2105 Cypress Grove Dr · Texas City, TX 77590

$321,547

4 bd · 2.5 ba · 2,243 sqft · Land · 14 Days on market

Built 2026 8,873 sqft lot $79/mo HOA · 4% of rent ↓ 15% since listing

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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 +7.1/30.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.3/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The Berkshire features a foyer with a tray ceiling and a conveniently located study at the from of this two story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private suite includes a sloped ceiling and a bath with soaking tub and shower. A mud room with bench provides access to the 3 car garage. upstairs, a loft connect secondary bedrooms. Beazer Homes is proud to be America’s #1 Energy-Efficient homebuilder. Our FY25 average gross HERS score of 32 (38 if excluding solar) was the lowest of the publicly reported sco

Key facts

• Window seat
• Covered patio
• Large island

Tags

• FOYER WITH TRAY CEILING
• LARGE ISLAND
• BREAKFAST AREA
• WINDOW SEAT
• GREAT ROOM
• COVERED PATIO

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $322k.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (38.6% below list).
• Recommended offer: $197k (38.6% 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.
• 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: 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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).
• This rent runs 36% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $10k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Recommended offer $197,271 (38.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 13.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.14×
• Total profit: $-77,709
• Equity at exit: $47,944

10-year hold

• IRR: -16.7%
• Equity multiple: 0.01×
• Total profit: $-89,391
• Equity at exit: $27,802

Cash invested: $90,033 (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: 13.6×

Monthly cashflow live

• Estimated rent: $1,973 medium
• Mortgage (P&I): −$1,686
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$134
• HOA: −$79
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-461

Break-even live

Break-even rent $2,556

Max offer price $240,077

Occupancy floor —

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: $80,387
• Closing costs: $9,646
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2411 29th Ave N Unit 1056454P Texas City, TX	4.0	2.0	2088	$6,978	$3.34	1d	1	0.29mi
2622 34th Ave N Texas City, TX	3.0	1.0	1476	$1,725	$1.17	43d	1	0.53mi
1139 Mainland Dr Texas City, TX	3.0	2.0	2500	$2,100	$0.84	1d	1	0.83mi
2418 14th Ave N Texas City, TX	3.0	2.0	1488	$1,775	$1.19	3d	1	0.97mi
625 26th Ave N Texas City, TX	4.0	2.0	1782	$1,945	$1.09	43d	1	1.27mi

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 8 events

1. 2026-04-10
   status Pending
2. 2026-03-27
   price $321,547
3. 2026-03-27
   listed $316,546 Active
4. 2024-12-06
   historical
5. 2024-10-25
   listed $387,990 Active
6. 2024-10-25
   historical
7. 2024-07-24
   price $387,990
8. 2024-01-23
   listed $376,990 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: $1,445 · $120/mo
• Projected year-2 tax: $5,884 · $490/mo
• Expected delta: +$4,439/yr (+$370/mo · 307.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,673
• − Mortgage interest: −$18,012
• − Property taxes: −$1,445
• − Insurance: −$1,608
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − HOA: −$948
• − Depreciation: −$9,354
• Taxable loss: −$11,482
• Est. tax savings @ 24.0%: +$2,756
• After-tax cash flow: $-2,779/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

-14.7% since first listed

8 events — show timeline

• 2026-04-10 Pending — HARMLS
• 2026-03-27 Price Changed $321,547 HARMLS
• 2026-03-27 Listed $316,546 HARMLS
• 2024-12-06 Listing Removed — HARMLS
• 2024-10-25 Listing Removed — HARMLS
• 2024-10-25 Listed $387,990 HARMLS
• 2024-07-24 Price Changed $387,990 HARMLS
• 2024-01-23 Listed $376,990 HARMLS