break-even rent $2,764

Max offer price $296,953

Occupancy floor —

Sensitivity live

Price	-10% $87	-5% $-23	+0% $-132	+5% $-241	+10% $-350
Rent	-10% $-337	-5% $-234	+0% $-132	+5% $-29	+10% $73
Rate	-1.0pp $27	-0.5pp $-51	base $-132	+0.5pp $-214	+1.0pp $-297

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: $79,003
• Closing costs: $9,480
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Maple Bend Ln La Marque, TX	4.0	2.5	1947	$1,966	$1.01	18d	1	0.51mi
707 Willow Harbor Ln La Marque, TX	4.0	2.5	2289	$2,231	$0.97	19d	1	0.61mi

Listing history 50 events

1. 2026-09-23
   days on market $304,990 Active 1050 DOM
2. 2026-09-22
   days on market $304,990 Active 1049 DOM
3. 2026-09-21
   days on market $304,990 Active 1048 DOM
4. 2026-09-20
   days on market $304,990 Active 1047 DOM
5. 2026-09-19
   days on market $304,990 Active 1046 DOM
6. 2026-09-18
   days on market $304,990 Active 1045 DOM
7. 2026-09-17
   days on market $304,990 Active 1044 DOM
8. 2026-09-16
   days on market $304,990 Active 1043 DOM
9. 2026-09-15
   days on market $304,990 Active 1042 DOM
10. 2026-09-14
    days on market $304,990 Active 1041 DOM
11. 2026-09-13
    days on market $304,990 Active 1040 DOM
12. 2026-09-12
    days on market $304,990 Active 1039 DOM
13. 2026-09-11
    days on market $304,990 Active 1038 DOM
14. 2026-09-05
    days on market $304,990 Active 1032 DOM
15. 2026-09-04
    days on market $304,990 Active 1031 DOM
16. 2026-09-02
    days on market $304,990 Active 1029 DOM
17. 2026-08-31
    days on market $304,990 Active 1027 DOM
18. 2026-08-29
    days on market $304,990 Active 1025 DOM
19. 2026-08-28
    days on market $304,990 Active 1024 DOM
20. 2026-08-27
    days on market $304,990 Active 1023 DOM
21. 2026-08-25
    days on market $304,990 Active 1021 DOM
22. 2026-08-24
    days on market $304,990 Active 1020 DOM
23. 2026-08-23
    days on market $304,990 Active 1019 DOM
24. 2026-08-22
    days on market $304,990 Active 1018 DOM
25. 2026-08-21
    days on market $304,990 Active 1017 DOM
26. 2026-08-20
    days on market $304,990 Active 1016 DOM
27. 2026-08-19
    days on market $304,990 Active 1015 DOM
28. 2026-08-18
    days on market $304,990 Active 1014 DOM
29. 2026-08-17
    days on market $304,990 Active 1013 DOM
30. 2026-08-16
    days on market $304,990 Active 1012 DOM
31. 2026-08-15
    days on market $304,990 Active 1011 DOM
32. 2026-08-14
    days on market $304,990 Active 1010 DOM
33. 2026-08-13
    days on market $304,990 Active 1009 DOM
34. 2026-08-12
    days on market $304,990 Active 1008 DOM
35. 2026-08-11
    days on market $304,990 Active 1007 DOM
36. 2026-08-10
    days on market $304,990 Active 1006 DOM
37. 2026-08-09
    days on market $304,990 Active 1005 DOM
38. 2026-08-08
    days on market $304,990 Active 1004 DOM
39. 2026-08-06
    days on market $304,990 Active 1002 DOM
40. 2026-08-05
    days on market $304,990 Active 1001 DOM
41. 2026-08-04
    days on market $304,990 Active 1000 DOM
42. 2026-08-03
    days on market $304,990 Active 999 DOM
43. 2026-07-31
    days on market $304,990 Active 996 DOM
44. 2026-07-30
    days on market $304,990 Active 994 DOM
45. 2026-07-28
    days on market $304,990 Active 993 DOM
46. 2026-07-26
    days on market $304,990 Active 991 DOM
47. 2026-07-24
    days on market $304,990 Active 989 DOM
48. 2026-07-23
    days on market $304,990 Active 988 DOM
49. 2026-07-22
    days on market $304,990 Active 987 DOM
50. 2026-07-21
    days on market $304,990 Active 986 DOM

ⓘ 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: $31,172
• − Mortgage interest: −$17,702
• − Property taxes: −$4,740
• − Insurance: −$1,580
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − Depreciation: −$9,193
• Taxable loss: −$7,030
• Est. tax savings @ 24.0%: +$1,687
• After-tax cash flow: $107/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 · 7 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from a fresh coat of paint and updated landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace landscaping — Improves curb appeal and enhances property value ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Hitchcock Pri Middle Crosby Middle F TX #1,103/1,662 Nat'l #9,290/14,009 High Hitchcock H S D- TX #591/1,632 Nat'l #6,330/17,239

Schools (NCES district)

• District: Hitchcock ISD
• NCES district ID: 4823310
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $47,041
• Composite: 25.5/100
• National rank: #7439
• State rank: #628 of 826 in TX

D Composite livability gradescore 59/100

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: Fort Bend County · 390,640 people
• City population: 23,083
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,198
• Household income: $66,510
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% Black 41% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 26% · Canada
• Languages at home: 50% English-only · Spanish 49%

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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: ▼ -182.09%
• Current HPI: 266.6541
• Rent YoY: ▲ 1.72%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

1 event — show timeline

• 2023-11-08 Listed $304,990 Zillow