104 S Peach St · Seadrift, TX 77983

$150,000

2 bd · 2.0 ba · 992 sqft · SingleFamily · 498 Days on market

Built 1997 0.48 ac lot $151/sqft · 23% below area Est $195k · 23% under

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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).

• ARV discount +15.0/15.0
• Appreciation +6.6/10.0
• Cash flow +6.5/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• 1% rule +0.3/10.0

Listing remarks MLS

GREAT FISHING GET AWAY!! 3 LOTS!!! Partial privacy fence & view of the Canal. 2 bedrooms & 2 full baths Full kitchen & Living area. Plenty of Boat Parking

Key facts

• Full kitchen
• Boat parking
• Living area

Tags

• PARTIAL PRIVACY FENCE
• VIEW OF THE CANAL
• FULL KITCHEN
• LIVING AREA
• BOAT PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (37.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (46.7% below list).
• Recommended offer: $80k (46.7% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.1% in Seadrift — 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 71/100 on livability (#333 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Calhoun County ISD (town): math 44% / reading 43% proficiency, ranked #293 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 95 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.2% local appreciation)).
• Calhoun County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 498 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (46.7% 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 498 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.53% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.26%
• DSCR: 0.68
• GRM: 15.6

CMA / ARV

• ARV (median comp): $195,000
• List price: $150,000
• Delta: -23.08%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Frisco Ave	0.65mi	2/2.0	994 (+0%)	6mo	$125,000	$126	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-820
• Equity at exit: $69,115

10-year hold

• IRR: 3.6%
• Equity multiple: 1.57×
• Total profit: $23,734
• Equity at exit: $107,830

Cash invested: $42,000 (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 77983

• Home prices YoY: 2.0%
• Active inventory: 117
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $799 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-321

Break-even live

Break-even rent $1,205

Max offer price $93,367

Occupancy floor —

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 Broadway Ave Seadrift, TX	2.0	1.0	672	$799	$1.19	43d	1	1.15mi

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 498 DOM
2. 2026-06-17
   days on market $150,000 Active 497 DOM
3. 2026-06-16
   days on market $150,000 Active 496 DOM
4. 2026-06-15
   days on market $150,000 Active 495 DOM
5. 2026-06-13
   days on market $150,000 Active 493 DOM
6. 2026-06-12
   days on market $150,000 Active 492 DOM
7. 2026-06-09
   days on market $150,000 Active 489 DOM
8. 2026-06-08
   days on market $150,000 Active 488 DOM
9. 2026-06-08
   days on market $150,000 Active 487 DOM
10. 2026-06-07
    days on market $150,000 Active 486 DOM
11. 2026-06-03
    days on market $150,000 Active 483 DOM
12. 2026-06-02
    days on market $150,000 Active 482 DOM
13. 2026-06-01
    days on market $150,000 Active 481 DOM
14. 2026-05-31
    days on market $150,000 Active 480 DOM
15. 2025-02-05
    listed $150,000 Active 174-char remark

    Show marketing remark (172 chars)

    GREAT FISHING GET AWAY!! 3 LOTS!!! Partial privacy fence & view of the Canal. 2 bedrooms & 2 full baths Full kitchen & Living area. Plenty of Boat Parking

16. 2025-02-05
    listed $150,000 Active 172-char remark

    Show marketing remark (172 chars)

    GREAT FISHING GET AWAY!! 3 LOTS!!! Partial privacy fence & view of the Canal. 2 bedrooms & 2 full baths Full kitchen & Living area. Plenty of Boat Parking

17. 2021-03-30
    soldstatus
18. 2021-01-18
    listed $99,900
19. 2015-05-15
    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: $435 · $36/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$2,310/yr (+$193/mo · 531.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,588
• − Mortgage interest: −$8,402
• − Property taxes: −$435
• − Insurance: −$1,547
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$4,364
• Taxable loss: −$6,694
• Est. tax savings @ 24.0%: +$1,607
• After-tax cash flow: $-2,240/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: Calhoun County ISD
• NCES district ID: 4812480
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $48,588
• Composite: 37.27/100
• National rank: #4453
• State rank: #293 of 826 in TX

Livability — Seadrift

• Score: 71/100
• State rank: #333
• US rank: #7319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seadrift, TX
• Population (ZIP): 2,707

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 23,512 people
• By 2030: 24,183 · +2.9%
• By 2040: 25,370 · +7.9%
• By 2050: 26,388 · +12.2%
• By 2075: 28,014 · +19.1%
• By 2100: 26,314 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 37% Two or more races 20%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Romanian 2% Slovak 2% Russian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+52.2) · D 23.7% · R 75.8%
• 2008→2024 swing: -32.2pp toward R · 2008: -20.0pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+44.5 2016: R+36.2 2012: R+24.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 159.3392
• Rent YoY: —
• Metro: —
• 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

+50.2% since first listed

5 events — show timeline

• 2025-02-05 Listed $150,000 CTXMLS
• 2025-02-05 Listed $150,000 Unlock MLS
• 2021-03-30 Sold (Public Records) — Public Records
• 2021-01-18 Listed $99,900 CTXMLS
• 2015-05-15 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $435 · +4.5% YoY. Source: county tax records.