755 County Road 407 · Markham, TX 77456

$120,000

3 bd · 3.0 ba · 1,688 sqft · SingleFamily · 289 Days on market

Built 1991 Fair condition 0.50 ac lot ↓ 19% since listing

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Why this score? — see what drove the B 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 +27.1/30.0
• DSCR +9.4/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Priced below the tax-assessed value! Nestled on a serene half-acre lot at the end of a quiet dead-end road. The 2-story home features a generously sized living room, dining area, kitchen, an indoor laundry room, & a full bathroom on the main floor, along with an additional large room that could easily be converted into a downstairs bedroom. The upper level includes 3 bedrooms & 2 full bathrooms. Situated just outside the city limits yet conveniently close to town. This home presents endless possibilities for those seeking a peaceful retreat with easy access to nearby amenities!

Key facts

• Half-acre lot
• Quiet dead-end road
• Indoor laundry room

Tags

• HALF-ACRE LOT
• QUIET DEAD-END ROAD
• EXCEPTIONAL PRIVACY
• INDOOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

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 $10k of equity ($830 loan paydown + $9k appreciation (7.3% local appreciation)).
• At projected returns (7.3% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $29k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.0%
• Equity multiple: 2.96×
• Total profit: $65,721
• Equity at exit: $85,565

10-year hold

• IRR: 25.4%
• Equity multiple: 6.20×
• Total profit: $174,779
• Equity at exit: $164,765

Cash invested: $33,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $338

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $120,000 Active 289 DOM
2. 2026-06-18
   days on market $120,000 Active 288 DOM
3. 2026-06-17
   days on market $120,000 Active 287 DOM
4. 2026-06-16
   days on market $120,000 Active 286 DOM
5. 2026-06-15
   days on market $120,000 Active 285 DOM
6. 2026-06-14
   days on market $120,000 Active 283 DOM
7. 2026-06-12
   days on market $120,000 Active 282 DOM
8. 2026-06-09
   days on market $120,000 Active 279 DOM
9. 2026-06-08
   days on market $120,000 Active 278 DOM
10. 2026-06-07
    days on market $120,000 Active 277 DOM
11. 2026-06-05
    days on market $120,000 Active 275 DOM
12. 2026-06-02
    days on market $120,000 Active 272 DOM
13. 2026-06-01
    days on market $120,000 Active 271 DOM
14. 2026-05-31
    days on market $120,000 Active 270 DOM
15. 2026-05-30
    days on market $120,000 Active 269 DOM
16. 2026-05-04
    price $120,000 595-char remark

    Show marketing remark (851 chars)

    Priced below the tax-assessed value! This property is nestled on a nice half-acre lot at the end of a quiet dead-end road, providing exceptional privacy and tranquility. The two-story home features a generously sized living room, dining area, kitchen, an indoor laundry room, and a full bathroom on the main floor, along with an additional large room that could easily be converted into a downstairs bedroom. The upper level includes three bedrooms and two full bathrooms, offering ample space for family or guests. Situated just outside the city limits yet conveniently close to town, the property offers a low tax rate and falls within the Tidehaven Independent School District. This home presents endless possibilities for those seeking a peaceful retreat with easy access to nearby amenities. Ready for you to transform and make it uniquely yours!

17. 2026-05-04
    price $120,000 851-char remark

    Show marketing remark (851 chars)

    Priced below the tax-assessed value! This property is nestled on a nice half-acre lot at the end of a quiet dead-end road, providing exceptional privacy and tranquility. The two-story home features a generously sized living room, dining area, kitchen, an indoor laundry room, and a full bathroom on the main floor, along with an additional large room that could easily be converted into a downstairs bedroom. The upper level includes three bedrooms and two full bathrooms, offering ample space for family or guests. Situated just outside the city limits yet conveniently close to town, the property offers a low tax rate and falls within the Tidehaven Independent School District. This home presents endless possibilities for those seeking a peaceful retreat with easy access to nearby amenities. Ready for you to transform and make it uniquely yours!

18. 2026-04-30
    status Active 851-char remark

    Show marketing remark (851 chars)

    Priced below the tax-assessed value! This property is nestled on a nice half-acre lot at the end of a quiet dead-end road, providing exceptional privacy and tranquility. The two-story home features a generously sized living room, dining area, kitchen, an indoor laundry room, and a full bathroom on the main floor, along with an additional large room that could easily be converted into a downstairs bedroom. The upper level includes three bedrooms and two full bathrooms, offering ample space for family or guests. Situated just outside the city limits yet conveniently close to town, the property offers a low tax rate and falls within the Tidehaven Independent School District. This home presents endless possibilities for those seeking a peaceful retreat with easy access to nearby amenities. Ready for you to transform and make it uniquely yours!

19. 2026-04-20
    status Pending 851-char remark

    Show marketing remark (851 chars)

    Priced below the tax-assessed value! This property is nestled on a nice half-acre lot at the end of a quiet dead-end road, providing exceptional privacy and tranquility. The two-story home features a generously sized living room, dining area, kitchen, an indoor laundry room, and a full bathroom on the main floor, along with an additional large room that could easily be converted into a downstairs bedroom. The upper level includes three bedrooms and two full bathrooms, offering ample space for family or guests. Situated just outside the city limits yet conveniently close to town, the property offers a low tax rate and falls within the Tidehaven Independent School District. This home presents endless possibilities for those seeking a peaceful retreat with easy access to nearby amenities. Ready for you to transform and make it uniquely yours!

20. 2026-01-29
    price $139,000 595-char remark

    Show marketing remark (851 chars)

    Priced below the tax-assessed value! This property is nestled on a nice half-acre lot at the end of a quiet dead-end road, providing exceptional privacy and tranquility. The two-story home features a generously sized living room, dining area, kitchen, an indoor laundry room, and a full bathroom on the main floor, along with an additional large room that could easily be converted into a downstairs bedroom. The upper level includes three bedrooms and two full bathrooms, offering ample space for family or guests. Situated just outside the city limits yet conveniently close to town, the property offers a low tax rate and falls within the Tidehaven Independent School District. This home presents endless possibilities for those seeking a peaceful retreat with easy access to nearby amenities. Ready for you to transform and make it uniquely yours!

21. 2026-01-29
    price $139,000 851-char remark

    Show marketing remark (851 chars)

    Priced below the tax-assessed value! This property is nestled on a nice half-acre lot at the end of a quiet dead-end road, providing exceptional privacy and tranquility. The two-story home features a generously sized living room, dining area, kitchen, an indoor laundry room, and a full bathroom on the main floor, along with an additional large room that could easily be converted into a downstairs bedroom. The upper level includes three bedrooms and two full bathrooms, offering ample space for family or guests. Situated just outside the city limits yet conveniently close to town, the property offers a low tax rate and falls within the Tidehaven Independent School District. This home presents endless possibilities for those seeking a peaceful retreat with easy access to nearby amenities. Ready for you to transform and make it uniquely yours!

22. 2026-01-13
    listed $149,000 Active 595-char remark

    Show marketing remark (595 chars)

    Priced below the tax-assessed value! Nestled on a serene half-acre lot at the end of a quiet dead-end road. The 2-story home features a generously sized living room, dining area, kitchen, an indoor laundry room, & a full bathroom on the main floor, along with an additional large room that could easily be converted into a downstairs bedroom. The upper level includes 3 bedrooms & 2 full bathrooms. Situated just outside the city limits yet conveniently close to town. This home presents endless possibilities for those seeking a peaceful retreat with easy access to nearby amenities!

23. 2025-09-02
    listed $149,000 Active 851-char remark

    Show marketing remark (851 chars)

    Priced below the tax-assessed value! This property is nestled on a nice half-acre lot at the end of a quiet dead-end road, providing exceptional privacy and tranquility. The two-story home features a generously sized living room, dining area, kitchen, an indoor laundry room, and a full bathroom on the main floor, along with an additional large room that could easily be converted into a downstairs bedroom. The upper level includes three bedrooms and two full bathrooms, offering ample space for family or guests. Situated just outside the city limits yet conveniently close to town, the property offers a low tax rate and falls within the Tidehaven Independent School District. This home presents endless possibilities for those seeking a peaceful retreat with easy access to nearby amenities. Ready for you to transform and make it uniquely yours!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,732
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,491
• Taxable income: $2,282
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $3,509/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 · 12 photos

Fair 45/100 Moderate rehab

This two-story home requires moderate repairs and maintenance, including painting, roof repair, and landscaping. Updates to the kitchen and bathrooms, along with an HVAC upgrade, would significantly increase its resale and rental value.

Repairs flagged

• Major paint — peeling paint in some areas
• Moderate roof — visible wear
• Moderate exterior siding — wood siding appears aged
• Minor landscaping — overgrown vegetation

Value-add opportunities

• Resale paint job — fresh paint enhances curb appeal
• Resale roof repair — new roof improves property value
• Both landscaping — trimmed vegetation improves curb appeal and property value
• Rental HVAC upgrade — modern HVAC system improves tenant satisfaction
• Both kitchen and bathroom updates — updated kitchens and bathrooms attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · peeling paint in some areas	Major	$15,000–50,000
roof · visible wear	Moderate	$3,000–15,000
exterior siding · wood siding appears aged	Moderate	$3,000–15,000
landscaping · overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 4 items		$21,500–83,000

Value-add ROI direction

• Resale paint job — fresh paint enhances curb appeal ↑
• Resale roof repair — new roof improves property value ↑
• Both landscaping — trimmed vegetation improves curb appeal and property value ↑
• Rental HVAC upgrade — modern HVAC system improves tenant satisfaction ↑
• Both kitchen and bathroom updates — updated kitchens and bathrooms attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-19.5% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $120,000 BCBR
• 2026-05-04 Price Changed $120,000 HARMLS
• 2026-04-30 Relisted — HARMLS
• 2026-04-20 Pending — HARMLS
• 2026-01-29 Price Changed $139,000 BCBR
• 2026-01-29 Price Changed $139,000 HARMLS
• 2026-01-13 Listed $149,000 BCBR
• 2025-09-02 Listed $149,000 HARMLS