Is HAMPTON Plan in Texas City, TX a good investment?

CashFlowRE grades it F with a 4.3% cap rate and $-649/mo modeled cash flow at a $319,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for HAMPTON Plan?

The modeled cap rate is 4.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,612/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 30.3

Why this score? — see what drove the F 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 +7.5/15.0
Cash flow +6.6/30.0
Condition / age +4.0/5.0
Rent growth +3.5/5.0
Schools +3.1/10.0
Livability +3.1/5.0
1% rule +1.7/10.0
DSCR +0.8/10.0
Appreciation +0.0/10.0

$319,990

HAMPTON Plan · Texas City, TX 77568

4 bd · 2.5 ba · 2,003 sqft · SingleFamily · 452 Days on market

Good condition

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Hampton two-story home is an open-concept floor plan featuring the primary suite privately situated on the first floor, while the secondary bedrooms are on the second floor. The gourmet island kitchen overlooks the great room and the dining room, creating a spacious entertaining area. And the upstairs gameroom offers a secondary entertainment space for the home.

Key facts

Primary suite
Dining room
Great room

What this means for you Summary

Snapshot

This is a 4-bed/2.5-bath single-family listed at $320k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-649 ($-8k/yr) — negative.
To cash-flow at today's rent, offer at most $299k (6.7% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (18.4% below list).
Recommended offer: $261k (18.4% below list) — sets the bar for 1% rule.

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+, amenities F, commute F.
Dickinson ISD (suburban): math 39% / reading 40% proficiency, ranked #366 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
Zoned schools: Hughes Road El (math 36% / reading 31%, grade F, #2,174 of 4,322 statewide, top 51%, 707 students, 67% FRL); Dunbar Middle (math 25% / reading 20%, grade F, #1,341 of 1,662 statewide, top 82%, 654 students, 78% FRL); Dickinson H S (math 30% / reading 46%, grade F, #880 of 1,632 statewide, top 54%, 3,619 students, 64% FRL).
Market conditions: Rents rising (+4.0%/yr); 783 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
This rent runs 42% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 452 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $261,226 (18.4% below list)

Questions for the listing agent

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?
It's been on market 452 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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?
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.
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.
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: 0.67% ✗
Cap rate: 4.31%
Cash-on-cash: -7.08%
DSCR: 0.68
GRM: 12.5

CMA / ARV

ARV (median comp): $392,465
List price: $319,990
Delta: -18.47%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13204 Pinnacle Beach Dr	0.14mi	4/2.0	1,922 (-4%)	0mo	$327,990	$171	85
13302 Rosemary Dr	0.17mi	3/2.0 (-1)	1,970 (-2%)	0mo	$334,990	$170	82
3102 Mariner Island Dr	0.22mi	4/2.0	2,081 (+4%)	1mo	$323,990	$156	81
13113 Sapphire Lake Ln	0.30mi	3/2.5 (-1)	1,963 (-2%)	1mo	$319,445	$163	76
2825 Golden Isle Dr	0.18mi	4/2.5	2,290 (+14%)	0mo	$399,990	$175	67
13026 Oleander Bay Ln	0.43mi	3/3.0 (-1)	2,163 (+8%)	0mo	$314,990	$146	60
13404 Diamond Reef Ln	0.52mi	4/2.0	1,754 (-12%)	0mo	$285,000	$162	53
3002 Fair Wind Ln	0.63mi	4/2.0	2,188 (+9%)	1mo	$369,900	$169	52
3605 Moraine Lake Dr	0.68mi	4/3.0	2,214 (+10%)	0mo	$342,990	$155	48
3626 Moraine Lake Dr	0.68mi	4/3.0	2,214 (+10%)	0mo	$342,990	$155	48
13225 Anchor Bay Dr	0.56mi	3/2.0 (-1)	1,786 (-11%)	1mo	$299,900	$168	48
3206 Freeboard Dr	0.70mi	4/2.5	2,260 (+13%)	0mo	$315,000	$139	46

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 · 3.95% rent growth · sell at horizon

5-year hold

IRR: -27.6%
Equity multiple: 0.07×
Total profit: $-102,343
Equity at exit: $58,518

10-year hold

IRR: -22.7%
Equity multiple: -0.20×
Total profit: $-131,602
Equity at exit: $33,933

Cash invested: $109,890 (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: 208 active · 76 under contract
Months of supply: 11.0 mo (9%/mo absorbed)
Median asking: $337,945 ($169/sqft)
Median days on market: 115 d
This list price: 36% of active listings are priced below it
ARV vs active asking: +16.0% above current asking $/sqft

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

ZIP-level market 77568

Home prices YoY: -22.7%
Rents YoY: 4.0%
Active inventory: 783
Price-to-rent: 10.2×

Monthly cashflow live

Estimated rent: $2,612 high interval (Pro) →
Mortgage (P&I): −$2,058
Tax est. 1.5%: −$491 /mo · $5,887/yr
Insurance: −$164
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$549
Net cashflow: $-649

Break-even live

Break-even rent $3,433

Max offer price $298,618

Occupancy floor —

Sensitivity live

Price	-10% $-377	-5% $-513	+0% $-649	+5% $-784	+10% $-920
Rent	-10% $-855	-5% $-752	+0% $-649	+5% $-545	+10% $-442
Rate	-1.0pp $-451	-0.5pp $-549	base $-649	+0.5pp $-750	+1.0pp $-854

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: $98,116
Closing costs: $11,774
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Golden Palms Ln La Marque, TX	4.0	3.0	2411	$3,200	$1.33	17d	1	0.48mi
13817 Starboard Reach Dr Texas City, TX	3.0–4.0	2.0–3.5	2268	$3,630	$1.60	0d	1	0.55mi
12524 Jetty Cv Santa Fe, TX	3.0	2.0	1803	$2,506	$1.39	71d	1	0.93mi
6136 Lago Mar Blvd Dickinson, TX	3.0	2.0	1417	$1,900	$1.34	93d	1	0.95mi
2128 Port Jackson Dr La Marque, TX	3.0	2.0	1754	$2,200	$1.25	42d	1	0.98mi
6130 Lago Mar Blvd Texas City, TX	1.0–3.0	1.0–2.0	1066	$2,199	$2.06	0d	2	1.04mi
14403 Daniel Shores Dr Texas City, TX	3.0–4.0	2.5–3.5	1825	$2,650	$1.45	0d	5	1.05mi
421 Palomino Stand Dr La Marque, TX	4.0	2.5	2134	$2,329	$1.09	12d	1	1.05mi
417 Palomino Stand Dr La Marque, TX	4.0	2.0	1844	$2,179	$1.18	0d	1	1.06mi
640 Totem Trail Dr La Marque, TX	4.0	2.5	2134	$2,269	$1.06	7d	1	1.10mi
3301 Gulf Fwy La Marque, TX	1.0–3.0	1.0–2.0	1074	$2,430	$2.26	0d	22	1.11mi
12306 Wavecrest Rd La Marque, TX	4.0	2.0	1844	$2,099	$1.14	27d	1	1.15mi
2437 Regatta Ln La Marque, TX	4.0	2.0	1844	$2,079	$1.13	54d	1	1.20mi
692 Totem Trail Dr La Marque, TX	4.0	2.5	2134	$2,329	$1.09	30d	1	1.21mi
916 American Monarch Dr La Marque, TX	4.0	2.5	2134	$2,309	$1.08	16d	1	1.26mi
944 American Monarch Dr La Marque, TX	3.0	2.5	1658	$2,099	$1.27	10d	1	1.29mi
2301 Starboard Sail Alta Loma, TX	4.0	2.0	1856	$2,181	$1.18	60d	1	1.36mi

Listing history 50 events

2026-08-08

days on market $319,990 Active 452 DOM
2026-08-06

days on market $319,990 Active 450 DOM
2026-08-05

days on market $319,990 Active 449 DOM
2026-08-04

days on market $319,990 Active 448 DOM
2026-08-03

days on market $319,990 Active 447 DOM
2026-07-31

days on market $319,990 Active 444 DOM
2026-07-30

days on market $319,990 Active 443 DOM
2026-07-30

days on market $319,990 Active 442 DOM
2026-07-28

days on market $319,990 Active 441 DOM
2026-07-26

days on market $319,990 Active 439 DOM
2026-07-24

days on market $319,990 Active 437 DOM
2026-07-23

days on market $319,990 Active 436 DOM
2026-07-22

days on market $319,990 Active 435 DOM
2026-07-21

days on market $319,990 Active 434 DOM
2026-07-20

days on market $319,990 Active 433 DOM
2026-07-18

days on market $319,990 Active 431 DOM
2026-07-18

days on market $319,990 Active 430 DOM
2026-07-16

days on market $319,990 Active 429 DOM
2026-07-15

days on market $319,990 Active 428 DOM
2026-07-14

days on market $319,990 Active 427 DOM
2026-07-13

days on market $319,990 Active 426 DOM
2026-07-13

days on market $319,990 Active 425 DOM
2026-07-11

days on market $319,990 Active 424 DOM
2026-07-10

days on market $319,990 Active 423 DOM
2026-07-09

days on market $319,990 Active 422 DOM
2026-07-07

days on market $319,990 Active 420 DOM
2026-07-06

days on market $319,990 Active 419 DOM
2026-07-06

days on market $319,990 Active 418 DOM
2026-07-05

days on market $319,990 Active 417 DOM
2026-07-03

days on market $319,990 Active 416 DOM
2026-07-02

days on market $319,990 Active 415 DOM
2026-07-01

days on market $319,990 Active 414 DOM
2026-06-30

days on market $319,990 Active 413 DOM
2026-06-29

days on market $319,990 Active 412 DOM
2026-06-28

days on market $319,990 Active 411 DOM
2026-06-27

days on market $319,990 Active 410 DOM
2026-06-26

days on market $319,990 Active 409 DOM
2026-06-24

days on market $319,990 Active 407 DOM
2026-06-22

days on market $319,990 Active 405 DOM
2026-06-21

days on market $319,990 Active 404 DOM
2026-06-18

days on market $319,990 Active 401 DOM
2026-06-17

days on market $319,990 Active 400 DOM
2026-06-16

days on market $319,990 Active 399 DOM
2026-06-15

days on market $319,990 Active 398 DOM
2026-06-13

days on market $319,990 Active 396 DOM
2026-06-09

days on market $319,990 Active 392 DOM
2026-06-08

days on market $319,990 Active 391 DOM
2026-06-07

days on market $319,990 Active 390 DOM
2026-06-04

days on market $319,990 Active 387 DOM
2026-06-03

days on market $319,990 Active 386 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $31,347
− Mortgage interest: −$21,984
− Property taxes: −$5,887
− Insurance: −$1,962
− Repairs & maintenance: −$2,508
− Management: −$2,508
− Depreciation: −$11,417
Taxable loss: −$14,919

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$3,581
After-tax cash flow: $-4,202/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 · 11 photos

Good 80/100 None rehab

This Hampton two-story home is in good condition with a modern open-concept floor plan and well-maintained exterior. It offers a spacious gourmet kitchen, a primary suite on the first floor, and secondary bedrooms on the second floor. The home is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Hughes Road El F TX #2,174/4,322 Nat'l #24,455/41,679 Middle Dunbar Middle F TX #1,341/1,662 Nat'l #11,105/14,009 High Dickinson H S F TX #880/1,632 Nat'l #8,877/17,239

Schools (NCES district)

District: Dickinson ISD
NCES district ID: 4817070
Math proficiency: 39% ▼ -11.00%
Reading proficiency: 40% ▼ -2.00%
Median HH income: $61,318
Composite: 35.16/100
National rank: #5005
State rank: #366 of 826 in TX

C Composite livability gradescore 62/100

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 · 390,640 people
City population: 49,936
Metro: Houston-The Woodlands-Sugar Land, TX
Population (ZIP): 23,083
Household income: $74,694
Rent vs Own: 28.0% rent · 72.0% own
Severe rent burden: 16% of renters

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: Highly diverse neighborhood (Simpson 0.71)
Race & ethnicity: White 37% Hispanic / Latino 29% Black 26% Two or more races 17% Asian 3%
Hispanic origin (detail): Mexican 22% Puerto Rican 1%
Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
Foreign-born: 8% · Canada
Languages at home: 77% English-only · Spanish 21% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -69.39%
Current HPI: 236.0239
Rent YoY: ▲ 3.95%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

1 event — show timeline

2025-05-13 Listed $319,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…