609 24th Ave N · Texas City, TX 77590

$109,900

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 17 Days on market

Built 1970 9,003 sqft lot Est $153k · 28% under

---

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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.2/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A nice 2/1/1 home in Mainland Park. The house has a nice sized living room and master bedroom. It has a large backyard with alley access. The house is being sold ''AS IS WHERE IS'' The house did not flood.

Key facts

• Outdoor entertaining
• Fenced backyard
• 9,003 sq ft lot

Tags

• FENCED BACKYARD
• OUTDOOR ENTERTAINING

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Curbs in the community

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property built in 1970; Faces north; Slab foundation
• Construction: Composition roof
• Exterior features: Fenced backyard; Porch; Private yard; Concrete road/driveway

Interior

• Kitchen: Kitchen (16 x 9)
• Bedrooms: Three possible bedrooms (two bedrooms: 13 x 11 and 15 x 13) — all on the first floor
• Flooring: Carpet; Concrete; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Pantry; Bonus room (14 x 13)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.3% in Texas City — 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 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.
• 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.
• Zoned schools: Roosevelt-Wilson El (math 36% / reading 34%, grade F, #1,965 of 4,322 statewide, top 46%, 492 students, 77% FRL); Blocker Middle (math 33% / reading 36%, grade F, #858 of 1,662 statewide, top 54%, 865 students, 80% FRL); Texas City H S (math 32% / reading 36%, grade F, #1,002 of 1,632 statewide, top 62%, 1,718 students, 72% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 292 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $760 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 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.22% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $152,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 24th Ave N	0.21mi	3/1.0 (+1)	1,076 (+2%)	2mo	$139,000	$129	81
322 24th Ave N	0.37mi	3/1.0 (+1)	1,072 (+1%)	8mo	$155,000	$145	69
404 17th Ave N	0.45mi	3/1.0 (+1)	1,026 (-3%)	5mo	$175,000	$171	65
1025 24th Ave N	0.31mi	3/1.0 (+1)	1,179 (+11%)	1mo	$177,520	$151	61
221 18th Ave N	0.53mi	3/1.0 (+1)	1,129 (+6%)	4mo	$100,000	$89	56
908 19th Ave N	0.27mi	3/1.5 (+1)	936 (-12%)	8mo	$189,900	$203	54
311 25th Ave N	0.40mi	3/1.0 (+1)	1,203 (+14%)	1mo	$170,000	$141	53
809 18th Ave N	0.33mi	3/2.0 (+1)	1,178 (+11%)	9mo	$169,990	$144	49
721 16th Ave N	0.45mi	1/1.0 (-1)	1,194 (+13%)	6mo	$52,000	$44	48
813 12th Ave N	0.72mi	3/2.0 (+1)	1,126 (+6%)	1mo	$164,999	$147	46
1216 15th Ave N	0.67mi	3/1.0 (+1)	1,180 (+11%)	0mo	$165,000	$140	45
2033 Bay St N	0.67mi	3/1.0 (+1)	1,194 (+13%)	2mo	$169,000	$142	41

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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.81×
• Total profit: $-5,695
• Equity at exit: $16,386

10-year hold

• IRR: 7.3%
• Equity multiple: 1.61×
• Total profit: $18,746
• Equity at exit: $9,502

Cash invested: $30,772 (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 77590

• Home prices YoY: -19.3%
• Rents YoY: 4.9%
• Active inventory: 292
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$576
• Tax from tax record: −$220 /mo · $2,639/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $147

Break-even live

Break-even rent $1,150

Max offer price $109,900

Occupancy floor 84%

Sensitivity live

Price	-10% $210	-5% $178	+0% $147	+5% $116	+10% $85
Rent	-10% $42	-5% $95	+0% $147	+5% $200	+10% $253
Rate	-1.0pp $203	-0.5pp $175	base $147	+0.5pp $119	+1.0pp $90

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 22nd Ave N Texas City, TX	3.0	2.0	1011	$1,386	$1.37	44d	1	0.09mi
422 19th Ave N Texas City, TX	2.0	1.0	900	$1,400	$1.56	44d	1	0.31mi
324 17th Ave N Texas City, TX	2.0	1.0	1184	$1,450	$1.22	44d	1	0.46mi
221 18th Ave N Texas City, TX	3.0	1.0	1040	$1,550	$1.49	13d	1	0.51mi
1116 11th St N Texas City, TX	2.0	1.0	1075	$1,129	$1.05	44d	1	0.72mi
626 8th Ave N Texas City, TX	2.0	1.5	1000	$1,275	$1.27	17d	2	0.92mi
1001 9th Ave N Texas City, TX	2.0	1.0	814	$1,250	$1.54	44d	1	1.04mi
813 Bay St N Texas City, TX	2.0–3.0	1.0–1.5	1010	$1,128	$1.12	2d	9	1.11mi
1028 5th Ave N Unit 1 Texas City, TX	2.0	1.0	847	$945	$1.12	13d	1	1.17mi
1228 6th Ave N Unit 1 Texas City, TX	2.0	1.0	847	$945	$1.12	13d	1	1.17mi
2602 21st St N Texas City, TX	1.0–3.0	1.0–2.0	768	$1,175	$1.53	2d	44	1.22mi
2608 21st St N Texas City, TX	3.0	2.0	974	$1,400	$1.44	44d	1	1.22mi
1919 13th Ave N Texas City, TX	1.0–3.0	1.0–2.0	950	$1,239	$1.30	2d	6	1.31mi
2202 16th Ave N Texas City, TX	2.0	1.5	860	$975	$1.13	12d	4	1.38mi
1112 1st Ave N Texas City, TX	2.0	1.0	847	$945	$1.12	22d	1	1.41mi
1114 1st Ave N Texas City, TX	2.0	1.0	847	$945	$1.12	22d	1	1.41mi

Listing history 14 events

1. 2026-06-08
   days on market $109,900 Pending 17 DOM
2. 2026-06-07
   days on market $109,900 Pending 16 DOM
3. 2026-06-04
   days on market $109,900 Pending 13 DOM
4. 2026-06-03
   days on market $109,900 Pending 12 DOM
5. 2026-06-02
   days on market $109,900 Pending 11 DOM
6. 2026-06-01
   days on market $109,900 Pending 10 DOM
7. 2026-05-31
   days on market $109,900 Pending 9 DOM
8. 2026-05-22
   listed $109,900 Active
9. 2017-10-27
   soldstatus
10. 2017-10-26
    soldstatus Sold 206-char remark

    Show marketing remark (206 chars)

    A nice 2/1/1 home in Mainland Park. The house has a nice sized living room and master bedroom. It has a large backyard with alley access. The house is being sold ''AS IS WHERE IS'' The house did not flood.

11. 2017-09-27
    status Pending 206-char remark

    Show marketing remark (206 chars)

    A nice 2/1/1 home in Mainland Park. The house has a nice sized living room and master bedroom. It has a large backyard with alley access. The house is being sold ''AS IS WHERE IS'' The house did not flood.

12. 2017-09-16
    status Option Pending 206-char remark

    Show marketing remark (206 chars)

    A nice 2/1/1 home in Mainland Park. The house has a nice sized living room and master bedroom. It has a large backyard with alley access. The house is being sold ''AS IS WHERE IS'' The house did not flood.

13. 2017-09-07
    price $89,900 206-char remark

    Show marketing remark (206 chars)

    A nice 2/1/1 home in Mainland Park. The house has a nice sized living room and master bedroom. It has a large backyard with alley access. The house is being sold ''AS IS WHERE IS'' The house did not flood.

14. 2017-08-31
    listed $95,000 Active 206-char remark

    Show marketing remark (206 chars)

    A nice 2/1/1 home in Mainland Park. The house has a nice sized living room and master bedroom. It has a large backyard with alley access. The house is being sold ''AS IS WHERE IS'' The house did not flood.

ⓘ 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: $2,639 · $220/mo
• Projected year-2 tax: $2,639 · $220/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 8/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,038
• − Mortgage interest: −$6,156
• − Property taxes: −$2,639
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,197
• Taxable income: $133
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $1,736/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): 31,642
• Household income: $65,801
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1821.0

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 0.66)
• Race & ethnicity: White 41% Hispanic / Latino 38% Two or more races 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 26% Other Indo-European 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: ▼ -58.35%
• Current HPI: 244.5809
• Rent YoY: ▲ 4.91%
• 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

+15.7% since first listed

7 events — show timeline

• 2026-05-22 Listed $109,900 HARMLS
• 2017-10-27 Sold (Public Records) — Public Records
• 2017-10-26 Sold (MLS) — HARMLS
• 2017-09-27 Pending — HARMLS
• 2017-09-16 Pending — HARMLS
• 2017-09-07 Price Changed $89,900 HARMLS
• 2017-08-31 Listed $95,000 HARMLS

Property tax history

+8.2%/yr

Latest (2025): $2,639 · -4.0% YoY. Source: county tax records.