355 8th St · Markham, TX 77456

$139,900

2 bd · 1.0 ba · 921 sqft · SingleFamily public records

Built 1950 1,481 sqft lot Est $98k · 43% over ↓ 4% since listing

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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
• Appreciation +8.7/10.0
• DSCR +5.7/10.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This beautifully renovated home features a new kitchen with modern appliances, hardwood floors, and a charming side porch. Ideal for first-time buyers or downsizers seeking a move-in ready property. Own a piece of history in a prime location. This gem won't last long!

Key facts

• 1,481 sq ft lot
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/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 $132k (5.6% below list).
• Recommended offer: $132k (5.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#180 in TX, #4,694 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Tidehaven ISD (rural): math 54% / reading 54% proficiency, ranked #127 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($967 loan paydown + $10k appreciation (7.3% local appreciation)).
• At projected returns (7.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,046 (5.6% below list)

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. 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.
5. 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.
6. 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: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $97,626
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
276 8th St E	0.34mi	1/1.0 (-1)	800 (-13%)	13mo	$85,000	$106	46

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

Projected returns pro-forma

7.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.52×
• Total profit: $59,595
• Equity at exit: $99,755

10-year hold

• IRR: 20.0%
• Equity multiple: 5.26×
• Total profit: $166,912
• Equity at exit: $192,089

Cash invested: $39,172 (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 77456

• Home prices YoY: 7.1%
• Active inventory: 11
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $127

Break-even live

Break-even rent $1,159

Max offer price $139,900

Occupancy floor 85%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2024-10-09
   historical 268-char remark

   Show marketing remark (268 chars)

   This beautifully renovated home features a new kitchen with modern appliances, hardwood floors, and a charming side porch. Ideal for first-time buyers or downsizers seeking a move-in ready property. Own a piece of history in a prime location. This gem won't last long!

2. 2024-10-04
   soldstatus Sold 268-char remark

   Show marketing remark (268 chars)

   This beautifully renovated home features a new kitchen with modern appliances, hardwood floors, and a charming side porch. Ideal for first-time buyers or downsizers seeking a move-in ready property. Own a piece of history in a prime location. This gem won't last long!

3. 2024-10-04
   soldstatus

   Show marketing remark (268 chars)

   This beautifully renovated home features a new kitchen with modern appliances, hardwood floors, and a charming side porch. Ideal for first-time buyers or downsizers seeking a move-in ready property. Own a piece of history in a prime location. This gem won't last long!

4. 2024-08-05
   price $139,900 268-char remark

   Show marketing remark (268 chars)

   This beautifully renovated home features a new kitchen with modern appliances, hardwood floors, and a charming side porch. Ideal for first-time buyers or downsizers seeking a move-in ready property. Own a piece of history in a prime location. This gem won't last long!

5. 2024-05-07
   listed $145,000 Active 268-char remark

   Show marketing remark (268 chars)

   This beautifully renovated home features a new kitchen with modern appliances, hardwood floors, and a charming side porch. Ideal for first-time buyers or downsizers seeking a move-in ready property. Own a piece of history in a prime location. This gem won't last long!

6. 2023-05-10
   soldstatus
7. 2023-05-08
   soldstatus 252-char remark

   Show marketing remark (252 chars)

   Potential starter home or rental income. Corner lot with beautiful shade trees, nearby Elementary School within walking distance. Water well for watering the lawn. Great neighborhood! With a little TLC, you could make this property a cozy living space.

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$1,074/yr (+$90/mo · 72.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $15,846
• − Mortgage interest: −$7,837
• − Property taxes: −$1,486
• − Insurance: −$700
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$4,070
• Taxable loss: −$781
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $1,716/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: Tidehaven ISD
• NCES district ID: 4842810
• Math proficiency: 54% ▲ 5.00%
• Reading proficiency: 54% ▲ 6.00%
• Median HH income: $46,006
• Composite: 45.73/100
• National rank: #2572
• State rank: #127 of 826 in TX

Livability — Markham

• Score: 74/100
• State rank: #180
• US rank: #4694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Markham, TX
• Population (ZIP): 1,447

Population outlook (Matagorda County) Hauer SSP2

• Today (2025): 37,148 people
• By 2030: 37,082 · -0.2%
• By 2040: 36,987 · -0.4%
• By 2050: 36,934 · -0.6%
• By 2075: 37,178 · +0.1%
• By 2100: 35,184 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 26% Two or more races 21%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 2%
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Matagorda

• 2024 margin: Solid R (+50.5) · D 24.3% · R 74.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.4pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+44.5 2016: R+40.7 2012: R+33.5 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.31%
• Current HPI: 109.9126
• 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

-3.5% since first listed

7 events — show timeline

• 2024-10-09 Listing Removed — HARMLS
• 2024-10-04 Sold (Public Records) — Public Records
• 2024-10-04 Sold (MLS) — HARMLS
• 2024-08-05 Price Changed $139,900 HARMLS
• 2024-05-07 Listed $145,000 HARMLS
• 2023-05-10 Sold (Public Records) — Public Records
• 2023-05-08 Sold (MLS) — BCBR

Property tax history

+5.5%/yr

Latest (2025): $1,486 · +23.9% YoY. Source: county tax records.