203 Houston St · Port Lavaca, TX 77979

$122,900

3 bd · 2.0 ba · 1,396 sqft · SingleFamily public records · 180 Days on market

Built 1970 8,594 sqft lot $88/sqft · 32% below area Est $180k · 32% under

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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 +15.0/15.0
• Cash flow +9.4/30.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor's Special! See this 3/2/1 home that has partially been updated with new flooring and painting throughout. Large fenced backyard. Central Heat and Air. Covered patio in backyard. Owner used this home as a rental investment from the time he bought the property in 2007. Lots of future potential for this cute home.

Key facts

• Covered patio
• Fenced backyard
• 8,594 sq ft lot

Tags

• FENCED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (10.2% below list).
• Recommended offer: $107k (12.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 2.2% in Port Lavaca — 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 76/100 on livability (#113 in TX, #3,659 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Calhoun County ISD (town): math 44% / reading 43% proficiency, ranked #293 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harrison/Jefferson/Madison El (math 64% / reading 57%, grade B-, #385 of 4,322 statewide, top 9%, 664 students, 69% FRL); Travis Middle (math 26% / reading 34%, grade F, #1,056 of 1,662 statewide, top 65%, 702 students, 74% FRL); Calhoun H S (math 53% / reading 38%, grade D-, #634 of 1,632 statewide, top 39%, 987 students, 51% FRL).
• Market conditions: 284 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 95 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calhoun County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $17k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,483 (12.5% 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 180 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 9.3

CMA / ARV

• ARV (median comp): $180,214
• List price: $122,900
• Delta: -31.80%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Holiday Ln	0.13mi	3/2.0	1,541 (+10%)	4mo	$260,000	$169	73
106 Crockett St	0.20mi	3/1.0	1,488 (+7%)	7mo	$140,000	$94	70
531 Westwood Dr	0.30mi	3/2.0	1,279 (-8%)	4mo	$200,000	$156	69
105 Massanet St	0.32mi	3/1.0	1,224 (-12%)	2mo	$153,500	$125	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-25,389
• Equity at exit: $18,325

10-year hold

• IRR: -14.6%
• Equity multiple: 0.16×
• Total profit: $-28,925
• Equity at exit: $10,626

Cash invested: $34,412 (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 77979

• Home prices YoY: -34.6%
• Active inventory: 284
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$263 /mo · $3,156/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-87

Break-even live

Break-even rent $1,214

Max offer price $107,483

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-52	+0% $-87	+5% $-122	+10% $-157
Rent	-10% $-174	-5% $-131	+0% $-87	+5% $-44	+10% $0
Rate	-1.0pp $-25	-0.5pp $-56	base $-87	+0.5pp $-119	+1.0pp $-152

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Independence Dr Port Lavaca, TX	1.0–3.0	1.0–2.0	944	$1,237	$1.31	45d	20	0.58mi
600 Village Rd Unit 1000 Port Lavaca, TX	2.0	1.5	1200	$995	$0.83	45d	1	0.59mi

Listing history 30 events

1. 2026-06-21
   days on market $122,900 Active 180 DOM
2. 2026-06-21
   days on market $122,900 Active 179 DOM
3. 2026-06-18
   days on market $122,900 Active 177 DOM
4. 2026-06-17
   days on market $122,900 Active 176 DOM
5. 2026-06-16
   days on market $122,900 Active 175 DOM
6. 2026-06-15
   days on market $122,900 Active 174 DOM
7. 2026-06-13
   days on market $122,900 Active 172 DOM
8. 2026-06-12
   days on market $122,900 Active 171 DOM
9. 2026-06-09
   days on market $122,900 Active 168 DOM
10. 2026-06-08
    days on market $122,900 Active 167 DOM
11. 2026-06-08
    days on market $122,900 Active 166 DOM
12. 2026-06-07
    days on market $122,900 Active 165 DOM
13. 2026-06-03
    days on market $122,900 Active 162 DOM
14. 2026-06-02
    days on market $122,900 Active 161 DOM
15. 2026-06-01
    days on market $122,900 Active 160 DOM
16. 2026-05-31
    days on market $122,900 Active 159 DOM
17. 2026-05-14
    price $122,900 323-char remark

    Show marketing remark (323 chars)

    Investor's Special! See this 3/2/1 home that has partially been updated with new flooring and painting throughout. Large fenced backyard. Central Heat and Air. Covered patio in backyard. Owner used this home as a rental investment from the time he bought the property in 2007. Lots of future potential for this cute home.

18. 2026-04-02
    price $129,900 323-char remark

    Show marketing remark (323 chars)

    Investor's Special! See this 3/2/1 home that has partially been updated with new flooring and painting throughout. Large fenced backyard. Central Heat and Air. Covered patio in backyard. Owner used this home as a rental investment from the time he bought the property in 2007. Lots of future potential for this cute home.

19. 2026-03-19
    price $134,500 323-char remark

    Show marketing remark (323 chars)

    Investor's Special! See this 3/2/1 home that has partially been updated with new flooring and painting throughout. Large fenced backyard. Central Heat and Air. Covered patio in backyard. Owner used this home as a rental investment from the time he bought the property in 2007. Lots of future potential for this cute home.

20. 2026-02-09
    price $135,500 323-char remark

    Show marketing remark (323 chars)

    Investor's Special! See this 3/2/1 home that has partially been updated with new flooring and painting throughout. Large fenced backyard. Central Heat and Air. Covered patio in backyard. Owner used this home as a rental investment from the time he bought the property in 2007. Lots of future potential for this cute home.

21. 2025-12-23
    listed $139,900 Active 323-char remark

    Show marketing remark (323 chars)

    Investor's Special! See this 3/2/1 home that has partially been updated with new flooring and painting throughout. Large fenced backyard. Central Heat and Air. Covered patio in backyard. Owner used this home as a rental investment from the time he bought the property in 2007. Lots of future potential for this cute home.

22. 2024-10-29
    status Active
23. 2024-10-29
    historical
24. 2024-10-22
    historical Active Under Contract
25. 2024-10-16
    status Active
26. 2024-09-16
    historical Active Under Contract
27. 2024-08-28
    price $85,000
28. 2024-08-15
    price $92,500
29. 2024-08-08
    price $99,900
30. 2024-08-06
    listed $120,000 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: $3,156 · $263/mo
• Projected year-2 tax: $3,156 · $263/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,238
• − Mortgage interest: −$6,884
• − Property taxes: −$3,156
• − Insurance: −$614
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$3,575
• Taxable loss: −$3,111
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $-301/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: Calhoun County ISD
• NCES district ID: 4812480
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $48,588
• Composite: 37.27/100
• National rank: #4453
• State rank: #293 of 826 in TX

Livability — Port Lavaca

• Score: 76/100
• State rank: #113
• US rank: #3659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Lavaca, TX
• City population: 16,179
• Population (ZIP): 16,179

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 23,512 people
• By 2030: 24,183 · +2.9%
• By 2040: 25,370 · +7.9%
• By 2050: 26,388 · +12.2%
• By 2075: 28,014 · +19.1%
• By 2100: 26,314 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 53% White 36% Two or more races 20% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 67% English-only · Spanish 27% Chinese 4% Other Asian/Pacific 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+52.2) · D 23.7% · R 75.8%
• 2008→2024 swing: -32.2pp toward R · 2008: -20.0pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+44.5 2016: R+36.2 2012: R+24.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.84%
• Current HPI: 163.8892
• 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

+2.4% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $122,900 CTXMLS
• 2026-04-02 Price Changed $129,900 CTXMLS
• 2026-03-19 Price Changed $134,500 CTXMLS
• 2026-02-09 Price Changed $135,500 CTXMLS
• 2025-12-23 Listed $139,900 CTXMLS
• 2024-10-29 Relisted — CTXMLS
• 2024-10-29 Listing Removed — CTXMLS
• 2024-10-22 Contingent — CTXMLS
• 2024-10-16 Relisted — CTXMLS
• 2024-09-16 Contingent — CTXMLS
• 2024-08-28 Price Changed $85,000 CTXMLS
• 2024-08-15 Price Changed $92,500 CTXMLS
• 2024-08-08 Price Changed $99,900 CTXMLS
• 2024-08-06 Listed $120,000 CTXMLS

Property tax history

+4.3%/yr

Latest (2025): $3,156 · +11.8% YoY. Source: county tax records.