7600 Emmett F Lowry Expy #604 · Texas City, TX 77591

$90,000

1 bd · 1.0 ba · 841 sqft · Condo public records · 66 Days on market

Built 1980 $107/sqft · 15% below area Est $106k · 15% under $279/mo HOA · 24% of rent

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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 +14.5/15.0
• Cash flow +9.4/30.0
• 1% rule +7.9/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located in Texas City near College of the Mainland with quick access to major freeways for an easy commute to Houston. Just 30 minutes from Galveston Beaches, this home offers the perfect balance of city access and coastal living. Close to shopping, dining, and top medical facilities, including University of Texas Medical Branch. Ideal location for convenience, lifestyle, and long-term value.

Key facts

• Major freeways
• Galveston beaches
• Shopping

Tags

• MAJOR FREEWAYS
• GALVESTON BEACHES
• SHOPPING
• DINING
• TOP MEDICAL FACILITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (25.8% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $67k (25.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 4.3% in Texas City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#907 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities 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 fast (+4.7%/yr); 240 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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: property tax is 2.6% of price; flood insurance adds $66/mo; HOA is 24% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,806 (25.8% 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 66 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. Crime grade is D 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?
11. 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?
12. 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.
13. 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.
14. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 6.4

CMA / ARV

• ARV (median comp): $106,474
• List price: $90,000
• Delta: -15.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.18×
• Total profit: $-20,675
• Equity at exit: $13,419

10-year hold

• IRR: -11.1%
• Equity multiple: 0.24×
• Total profit: $-19,181
• Equity at exit: $7,782

Cash invested: $25,200 (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 77591

• Home prices YoY: -5.6%
• Rents YoY: 4.7%
• Active inventory: 240
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$472
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$279
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-131

Break-even live

Break-even rent $1,331

Max offer price $66,806

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-106	+0% $-131	+5% $-157	+10% $-182
Rent	-10% $-223	-5% $-177	+0% $-131	+5% $-85	+10% $-39
Rate	-1.0pp $-86	-0.5pp $-108	base $-131	+0.5pp $-155	+1.0pp $-178

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7561 Medical Center Dr Texas City, TX	2.0	2.0	892	$1,113	$1.25	45d	1	0.34mi
8807 Emmett F Lowry Expy Texas City, TX	2.0	2.0	987	$1,105	$1.12	45d	1	0.70mi
8807 Monticello Dr Texas City, TX	1.0	1.0	577	$870	$1.51	45d	1	0.84mi
6607 Memorial Dr Texas City, TX	2.0	1.0	936	$1,200	$1.28	45d	1	0.90mi
6607 Memorial Dr Texas City, TX	1.0	1.0	636	$1,075	$1.69	14d	1	0.90mi
9001 Glacier Ave Texas City, TX	2.0	2.0	1062	$1,180	$1.11	0d	4	1.23mi

HOA detail condo

• Monthly dues: $279 · $3,348/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $90,000 Active 66 DOM
2. 2026-06-18
   days on market $90,000 Active 63 DOM
3. 2026-06-17
   days on market $90,000 Active 62 DOM
4. 2026-06-16
   days on market $90,000 Active 61 DOM
5. 2026-06-15
   days on market $90,000 Active 60 DOM
6. 2026-06-13
   days on market $90,000 Active 58 DOM
7. 2026-06-09
   days on market $90,000 Active 54 DOM
8. 2026-06-08
   days on market $90,000 Active 53 DOM
9. 2026-06-07
   days on market $90,000 Active 52 DOM
10. 2026-06-04
    days on market $90,000 Active 49 DOM
11. 2026-06-03
    days on market $90,000 Active 48 DOM
12. 2026-06-02
    days on market $90,000 Active 47 DOM
13. 2026-06-01
    days on market $90,000 Active 46 DOM
14. 2026-05-31
    days on market $90,000 Active 45 DOM
15. 2026-04-17
    listed $90,000 Active 408-char remark

    Show marketing remark (408 chars)

    Conveniently located in Texas City near College of the Mainland with quick access to major freeways for an easy commute to Houston. Just 30 minutes from Galveston Beaches, this home offers the perfect balance of city access and coastal living. Close to shopping, dining, and top medical facilities, including University of Texas Medical Branch. Ideal location for convenience, lifestyle, and long-term value.

16. 2026-04-17
    historical $90,000 408-char remark

    Show marketing remark (408 chars)

    Conveniently located in Texas City near College of the Mainland with quick access to major freeways for an easy commute to Houston. Just 30 minutes from Galveston Beaches, this home offers the perfect balance of city access and coastal living. Close to shopping, dining, and top medical facilities, including University of Texas Medical Branch. Ideal location for convenience, lifestyle, and long-term value.

17. 2018-07-26
    soldstatus
18. 2018-07-25
    soldstatus Sold 309-char remark

    Show marketing remark (309 chars)

    THE GATSBY! AN OPEN CONCEPT, LARGE FAMILY ROOM, NICE KITCHEN AREA + SEPARATE DINING SPACE, WALK OUT COVERED BALCONY WITH STORAGE, COVERED PARKING SPACE + CLOSE TO COLLEGE OF THE MAINLAND AND EASY ACCESS TO SHOPPING, DINING AND SCHOOLS. MAKE YOUR APPOINTMENT TODAY TO SEE THIS GREAT CONDO! THANKS FOR SHOWING ~

19. 2018-07-21
    status Pending 309-char remark

    Show marketing remark (309 chars)

    THE GATSBY! AN OPEN CONCEPT, LARGE FAMILY ROOM, NICE KITCHEN AREA + SEPARATE DINING SPACE, WALK OUT COVERED BALCONY WITH STORAGE, COVERED PARKING SPACE + CLOSE TO COLLEGE OF THE MAINLAND AND EASY ACCESS TO SHOPPING, DINING AND SCHOOLS. MAKE YOUR APPOINTMENT TODAY TO SEE THIS GREAT CONDO! THANKS FOR SHOWING ~

20. 2018-07-12
    status Option Pending 309-char remark

    Show marketing remark (309 chars)

    THE GATSBY! AN OPEN CONCEPT, LARGE FAMILY ROOM, NICE KITCHEN AREA + SEPARATE DINING SPACE, WALK OUT COVERED BALCONY WITH STORAGE, COVERED PARKING SPACE + CLOSE TO COLLEGE OF THE MAINLAND AND EASY ACCESS TO SHOPPING, DINING AND SCHOOLS. MAKE YOUR APPOINTMENT TODAY TO SEE THIS GREAT CONDO! THANKS FOR SHOWING ~

21. 2018-06-19
    listed $48,900 Active 309-char remark

    Show marketing remark (309 chars)

    THE GATSBY! AN OPEN CONCEPT, LARGE FAMILY ROOM, NICE KITCHEN AREA + SEPARATE DINING SPACE, WALK OUT COVERED BALCONY WITH STORAGE, COVERED PARKING SPACE + CLOSE TO COLLEGE OF THE MAINLAND AND EASY ACCESS TO SHOPPING, DINING AND SCHOOLS. MAKE YOUR APPOINTMENT TODAY TO SEE THIS GREAT CONDO! THANKS FOR SHOWING ~

22. 2009-05-29
    soldstatus
23. 2005-08-18
    soldstatus
24. 2005-07-19
    historical
25. 2005-04-19
    listed $34,900
26. 2003-03-03
    historical
27. 2002-09-03
    listed $32,000

ⓘ 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: $2,357 · $196/mo
• Projected year-2 tax: $2,357 · $196/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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 27 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: $13,976
• − Mortgage interest: −$5,041
• − Property taxes: −$2,357
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − HOA: −$3,348
• − Depreciation: −$2,618
• Taxable loss: −$2,873
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $-886/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 — Texas City

• Score: 62/100
• State rank: #907
• US rank: #16268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texas City, TX
• County: Galveston County · 357,330 people
• City population: 49,936
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 18,294
• Household income: $68,593
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 718.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 50% White 26% Hispanic / Latino 19% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Chinese 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: ▼ -14.63%
• Current HPI: 247.1905
• Rent YoY: ▲ 4.67%
• 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

+181.2% since first listed

13 events — show timeline

• 2026-04-17 Listed $90,000 HARMLS
• 2026-04-17 Coming Soon $90,000 HARMLS
• 2018-07-26 Sold (Public Records) — Public Records
• 2018-07-25 Sold (MLS) — HARMLS
• 2018-07-21 Pending — HARMLS
• 2018-07-12 Pending — HARMLS
• 2018-06-19 Listed $48,900 HARMLS
• 2009-05-29 Sold (Public Records) — Public Records
• 2005-08-18 Sold (Public Records) — Public Records
• 2005-07-19 Listing Removed — HARMLS
• 2005-04-19 Listed $34,900 HARMLS
• 2003-03-03 Listing Removed — HARMLS
• 2002-09-03 Listed $32,000 HARMLS

Property tax history

+8.8%/yr

Latest (2025): $2,357 · -6.2% YoY. Source: county tax records.