308 W Saint Louis Ave · Seadrift, TX 77983

$79,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 400 Days on market

Built 2003 8,520 sqft lot $165/sqft · 35% below area Est $121k · 35% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +6.6/10.0
• 1% rule +5.1/10.0
• DSCR +4.6/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE IMPROVEMENT!!!!!!Perfect opportunity to own a little piece of paradise with the coastal cottage. One bedroom, one bath, open concept fish camp close to local shopping and restaurants. Covered porch, large enough for BBQ pit and relaxing after a great day of fishing! Being on blocks, this cottage could easily be improved with more living space. Lot size is +/- 60 X 142, room for RV if desired. Mature shade trees in back yard of property for outdoor entertaining. The possibilities on this property are endless.

Key facts

• Covered porch
• Coastal cottage
• Room for rv

Tags

• COASTAL COTTAGE
• COVERED PORCH
• MATURE SHADE TREES
• ROOM FOR RV

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $26 ($315/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($799 rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: amenities F, commute F, employment 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.
• Zoned schools: Seadrift School (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 237 students, 63% FRL); Travis Middle (math 26% / reading 34%, grade F, #1,056 of 1,662 statewide, top 65%, 702 students, 74% FRL); Calhoun H S (math 53% / reading 38%, grade D-, #634 of 1,632 statewide, top 39%, 987 students, 51% FRL).
• Market conditions: 117 active listings in the ZIP; 95 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $3k appreciation (3.2% local appreciation)).
• Calhoun County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 400 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $21k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 400 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 8.2

CMA / ARV

• ARV (median comp): $121,381
• List price: $79,000
• Delta: -34.92%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.55×
• Total profit: $12,063
• Equity at exit: $36,401

10-year hold

• IRR: 11.8%
• Equity multiple: 2.79×
• Total profit: $39,663
• Equity at exit: $56,791

Cash invested: $22,120 (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: 8.2×

Monthly cashflow live

• Estimated rent: $799 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$158 /mo · $1,896/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $26

Break-even live

Break-even rent $766

Max offer price $79,000

Occupancy floor 92%

Sensitivity live

Price	-10% $71	-5% $49	+0% $26	+5% $4	+10% $-18
Rent	-10% $-37	-5% $-5	+0% $26	+5% $58	+10% $89
Rate	-1.0pp $66	-0.5pp $46	base $26	+0.5pp $6	+1.0pp $-15

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $79,000 Active 400 DOM
2. 2026-06-21
   days on market $79,000 Active 399 DOM
3. 2026-06-18
   days on market $79,000 Active 397 DOM
4. 2026-06-17
   days on market $79,000 Active 396 DOM
5. 2026-06-16
   days on market $79,000 Active 395 DOM
6. 2026-06-15
   days on market $79,000 Active 394 DOM
7. 2026-06-13
   days on market $79,000 Active 392 DOM
8. 2026-06-12
   days on market $79,000 Active 391 DOM
9. 2026-06-09
   days on market $79,000 Active 388 DOM
10. 2026-06-08
    days on market $79,000 Active 387 DOM
11. 2026-06-08
    days on market $79,000 Active 386 DOM
12. 2026-06-07
    days on market $79,000 Active 385 DOM
13. 2026-06-03
    days on market $79,000 Active 382 DOM
14. 2026-06-02
    days on market $79,000 Active 381 DOM
15. 2026-06-01
    days on market $79,000 Active 380 DOM
16. 2026-05-31
    days on market $79,000 Active 379 DOM
17. 2026-01-17
    status Active 520-char remark

    Show marketing remark (520 chars)

    PRICE IMPROVEMENT!!!!!!Perfect opportunity to own a little piece of paradise with the coastal cottage. One bedroom, one bath, open concept fish camp close to local shopping and restaurants. Covered porch, large enough for BBQ pit and relaxing after a great day of fishing! Being on blocks, this cottage could easily be improved with more living space. Lot size is +/- 60 X 142, room for RV if desired. Mature shade trees in back yard of property for outdoor entertaining. The possibilities on this property are endless.

18. 2025-12-31
    historical 520-char remark

    Show marketing remark (520 chars)

    PRICE IMPROVEMENT!!!!!!Perfect opportunity to own a little piece of paradise with the coastal cottage. One bedroom, one bath, open concept fish camp close to local shopping and restaurants. Covered porch, large enough for BBQ pit and relaxing after a great day of fishing! Being on blocks, this cottage could easily be improved with more living space. Lot size is +/- 60 X 142, room for RV if desired. Mature shade trees in back yard of property for outdoor entertaining. The possibilities on this property are endless.

19. 2025-11-06
    price $79,000 520-char remark

    Show marketing remark (520 chars)

    PRICE IMPROVEMENT!!!!!!Perfect opportunity to own a little piece of paradise with the coastal cottage. One bedroom, one bath, open concept fish camp close to local shopping and restaurants. Covered porch, large enough for BBQ pit and relaxing after a great day of fishing! Being on blocks, this cottage could easily be improved with more living space. Lot size is +/- 60 X 142, room for RV if desired. Mature shade trees in back yard of property for outdoor entertaining. The possibilities on this property are endless.

20. 2025-09-17
    price $89,900 520-char remark

    Show marketing remark (520 chars)

    PRICE IMPROVEMENT!!!!!!Perfect opportunity to own a little piece of paradise with the coastal cottage. One bedroom, one bath, open concept fish camp close to local shopping and restaurants. Covered porch, large enough for BBQ pit and relaxing after a great day of fishing! Being on blocks, this cottage could easily be improved with more living space. Lot size is +/- 60 X 142, room for RV if desired. Mature shade trees in back yard of property for outdoor entertaining. The possibilities on this property are endless.

21. 2025-04-28
    listed $99,900 Active 520-char remark

    Show marketing remark (520 chars)

    PRICE IMPROVEMENT!!!!!!Perfect opportunity to own a little piece of paradise with the coastal cottage. One bedroom, one bath, open concept fish camp close to local shopping and restaurants. Covered porch, large enough for BBQ pit and relaxing after a great day of fishing! Being on blocks, this cottage could easily be improved with more living space. Lot size is +/- 60 X 142, room for RV if desired. Mature shade trees in back yard of property for outdoor entertaining. The possibilities on this property are endless.

22. 2022-02-02
    soldstatus
23. 2022-01-12
    status Pending
24. 2021-09-09
    listed $72,500 Active

ⓘ 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: $1,896 · $158/mo
• Projected year-2 tax: $1,896 · $158/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 (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $9,592
• − Mortgage interest: −$4,425
• − Property taxes: −$1,896
• − Insurance: −$395
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$2,298
• Taxable loss: −$957
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $545/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

+9.0% since first listed

8 events — show timeline

• 2026-01-17 Relisted — CTXMLS
• 2025-12-31 Listing Removed — CTXMLS
• 2025-11-06 Price Changed $79,000 CTXMLS
• 2025-09-17 Price Changed $89,900 CTXMLS
• 2025-04-28 Listed $99,900 CTXMLS
• 2022-02-02 Sold (Public Records) — Public Records
• 2022-01-12 Pending — CTXMLS
• 2021-09-09 Listed $72,500 CTXMLS

Property tax history

+10.4%/yr

Latest (2025): $1,896 · +13.9% YoY. Source: county tax records.